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. (#13 #03-2936 BRUCE MEESE AND MAUREEN MURPHY, Continued) of the hardcover in the zone. There also are retaining walls consisting of 53 s.f. or 1.2% hardcover in the zone. The applicants have not mentioned removing these and the slope leading to the lake is steep and highly vegetated. Thus, the walls are probably being used to control drainage and protect the deck. There is also a 226.26 s.f. lakeside deck which results in 5.0% of the hardcover. The applicants did minor repairs to the deck and would like to keep it. Lastly, the stairway is an allowed use on the 0-75' zone and was not counted in the 14%hardcover figure and can remain. To be consistent in reviewing rebuilds, Waataja stated that staff would recommend that the lakeside deck be removed. This would limit the hardcover in the 0-75' zone to retaining walls (53 s.f.) and the allowed stairway. If the deck were removed, hardcover in the 0-75' zone would be 53 s.f. or 1.2%when 0% is normally required. In the 250-500'zone there is approximately 2,194.5 s.f. or 34.8%hardcover. This includes the existing garage which has non-conforming setbacks, a concrete patio, and a conservative driveway. The applicants would like to tear down the existing garage and rebuild a three car garage meeting setback requirements. The concrete patio would be removed. The driveway would remain conservative and include a turn-around for safety purposes. The proposed hardcover, taking into account the new garage and revised driveway, would bring the hardcover to 2,332.5 s.f. or 37%. Staff has found that the new garage and revised driveway are reasonable and that attempts have been made to meet Zoning Ordinance requirements. Waataja reported that staff recommends: 1. Approval of the lot area variance to allow reconstruction of a home. 2. Approval of the lot width variance to allow reconstruction of a home. 3. Denial of the hardcover variance to allow 6% hardcover in the 0-75 foot zone when 0% is required to be consistent with what has been approved on rebuild lots. 4. Approval of the hardcover variance to allow 37% hardcover in the 250-500' zone when 30% is required due to the minimal area allotted in this zone and sight visibility triangles which result in a larger driveway. Ms. Curtis pointed out that, while the lakeside deck seems to be the issue, the wooden slats of the deck structure do serve a function of holding up the steep slope. Murphy stated that they covered up the original concrete wall with wood planks in an effort to improve it aesthetically. Chair Smith asked if the concrete wall acted as a retaining wall. Waataja stated that the concrete wall does appear to be holding up the grade, although the deck portion of the retaining wall does not appear to serve the same function. PAGE 24 of 30