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MINUTES OF THE ORONO PLANNING COMMISSION <br /> Monday,May 21,2001 <br /> (#01-2677 TERRY AND DOROTHY ERWIN,CONTINUED) <br /> Weinberger stated the existing hardcover on the property consists of 987 square feet or 20 percent in <br /> the 0-75' setback and 6,274 square feet or 55 percent within the 75-250' setback. The hardcover in the <br /> 250-500' setback consists of 1,656 square feet or 26 percent. The hardcover within the 0-75' setback <br /> includes a stairway, a walk down to the lake, a large patio, and a small portion of the house. The <br /> hardcover within the 75-250' setback consists of a driveway, a large parking area,the house, some <br /> walkways, and a storage shed. Weinberger noted there would be relatively no change to the building <br /> envelope within the 10 foot setback encroachment on the north side of the house. Primarily the areas <br /> where changes would occur meet the required 10 feet setback. No variances are required to expand <br /> the second level living areas up to the 10 foot setback. <br /> Weinberger stated one concern with the proposal is the expanded roof line to the north side of the <br /> Applicants' house that may affect sunlight and drainage to the adjacent property. Another factor <br /> contributing to potential drainage issues is the total existing hardcover on the property. <br /> Weinberger stated the house is non-conforming as it is located within the required setbacks. The <br /> property owners have two options to consider with this application. One is to consider remodeling the <br /> existing house, which requires the removal and replacement of the second story and some structural <br /> work to the foundation; or two,removal the existing residence and build new. The Applicants have <br /> chosen to remodel and renovate. One question to address is whether the proposed foundation work is <br /> of such a magnitude that this project should meet the standards for new construction. The Applicant <br /> has indicated the majority of the foundation work consists of some repair work to the lakeside of the <br /> residence,with the remaining foundation being intact and in good condition. <br /> Weinberger stated the Planning Commission should consider whether the total amount of hardcover <br /> should be reduced if the variances are granted and whether the shed should remain. Weinberger <br /> commented the shed would require repair at some time in the near future. Construction of the shed <br /> was prior to the adoption of the current zoning standards and is located within the size setback and <br /> within 10 feet of another structure. <br /> Staff concurs that the topography of the site makes any substantial revisions to the location of the <br /> house challenging. The steep slope to the road results in the need for a long driveway and significant <br /> site regrading and alteration of drainage patterns in the immediate neighborhood would be necessary <br /> to move the house to a location where hardcover standards could be met. Renovation of the existing <br /> house, with no expansions where it encroaches required setbacks, would appear to be a reasonable <br /> approach. <br /> Staff recommends approval of variances to allow renovations and remodeling of the house subject to <br /> the following conditions: <br /> 1. The Applicant must demonstrate and confirm the foundation work is not required only to allow <br /> the expansion of the second story, but would be needed even if no expansion was planned. <br /> 2. Hardcover removals within the parking area should be required to provide additional absorption <br /> areas on the property. <br /> 3. No expansion of the building envelope shall be permitted within required setbacks. <br /> PAGE 19 <br />