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. (#02-2854 KEVIN MANLEY, Continued) Option 1 creates a half-oval depressed area at elevation 937.5 next to the house,then re-establishes the pre-existing walkout elevation with a `step-up' wall 3-6' lakeward from the house. Gaffron noted that an underground drainpipe is proposed to remove runoff from the depression area next to the house, outletting just below the crest of the shoreline boulder wall. Option 2 omits the depression area,but establishes a slope starting at the walkout door elevation dropping to 937.0' at the shoreline boulder wall. While this avoids the depression area, Gaffron indicated that it does little to re-establish the pre-existing grade levels. Option 3 also omits the depression,but establishes a slightly flatter lawn slope than Options 1 or 2, and somewhat changes the shape and orientation of the lakeshore stairway. Again, Gaffron noted that this Option does not re-establish the lakeshore yard elevations that existed previously. After reviewing the three Options, and their hardcover impacts, Gaffron reported that staff and the City Engineer concluded that only Option 1 meets the goal of restoring the flat part of the lakeshore yard back to the pre-existing walkout elevation. However, Gaffron stated there may be no plan that puts back the sideslopes to their pre-existing grades without adding more retaining walls or reducing the soil instability inherent in the former slopes. In discussion with the applicant with regard to drainage, Gaffron pointed out that gutters and downspouts would be added to the house to catch rainfall and direct it past the depression. Gaffron stated that another aspect of Option 1 is that it provides vegetative screening across the facade of the house to help soften and reduce the vertical nature of the amount of house wall exposed to lake view. Whereas,none of the Options proposes tree plantings that would further soften the facade as viewed from the lake. Other than the obvious need to protect the undercut shoreline from further erosion, Gaffron identified 6 issues for consideration by the Planning Commission in reviewing the proposed boulder wall/landscaping plan. According to Gaffron, if the Planning Commission concludes that the boulder wall system is appropriate for restoration of this site, staff would recommend approving Option 1,with the addition of gutters and downspouts,because it brings the walkout level elevation back to what it was originally. Gaffron noted that, from a precedent standpoint, staff would prefer that the sideslopes also be restored,however,the negative aspects of such restoration may outweigh the positive maintenance and stability aspects of the more gradual slopes resulting from Options 1-3. Gaffron further identified three items for inclusion in any motion made by the Planning Commission, including strict adherence to the revegetation and planting plan to ensure adequate screening or softening of the wall system as well as the building facade, and to provide long term soil stability; second, construction of the boulder wall system be performed by a highly qualified contractor and/or under direct supervision of the same; and third, adherence to the required grades, and proper construction of the"first- flush" system and installation of gutters/downspouts to result in the degree of water quality control the plan intends to accomplish. Chair Smith asked what restoring the side slopes would mean to the erosion problems. PAGE 2 of 29