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MINUTES OF THE <br /> ORONO PLANNING COMMISSION MEETING <br /> Monday,October 18,2004 <br /> 6:00 o'clock p.m. <br /> 5. #04-3054 JON AND GAIL BLACKSTONE,4475 FOREST LAKE LANDING— <br /> VARIANCES,7:20—7:36 p.m. <br /> Jon Blackstone,Applicant,was present. <br /> Gundlach stated the applicants are proposing to construct a new residence on an existing,vacant parcel <br /> and are requesting a lot width variance to permit a lot width at the public roadway of 110 feet when <br /> 140 feet is normally required and a variance to permit the existing accessory building to remain on the <br /> lot in a location closer to the street or front lot line than the proposed house. The lot consists of.886 <br /> acres and lies within the LR-1B zoning district. Gundlach stated 112 feet is required to meet <br /> administrative approval criteria for lot width. The applicants have met the administrative requirement <br /> for lot area and also meet all setback,hardcover, and structural coverage requirements. <br /> A variance to permit the existing accessory building to remain on the lot is required since City Code <br /> does not permit detached garages or other accessory buildings to be located nearer the front or street <br /> lot line than the principal building except on lots which have frontage on a lake and rear yard adjacent <br /> to a street. Gundlach noted any accessory building would need to be located behind the residence. <br /> Gundlach stated although the accessory building has existed without a principal structure for quite <br /> some time, which is prohibited, it should not be allowed to continue since the two lots are being <br /> combined,the property is being redeveloped, and all nonconformances should be eliminated with the <br /> new construction. <br /> Staff finds that a hardship inherent to the land exists in order to grant a lot width variance. The lots <br /> prior to combination were only 55 feet in width and a house existed on one. The new combined lot <br /> width is more conforming at 110 feet and would be one of the most conforming lots in the <br /> neighborhood. <br /> Staff finds that there is no hardship inherent to the land to support approval of a variance for the <br /> accessory structure. Gundlach stated the grading of the lot is being substantially changed for <br /> construction of the new house and the lot could potentially support an accessory building in a different <br /> location. <br /> Staff maintains that accessory structures do not have to be permitted at all if they cannot be <br /> constructed in a conforming location. Gundlach noted City Engineer approval of the grading and <br /> drainage is needed prior to approval by the City Council. <br /> Blackstone stated the existing shed is located approximately 17 feet from the road and that he is <br /> unsure of the distance from the neighbor's lot line. The shed itself is 16' by 12' and 11' high, with a <br /> new roof and paint put on the shed last summer at a cost of over$2000. Blackstone noted the shed has <br /> existed on this lot for over 20 years. <br /> Blackstone stated the proposed location of the new residence and pool is designed to minimize runoff <br /> and disruption of the topography, with the lot containing numerous mature trees, including some <br /> maples that are over 100 years old. Blackstone stated the current use of the shed is to store <br /> snowmobiles, snowblowers,riding lawn mowers and other items. The proposed location of the house <br /> PAGE 14 <br />