08/18/03 Planning Commission Minutes

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MINUTES OF THE ORONO PLANNING COMMISSION MEETING Monday, August 18, 2003 6:00 o'clock p.m. (#9 #03-2928 MICHAEL R. MISCHKE, Continued) 6. Hardcover in 0-75'reductions proposed from 1630 s.f.(31.6%)to 1000 sf(19.4%) where no hardcover is allowed,by removing existing detached garage and gravel areas. 7. Hardcover in 75-250' zone will be reduced from 1216 sf(69.5%) to 952 sf(54.4%). Additional factors: - Lot coverage by structure increases from 1333 s.f. to 1500 s.f. (1500 s.f. allowed). - Adjoining residence to the immediate north is 4-5' away from this residence (separation between fireplace chases is 1.7'). Gaffron explained that the property is the second lot south of Coffee Channel, and is subject to 75' setbacks from two sides. He noted that the applicant proposes to remove the existing one-stall detached garage, located entirely within the side 0-75' zone, and add a new 2-stall attached garage,plus add a second story over the existing house and new garage. Gaffron pointed out that the property is very small, and impacted not only by its proximity to the lake,but by the proximity of neighboring structures. The house to the north is only 1'-2' from the side lot line, and the existing separation between the applicant's house and the neighboring house is 4'-5' (their chimneys are only 1.7' apart). Gaffron pointed out that the structural coverage on the property will increase from 1333 s.f. to exactly 1500 s.f. as allowed by code. The result is that 22% of the lot will be covered by structure. In addition, hardcover on the property in both 0-75' and 75-250' zones is proposed to be reduced substantially,primarily by eliminating areas of gravel driveway. The detached garage moves out of the 0-75' zone, but is replaced with a larger garage in the 75-250' zone. This results in less open parking area on the property, but still yields a parking area on the lot with depth from 12'to 21', allowing for one larger vehicle and one subcompact car in the driveway. Gaffron pointed out that the main entry to the residence would be the door on the lake side, with a secondary access through the garage. Applicant proposes to add non-hardcover walkways and non-lined landscape beds around the residence. He added that the garage addition is the smallest functional footprint(20'x20') and is located so as to be out of the 0- 75' zone, which places it 6.9' from the south lot line. This also forces the garage to be nearer the street than the required 30' setback, but as a trade-off it minimizes hardcover. The street right-of-way at this location is a widening of County Road 19 due to the bridge, and the street area in front of the lot acts as a shared driveway. Given the limitations imposed on this site by the lot size, location very near the lakeshore, relationship to the road right-of-way, and the proximity of adjoining homes, Gaffron stated that staff recommends the following: a) Approval of the right side and street setback variances for the garage addition. PAGE 11 of 30