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MINUTES OF THE <br /> ORONO PLANNING COMMISSION <br /> Tuesday,February 22,2005 <br /> 6:00 o'clock p.m. <br /> (#05-3087 Andrew and Marcia Freese, Continued) <br /> 2. Hardcover variance to permit 1.7 percent hardcover within the 0-75' zone when 3.7 percent <br /> currently exists and 0 percent is allowed. <br /> 3. Average lakeshore setback variance to permit construction of a half story above the existing <br /> second story where the existing house encroaches approximately nine feet to 25 feet into the <br /> required setback. <br /> The applicant is proposing the basement of the existing residence become the first floor,with a new half <br /> story be constructed above the existing second story, for a total of two and a half stories. Gundlach <br /> indicated the applicant is proposing to tear down the existing two-car garage and reconstruct a new <br /> three-car garage at an elevation lower than the existing garage. On the second floor the applicant is <br /> proposing to construct a new bedroom and bathroom above the proposed three-car garage, a new front <br /> porch, and major interior renovations which would eliminate the existing three bedrooms and replace <br /> them with a kitchen, dining room and living/entertainment room. In addition, a new half story would <br /> also be constructed,which would include a master bedroom suite with full bath,three bedrooms, a <br /> second full bath, and laundry. <br /> Gundlach noted this property did receive a variance in 1989 to permit 27 percent hardcover within the <br /> 75'-250' zone to accommodate the addition on the back of the residence. Gundlach stated there were <br /> hardcover removals required at that time in conjunction with the variance approval. Gundlach noted the <br /> 1989 variance restricted future requests to increase hardcover on this lot. Staff finds that the applicant <br /> has not sufficiently demonstrated a hardship to justify approval of 29 percent. <br /> Gundlach stated Staff did visit this site and does not find that the view of the lake for the neighbor to the <br /> north would be negatively impacted by this project,but that the neighbor to the southwest would be <br /> impacted in the sense that their home is located behind the applicant's residence. Staff feels that the <br /> addition of a half-story would not further obstruct their view of the lake since their view is already <br /> obstructed by the existing house. <br /> Staff is recommending denial of the requested 29 percent and that the applicant be required to comply <br /> with the resolution approved in 1989,which specifically calls for no additional hardcover in excess of <br /> the 27 percent approved at that time. <br /> If the Planning Commission finds that the level of work proposed constitutes review as a rebuild rather <br /> than a renovation, Staff would recommend that no hardcover variance be granted. Staff is also <br /> recommending denial of the hardcover variance request for the 0-75' zone. Gundlach noted the <br /> applicant has already removed the 286 square feet boat enclosure. The 230 square feet of fabric mesh <br /> should also be removed for a total 0-75' hardcover percentage of 0 percent. In addition, Staff <br /> recommends approval of the average lakeshore setback variance as the property is located at the mouth <br /> of what is known as Casco Cove, where the neighbor to the northeast only has views northeast over the <br /> open water and the neighbor to the southwest only has views within the cove. <br /> Freese indicated they just relocated here from Philadelphia and were not aware of all the hardcover <br /> issues. Freese stated they are going to remove the fabric mesh and merely put it down to kill the weeds. <br /> Freese stated currently the hardcover is 31 percent,which in his opinion can be reduced to 27.3 percent. <br /> PAGE 20 <br />