01/20/2004 Planning Commission Minutes

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MINUTES OF THE ORONO PLANNING COMMISSION MEETING Tuesday, January 20, 2004 6:00 o'clock p.m. (#04-2969 TERRY AND GRETCHEN BLOUNT, 1390 CHERRY PLACE, CONDITIONAL USE PERMIT AND VARIANCE—Continued) In the 0-75' zone, Gundlach indicated that the applicant is also proposing a conditional use permit and variance to replace a large railroad tie retaining wall, concrete stair system, and railroad tie stairs which comprise 11%hardcover. The applicant is proposing to keep both sets of stairs and replace the railroad tie retaining wall with a boulder out-crop, which reduces the hardcover to 8.41%,requiring a variance. While staff finds that there may be some hardships warranting some amount of a hardcover variance for the 75-250' zone, Gundlach questioned the 35%that is currently proposed. The topography of the rear of the lot, and how the existing walls, which the applicant is proposing to keep, tie into the existing foundation make it difficult to shift the house further towards the road requiring a substantial amount of driveway. Staff has reviewed the proposed driveway and finds that it, as proposed, is a minimum and isn't an area for potential reductions. However, Gundlach stated there are potential areas for additional hardcover removal. The applicant has proposed two decks totaling 578 s.f. of hardcover. The applicant is also proposing a porch totaling 283 s.f. The decks and porch together comprise 5.6%hardcover(861 s.f). The applicant's plans also are proposing what appears to be a 4-car garage totaling 904 square feet. The applicant has stated that their real need is only for a two-car garage but with a work shop attached to it. The applicant has demonstrated no real hardships to allow excessive decks, porch, and garage. Gundlach urged the Planning Commission to discuss with the applicant the need of the proposed decks, porch and 4-car garage and determine if a re-design incorporating a smaller porch and deck, and smaller garage area is warranted. The Planning Commission should also consider that a full 2nd story isn't proposed and could potentially be an ideal way to reduce hardcover on the property. As proposed, Gundlach stated that staff would recommend: 1. Approval of a lot area variance to allow construction of a new residence on a lot which is 0.527 acres in size when 1 acre is normally required. 2. Approval of a lot width variance to allow construction of a new residence on a lot where the width is 105' when 140' is normally required. 3. Denial of the side setback variance to allow a setback of 8' when 10' is required. The proposal should be re-designed so as not to encroach into the required setback. 4. Table of a hardcover variance to allow 8.41%hardcover in the 0-75' zone when 0% is normally allowed. The applicant shall submit more detailed restoration plans for review by the City Engineer 5. Table of a hardcover variance for the 75-250' zone. The applicant shall further refine the proposal in an effort to reduce hardcover. PAGE 18 of 53