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1 <br /> MINUTES OF THE <br /> ORONO PLANNING COMMISSION MEETING <br /> Monday, July 21, 2003 <br /> 6:00 o'clock p.m. <br /> (#6 #03-2893 JOHN AND ROBERTA HENRICH, Continued) <br /> and house, and retaining usable parking area. <br /> As noted in May, Gaffron stated that the house footprint will increase from 1219 to 1635 s.f. <br /> Structural coverage including the garage, house and shed will only be 8.3% where 15% is <br /> allowed. In addition, the revised site plan has an alternate version that moves the house about 4' <br /> closer to the lake than proposed in May. This proposal would allow for additional green space <br /> between the house and the driveway. However, this also results in a 4' encroachment of the 30' <br /> bluff setback, as the existing house is at a 32' bluff setback and the initial proposal just met the <br /> 30'requirement. <br /> Gaffron reported that the proposed hardcover in the 75-250' zone has been significantly reduced <br /> from the existing level of 6,180 s.f. or 37.1 % to 4,630 s.f. or 27.8 %. (28.2% if the bluff setback <br /> is not allowed, as deck will then not be reduced). The applicant included in his initial letter of <br /> request a number of factors which he believes are hardships that support the variance request. <br /> These factors included the ability to park numerous vehicles off of Highwood Road which is <br /> very narrow and has only minimal ability for on-street parking. The revised site plan still <br /> accomplishes these goals at a much reduced level of hardcover. Staff believes the new plan is <br /> very reasonable given the stated hardships and the fact that the existing garage will remain on the <br /> site. <br /> Chair Smith thanked the applicants for their efforts to revise the plans and reduce hardcover <br /> dramatically. <br /> Mr. Henrich indicated how pleased and surprised he was that they were able to reduce the <br /> hardcover numbers so significantly. Although the hardships still exist and warrant the need for <br /> variances, the steepness of the slope, the existing structures, etc., he believed they had found <br /> mutually acceptable solutions. <br /> Chair Smith asked Gaffron whether the narrowness of Highwood Road could also be viewed as a <br /> hardship. <br /> Gaffron stated that Highwood is a substandard size road which allows for little, if any, street side <br /> parking. He indicated that it might be considered as having hardship characteristics for the <br /> whole neighborhood, whereas, the steepness does require everything to be pushed back 30' from <br /> the top of the bluff. <br /> Chair Smith asked how the Commission might further reduce the hardcover to even closer to <br /> 25%, and suggested the deck size be reduced. <br /> While he had no problem with the house, Rahn questioned whether they could lose hardcover <br /> from the 480 s.f deck and 160 s.f patio, and require the shed be removed. <br /> PAGE 3 of 37 <br />