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11/17/2008 Planning Commission Minutes
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11/17/2008 Planning Commission Minutes
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MINUTES OF T1�E <br /> ORONO PLANNING COMMISSION MEETING • <br /> Monday,November 17,2008 <br /> 6:00 o'clock p.m. <br /> (08-3388 BOYER BUILDERS ON BEHALF OF MATTHEW AND AMY HERMAN, CONT.) <br /> On the eastern portion of the property there is a wetland that is classified as a Preserve. The City's <br /> wetland regulations require a 70-foot setback from Preserve wetlands for buildings and a 50-foot setback <br /> for impervious surfaces such as driveways and sidewalks. Part of the addition would fall within the 70- <br /> foot setback and a corner of the sidewalk would fall within the 50-foot setback. Located on the city <br /> property to the west is a wetland that is classified as a Manage 3. This wetland requires a 36.5 foot <br /> setback for buildings and a 16.5 foot setback for impervious surfaces. Part of the addition would fall <br /> within the 36.5 foot setback. <br /> The proposed improvements may or may not trigger the requirement that the 50 and 16.5 foot setback <br /> areas be improved as buffers but the regulations do require any new buildings or structures observe the <br /> setbacks. There is a provision that allows for buffer averaging for existing surfaces and buildings but <br /> does not cover structures that are constructed after adoption of the ordinance. There would be the same <br /> amount of buffer on the property but it would be located differently on the property rather than being the <br /> standard dimension from the wetland. <br /> Planning Staff recommends the following: <br /> A. Approval of a hardcover variance conditioned on the following reductions in hardcover from <br /> proposed level: <br /> 1. The shed being removed from the property. <br /> 2. The proposed addition being reduced in size and shifted closer to Cherry Avenue. <br /> B. Approval of buffer averaging conditioned on: <br /> 1. The applicant providing a plan, acceptable to the City's wetland consultant, showing <br /> where the buffer averaging would occur. <br /> 2. The elimination of the front sidewalk's proposed encroachment into the 50 foot <br /> impervious surface setback. <br /> Staff requests the Planning Commission discuss the size and depth of the proposed addition. Due to the <br /> situation of having to raise the floor elevation, some level of hardcover variance is justified in Staff's <br /> opinion,but recommends the Planning Commission determine whether 30.5 percent hardcover is <br /> justified. <br /> Kempf asked where the wetland setback is located. <br /> Turner pointed out the location of the wetland setback and the wetland buffer area. Turner noted there is <br /> also a 20-foot setback for buildings from the edge of the buffer. <br /> Kempf asked if the area between the wetland setback and the edge of the wetland is the wetland buffer. <br /> Turner indicated it is. <br /> PAGE 6 <br />
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