07/17/03 Planning Commission Minutes

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MINUTES OF THE ORONO PLANNING COMMISSION MEETING Monday, July 21, 2003 6:00 o'clock p.m. (#13) #03-2916 PHILLIP SMITH, 2600 WEST LAFAYETTE ROAD, VARIANCES, 8:45 —9:11 P.M. Phillip Smith, the applicant,was present. Gaffron explained that the applicant requests a lakeshore setback variance to construct a second story addition partially within 75' of the shoreline, and hardcover variances for an attached garage and a porch addition. Staff recommends approval of the upper level additions in the 0-75' zone, finding that the visual impact of those additions is decreased by constructing them in a Y2-story configuration, and noting that the existing home being partially in the 0-75' zone is the hardship. Gaffron reported that staff recommends that a hardcover variance be approved only in conjunction with concurrent removals of hardcover in a ratio of at least 1:1 to result in no net hardcover increase on the site Because the proposed additions are mostly over existing hardcover, only the proposed sidewalks or the proposed porch could be reduced in size to significantly reduce the hardcover increases. The total proposed hardcover increase in the 75-250' zone is 601 s.f. including the porch addition, small portions of the garage addition, and sidewalks either side of the garage. Existing 0-75'hardcover associated with the shed and patio totals 1375 s.f. A 1:2 removal would result in a reduction of 0-75'hardcover of 300 s.f or from 2561 s.f. (21.3%) to 2261 s.f. (18.8%). Staff suggests that a 1:1 removal ratio (601 s.f.) would be more consistent with past City approvals, resulting in no net increase in hardcover on the property. A net decrease in hardcover could be achieved by reducing the patio even further. Gaffron suggested the Planning Commission consider whether it would be more consistent with past practice to require concurrent removals of hardcover in an overall ratio of 1:1 to result in no net hardcover increase on the site. Hardcover removals in a ratio greater than 1:1 would create a better long-term situation, given the excesses of overall hardcover on the property. However, driveway hardcover removals in the 75-250'zone may result in parking problems Gaffron stated that it should be noted that the runoff from the west half of the house, i.e. most of the 75-250' zone, flows westward to a low area west of the main driveway serving the immediate neighborhood, rather than flowing directly to the lake. If gutters which currently discharge about half of the roof drainage to the east, could be redirected to the west, this would reduce the impact of existing 0-75'hardcover. Applicant notes that the 300 s.f of 0-75' hardcover he would remove is the 100 s.f shed and 200 s.f. of the 1300 s.f. patio. He would prefer to not remove additional areas of patio, but also notes that driveway reductions are the only likely other area of removals, and because the road in front of the house is a private easement driveway, parking on it is problematic. He would prefer to not have to remove driveway areas. PAGE 20 of 37