03/15/2004 Planning Commission Minutes

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10‘. MINUTES OF THE ORONO PLANNING COMMISSION MEETING Monday, March 15, 2004 6:00 o'clock p.m. (#2. #03-0928 MIKE MISCHKE, 1972 SHADYWOOD ROAD,VARIANCES, CONTINUATION OF PUBLIC HEARING-Continued) Variances required include 0-75' and 75-250' hardcover, street setback, lake setback, and side setbacks. The magnitude and hardcover zone balance differs between the two options. For either option, lot coverage is proposed at 1490 s.f.,just under the 1500 s.f. limit for this small lot. Applicant has considered a variety of options for expansion of the house itself and has given up for now on those additions. Mr. Mischke provided two potential revised site plans for a detached 20 x 20' 2-stall garage for consideration, Plan A and Plan B and is requesting to be able to build a 10'x10' deck on the lake side of the house, 42' from the lake at its closest point. Plan A is applicant's preferred option. It places a detached side-loading garage 13' from the house, 5' from the north lot line and 7' from the street lot line. It opens to the south, and leaves an area of about 20' x 25' for on-site parking and maneuvering allowing two large vehicles to be parked outside the garage without hanging into the street. Plan A results in 0-75' hardcover of 26.6% and 75-250' hardcover of 57.3%. Overall hardcover, including the 10x10 deck, is 2378 s.f. or 34.4% of the entire lot. Plan B is an alternate suggested by staff to reduce the hardcover. It places the garage 10' from the house, 5' from the north lot line and 9.8' from the street lot line. It opens to the street, and leaves a depth of 10'-18' in front of the garage for parking of one smaller vehicle and one larger vehicle, and includes a 20'x10' side apron for additional parking for complete on-site parking. This plan leaves the entire south 15' of the lot in yard area. Plan B results in 0-75' hardcover of 31.3% and 75-250' hardcover of 38.3%. Overall hardcover, including the 10x10 deck, is 2285 s.f. or 33.0% of the entire lot. The applicant's primary intent at this time is to remove the existing deteriorated detached garage and replace it with a larger detached garage. With the new proposals, the main entry to the residence will remain as the door at the SW corner of the house with the existing stoop. Applicant still proposes to add non-hardcover walkways and non-lined landscape beds around the residence (see site plan). A condition of approval would be a stipulation that these remain as non-hard surface areas, not paved and without fabric or plastic underlayment. Applicant is also requesting approval for a 10' x 10' main floor deck extending from the existing door at the lakeside of the house. The deck will be 42' from the shoreline, and in itself will constitute approximately 2% hardcover in the 0-75' zone. This deck is clearly for the convenience of the applicant, and staff does not see a hardship that supports it. The second story is not proposed with this application. Gaffron reported that staff would recommend approval of the setback variances for the detached garage in either of Plans A or B as presented and approval of a hardcover variance for either Plan Page 2 of 48