10-19-2015 Planning Commission Packet

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MINUTES OF THE ORONO PLANNING COMMISSION MEETING Monday, September 21, 2015 6:30 o'clock p.m. 9. #15-3781 STONEWOOD,LLC, ON BEHALF OF BELLE AND HARRY YAFFE,3185 CASCO CIRCLE,VARIANCES, 9:48 P.M.—10:17 P.M. Sven Gustafson, Stonewood, LLC, and Kathy Alexander, Architect, were present. Curtis stated the applicant is requesting lot width, lot area, and average lakeshore setback variances in order to construct a new single-family home on the property which is substandard in area and width. The average lakeshore setback variance is being requested in order to construct a one-story 7.5' x 17' porch on the home lakeward of the average lakeshore setback. In reviewing the application, Staff finds that there is a deinonstrable practical difficulty supporting the lot area and lot width variance requests. As it relates to the variance to allow the one-story screen porch to be constructed lakeward of the average lakeshore setback, the practical difficulty is not as clear. The average lakeshore setback is measured by drawing a straight line from the most lakeward portion of the principal structure on each side of the two lakeshore properties. There is an extensive patio on the property to the east at 3195 Casco Circle which includes an outdoar fireplace chimney that appears to be approximately 8 to 10 feet in height. However,the applicants have designed the screen porch to have views beyond the neighbor's outdoor cl�imney on the property to the east. Staff understands the applicants and the owner of 3195 Casco Circle met over the weekend to discuss the average lakeshore setback variance and may wish to discuss a modification to the plan. Curtis stated she will let the applicant address that. Staff recommends approval of the lot area and lot width variances. The Planning Commission should review the issues outlined in Staf�s report, hold the public hearing, and then make a recommendation to the City Council. Staff recommends the following conditions be required: l. The subject property exists as two separate tax parcels currently. The two parcels should be legally combined prior to the issuance of a building permit for the proposed home. 2. The applicant's arcliitectural plans appear to reflect additional raised patio areas]akeward of the proposed porch in their renderings. However, the survey does not suggest additional patio area. All proposed patio areas should be clarified prior to the City Council meeting. If elevated, they should be located behind the average lakeshore setback line so as to not result in additional encroachments. The Planning Commission had no questions for Staff. Sven Gustafson, Stonewood, stated it is actually a four-season porch that is being proposed. The patios are not raised and are just an artist's conception. Gustafson stated the patios should be a nonissue. Gustafson stated the basis for the request is that the fireplace to the east is lakeward of the primary structure at 3195. To a certain degree the fireplace blocks the angular view through that property. Gustafson indicated they are pulling the home back approximately seven feet back from the existing home as well as lowering the height of the portion that would be in front of the average lakeshore setback. Page 29 of 46