05/19/03 Planning Commission Minutes

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MINUTES OF THE ORONO PLANNING COMMISSION MEETING Monday, May 19, 2003 6:00 o'clock p.m. (#11 #03-2901 DENALI CUSTOM HOMES,INC. ON BEHALF OF MELINDA LEE AND THOMAS DEVEAU, Continued) Gaffron indicated that the applicants proposed to remove an existing house and construct a new house on the property located at 680 Tonkawa Road. The lot is located in the LR-1B zoning district requiring a minimum lot size of one acre and a lot width of 140'measured at the lakeshore and at the 75' setback. They are requesting variances to permit new construction on an undersized lot (0.54 acre)having a lot width of 64'. Also requested is a hardcover variance for the 75-250' zone to allow 29.15%where only 25% is normally allowed. Gaffron explained that the lot currently contains an existing residence structure which the owner wishes to replace. The site has steep slopes, and although a formal bluff analysis has not been done, the 0-75' zone appears to likely meet the criteria for a bluff. However, both the existing and proposed homes are outside of the bluff impact zone, and no work within the bluff impact zone is currently proposed. He noted that existing retaining walls and stairways in the 0-75' zone are in good condition and no changes are proposed. The proposed hardcover in the 75-250'zone is 3,311 s.f. or 29.15%. The proposed house plan indicates a 4'x14' deck on the lakeside of the house. The house is up against the 10' side setback on both sides. Gaffron pointed out that another way to reduce hardcover would be to re-orient the garage to be end loading, with a narrow driveway extending to the 250' line, then construct a backup apron and perhaps even an additional detached garage in the 75-250' zone where hardcover is available. This would require re-design of the home, and applicant has stated an end-load garage would not provide the entrance view of the home he is hoping to achieve by side-loading. However,with the same footprint as currently proposed, a savings of about 200 s.f. (1.8%) of hardcover could be realized. Gaffron pointed out that the City Engineer's inspection revealed serious concerns with the proposed grading plan which need to be resolved before this application would move forward. He shared three issues for consideration and indicated that staff would recommend: •Approval of the variances for lot area and lot width based on the fact the lot is developed as a single family dwelling, has been provided sanitary sewer service and it would not be possible to acquire additional land to create a conforming lot. •Denial of the hardcover variance for hardcover in excess of 25% in the 75-250' zone, based on the fact that a house could be constructed on the property meeting the 25% limit. •Tabling of the application for revisions to meet the 25% limit, and for submittal of a revised grading and drainage plan addressing the concerns of the City Engineer. PAGE 34 of 39