01-22-03 Planning Commission Minutes

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MINUTES OF THE ORONO PLANNING COMMISSION MEETING Wednesday,January 22, 2003 6:30 o'clock p.m. (#02-2859 BLAKE AND MARY BICHANICH, Continued) Fritzler stated that he felt new construction should be required to conform to setbacks,which are 30' from either side. Chair Smith concurred, stating that the applicant could build a deeper more narrow home. Bichanich stated that his intent in combining the two properties was to be allowed to do more with the overall parcel. He pointed out that the property was inappropriately zoned LR-1A, 2 acres in the first place, since no other properties in the area meet this standard. He indicated that,had the lot been zoned LR-1B,the property would need to meet a mere 10' side yard setback, and been a more appropriate zoning fit for Westlake Street. He argued that there is little value or incentive for people to combine lots if the City further limits the buildable area of those combined lots. He pointed out that people might be better off with a 50' wide lot and apply for a 4`-side yard setback. Mabusth asked if the applicant could center the proposed residence on the property. Bichanich stated that he could move the home 15' off of either side yard, adding that the neighbors are delighted to have garage removed from their property. Rahn stated that, in his opinion,the house was not designed to fit a long narrow lot. He felt the most lenient he could be would be to allow setbacks 2/3 the distance of the requirement since the lot itself is 2/3 the requirement. Rahn believed that the applicant could do a better job of conforming to the lot, however, he could accept 20' side yard setbacks. Bichanich asked how this philosophy would work for 50' lots. Rahn reiterated that he did not think a 100' lot should be allowed to be as close to the lot lines as required by a 50' lot. Chair Smith asked whether the Commission saw a hardship for this application. Mabusth asked if there were similar lots on the lake in Orono that were long and narrow like these on Westlake Street. Gaffron indicated that the most similar situation he could think of would be the residences along Tonkawa that are zoned 1 acre. Hawn stated that she would like to encourage people to combine lots and provide incentives to do so, therefore,had difficulty with this application. She felt she could support a 15' side yard setback. Chair Smith stated that she was not opposed to the proposal,however, questioned the precedent it could be setting. Gaffron pointed out that these lots would be somewhat unique, in that they fall within a 2-acre zone. He added that the 50' lots are required to meet a 10' setback in 1/2 acre and 1 acre districts. PAGE 10 of 29