01-17-2001 Planning Commission Minutes

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MINUTES OF THE ORONO PLANNING COMMISSION Wednesday,January 17, 2001 (#2649 Charles Leekley, Continued) 20' by 22' two stall garage located five feet off the front property line and five feet off the side property line. The existing building is 3.5 feet off the front property line and two feet from the side lot line. Weinberger stated construction of the garage would require the building to be located along the front property line due to the property beginning to slope towards the lake. Long Lake Boulevard is located approximately ten feet above the ground elevation of the house. If a garage were located attached or near the house, a driveway with slopes at or near 15 percent would be required, along with extensive grading and installation of a retaining wall system. Normally the City suggests driveway slopes not exceed eight to ten percent slope. Weinberger indicated another factor in determining the location of the garage is the well located on the property. State Building Code requires structures or any part of the structure to be located at least three feet from a well. The well and slope of the land have restricted any garage construction to the area where the existing garage stands. One outdoor parking space is currently located north of the existing garage. This space is partially off the property into the right-of-way. The space may also encroach slightly onto an adjacent property. The outdoor space would be eliminated if a new two stalled structure is built. Weinberger stated the building would be a two-level building with the lowest level access being located towards the house below the hillside. The lowest level is to provide indoor storage on the property. A small shed would be required to be removed to accommodate the larger building, resulting in a loss of storage on the property. Weinberger indicated the property will not exceed the 25 percent allowed hardcover in the 75-250' lakeshore setback. The total hardcover would be approximately 1,850 square feet or 21 percent. Weinberger stated Long Lake Boulevard is not a through street and does not carry heavy traffic. Weinberger stating backing up into the street is not a concern due to the minimal traffic. City Staff is recommending approval of the setback variances with the condition that the garage is constructed in accordance with the survey and plans contained in the January 8, 2001 Planner's Report. Leekley stated due to the small lots, a number of other garages in the neighborhood are located in front of the principal residence. Leekley inquired whether it would be permissible to relocate the proposed garage slightly, which will result in the garage being located right next to the property line. Bellows stated she has a concern the structure will be located too close to the well if rotated somewhat. Weinberger stated he would prefer the garage not be located any closer than five feet to the side and front setbacks. Kluth indicated the Planning Commission is not in a position to design plans for the Applicants and PAGE 21