10/20/03 Planning Commission Minutes

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MINUTES OF THE ORONO PLANNING COMMISSION MEETING Monday, October 20, 2003 6:00 o'clock p.m. (#7) #03-2934 JASON BLISS, 3445 CRYSTAL BAY ROAD, Continued Other items of note: - Lot coverage by structures proposed at 1420 s.f. including entry portico (1500 s.f. allowed). - All existing structures to be removed. - Garage will have doors 14' from right-of-way, 37' from traveled roadway. - This property does not have lakeshore, and average setback is not applicable. While this extremely small property has contained a small home and single-stall detached garage for many years, the existing residence and garage are in poor condition and are in nonconforming locations. Gaffron explained that the applicant recently purchased the property with the intent of removing the existing structures and construct a new 2-1/2 story residence with tuck-under garage. Gaffron stated that staff would recommend the following: 1. Approval of lot area and width variances. 2. Denial of side street setback variances, and require that the house and portico be redesigned to eliminate the proposed encroachments. 3. Approval of the degree of hardcover variance necessary to accommodate a house (and its essential amenities) that is conforming in terms of setbacks and lot coverage; i.e., allow only the amount of hardcover necessary to functionally accommodate the house, driveway, necessary sidewalks, AC pad, and perhaps a limited front deck (because the tendency is that one may eventually appear anyhow if not addressed now). An option is to address the deck issue by formally directing that under the approved plan, no deck shall be allowed. 4. The resolution should include language regarding the fact that this property does not abut the lake and does not currently have the right to a dock, as a warning to future buyers. Mr. Larson stated that in order for the applicant to retain and make reasonable use of the property, remove the nonconforming home, and work within the parameters of the corner lot, they have presented this proposal. He pointed out that the ROW is exceptionally deep for this lot. Larson distributed copies of a revised plan reflecting sidewalks, 10'X15' deck, and AC pad drawn up by Gronberg and Associates for consideration. He noted that the revised hardcover calculations reflect 28.7%hardcover. Larson stated that, due to the narrow, irregular, substandard lot, it was difficult to design a home a mere 25'-27' wide. Hawn commented that the applicant had done a good job trying to work within the codes, while having to also back out on to a busy road. Page 14 of 29