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MINUTES OF THE <br /> ORONO PLANNING COMMISSION MEETING <br /> MONDAY,OCTOBER 15,2001 <br /> (#01-2689 MANDEEP SODHI,CONTINUED) <br /> after-the-fact variance and conditional use permit. Staff had concerns at the time the permit was <br /> issued that erosion could occur due to the vegetation removal and amount of exposed dirt in the area. <br /> Weinberger stated the Planning Commission should also review the vegetation replacement plan. <br /> The Applicant removed a significant amount of the undergrowth on the hillside as well as two large <br /> and several small trees that were removed. <br /> Weinberger stated following issuance of the permit to complete the stairway,the contractor for the <br /> property owner requested a land alteration permit in order to install a retaining wall,with the <br /> elevation of the land being raised in one area to create a flat walkout area. <br /> Staff discovered in reviewing this application that the putting green was constructed two to three feet <br /> above the existing grade. Staff also discovered that the permit issued as part of the putting green <br /> project allowed the putting green to encroach about eight feet into the bluff impact zone. An <br /> after-the-fact variance would be required in this case for the putting green to permit fill to be <br /> deposited in the bluff impact zone. Weinberger stated the property owner did have the appropriate <br /> permits for all the work that occurred from the bluff line back,and only became an issue when <br /> reviewing the application for the other permits. <br /> The Planning Commission will need to consider whether the after-the-fact variance should be <br /> approved,with City Code permitting one stairway down to the shoreline. Weinberger stated the <br /> retaining wall constitutes hardcover within the 0-75 foot setback as well as structure within the bluff <br /> line. <br /> Weinberger stated he did visit the site again today and noticed that wood chips have been <br /> deposited in this area over landscape fabric. The City Engineer did review the situation and is <br /> recommending that the landscaping fabric remain in place through the winter and spring in order to <br /> alleviate any erosion concerns in the spring,with a deadline of June 30, 2002, for when the fabric <br /> should be removed and the additional landscaping be installed. <br /> Weinberger stated the landscaping plan shows the proposed plantings. The Applicant has planted a <br /> spruce tree, and is proposing to plant a maple tree and an apple tree. Weinberger stated there are a <br /> number of existing trees on this property,which provides canopy. Weinberger stated the addition of <br /> trees in some areas may not be appropriate given the number of mature trees that already exist in this <br /> area. Staff is recommending that an additional tree be planted somewhere between the grass pathway <br /> and the stairway toward the lakeshore,which should help to stabilize the bank and provide additional <br /> screening to the stairway and retaining ways. The Applicant is also proposing to plant ivy along the <br /> retaining walls. Staff recommends approval of the landscape plan subject to the condition that the <br /> additional trees be planted. <br /> Staff further recommends that the putting green project also be approved. The City Engineer did <br /> review this area as well and concluded that the drainage in this area will work with the rest of the <br /> property. <br /> Hawn inquired whether Staff was aware that the putting green was going to encroach into the bluff <br /> setback line at the time the permit was issued. <br /> PAGE 6 <br />