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MINUTES OF THE <br /> ORONO PLANNING COMMISSION <br /> Tuesday,February 22,2005 <br /> 6:00 o'clock p.m. <br /> (Recess taken from 7:40 p.m.to 7:48 p.m.) <br /> 7. #05-3086 PHILIP AND CASSANDRA ORDWAY, 1145 SIXTH AVENUE NORTH, <br /> VARIANCE,7:48 P.M.—8:25 P.M. <br /> Philip and Cassandra Ordway, Applicants,were present. <br /> Gaffron stated the applicants have purchased the property at 1145 Sixth Avenue North and are <br /> proposing to remove the existing house and detached garage in order to construct a new residence with <br /> attached garage. The property is located in the LR-1A, Single Family Lakeshore Residential, and <br /> consists of 7.313 acres. Gaffron noted the property has significant topographical limitations,with <br /> approximately 3.65 acres being buildable. <br /> Gaffron stated the existing house, garage and driveway apron extend to the defined top of bluff, with no <br /> setback from the bluff itself. The proposed new residence has been located to be further from the top of <br /> the bluff than the existing house,but constraints of driveway slope and tree locations limit the ability of <br /> this site to be developed as well as the proposed home design. The applicants are requesting top of bluff <br /> setback variances for a small portion of proposed deck and for the attached garage. Approvals are also <br /> required for restoration of grades after the existing house is removed, as well as minor grading to <br /> accomplish foundation construction and drainageways within the bluff impact zone. <br /> Gaffron stated the applicants have provided a detailed hardship statement,but that from Staff's <br /> perspective an argument could be made that a different home design could be created for this property <br /> that would require no setback variances; although grading within the bluff impact zone would be <br /> required to restore the grades where the existing house would be removed. Gaffron noted the applicants <br /> have redesigned their proposal from an initial plan which would have had major grading encroachments <br /> in order to create a walkout situation to a plan which has relatively minimal site grading. Gaffron noted <br /> the grading would still result in the need for a number of retaining walls. <br /> Gaffron stated the proposed six-foot deck encroachment results from the design and size of the house in <br /> relation to the narrow buildable corridor between the two bluffs. The six-foot deck encroachment is <br /> over an area that is currently a relatively flat driveway apron, which has no existing vegetation. The <br /> six-foot deck encroachment would have little impact on the views from the lake or on the stability of the <br /> bluff. <br /> Gaffron stated in his view there are a number of house designs that would be better suited for this lot <br /> and that there may not be a need to grant a variance to the top of bluff setback. <br /> Staff is recommending, one, denial of the requested variances for structural encroachments of the <br /> required 30-foot setback from top of bluff; two, denial of any required variances for retaining walls or <br /> grading within five feet of the lot side lot line; three, approval of any necessary grading within the bluff <br /> impact zone to allow for restoration of grades after the existing home and garage are removed; four,the <br /> applicant be directed to re-design to eliminate any structural encroachments of the 30-foot bluff setback. <br /> PAGE 15 <br />