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MINUTES OF THE ORONO PLANNING COMMISSION Monday, August 21, 2006 6:00 o'clock p.m. (#06-3220 Jule and Elizabeth Hannaford, Continued) Baldwin illustrated on the overhead the proposed layout of the stairs. Rahn stated the survey says the existing deck is 18.5 feet by 37 feet, and if there were a four-foot reduction in the width of the deck, the stairs would not need to increase the encroachment further into the 0-75 foot zone. Baldwin stated they are attempting to maintain the existing character of the structure but they would be willing to compromise somewhat. Kempf stated if the stairs going down from the deck to the closest portion of the lake were eliminated, he would not be opposed to the deck since it would not increase the encroachment of the deck towards the lake. Hannaford stated there is a very large tree located in that area where the steps currently are. Baldwin stated they would argue for the preservation of some hardcover that currently exists in the area of the tree in an effort to help protect the tree. Jurgens stated he could envision the removal of one tread given the width of the deck. Jurgens stated if the deck were reduced to 14 feet by 27 feet, the footprint would be approximately the same as what currently exists and there would be no further encroachment into the 0-75 foot zone. Jurgens commented he likes the design of the deck but that he has a difficult time increasing the encroachment of the deck. Bremer stated the applicants could table their application to redesign their plans or ask the Planning Commission to vote on the matter and proceed before the City Council. Bremer commented she would be in favor of a partial encroachment but that it appears the rest of the Planning Commission is not in favor of the encroachment. Hannaford pointed out their proposal results in a reduction of the hardcover overall on the lot. Bremer stated she would be in favor of the further encroachment given the overall reduction in hardcover. Jurgens stated increasing the setback encroachment sets a precedent and that a 14 x 27 foot deck is functionable and does not constitute a hardship. Kroeger indicated he is in agreement with Commissioner Jurgens on reducing the size of the deck and that the driveway does not have to be reduced at this time. Rahn also concurred that the driveway does not need to be reduced at this time. Kempf indicated he is opposed to increasing the encroachment since there is not a hardship. PAGE 11