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MINUTES OF TI� <br /> ORONO PLANNING COMMISSION MEETING <br /> February 17,2009 <br /> 6:00 o'clock p.m. <br /> the home. These features, including driveway and sidewalk account for 28.4 percent hardcover within the <br /> 75-250 foot zone. According to hardcover policy,the additional concrete hardcover located near the lake <br /> has been applied toward the 75-250 foot zone resulting in a level of 4,037 square feet or 29.5 percent <br /> hardcover in this zone. The staircase is considered allowed hardcover within this area and has not been <br /> applied toward the 75-250 foot zone. <br /> Staff finds the proposal is reasonably sized, fits into the immediate neighborhood,and appears to meet the <br /> height requirement. It also does not adversely affect the drainage on the property. Staff would <br /> recommend a reduction in the width of the stairway to the minimum width of four feet. <br /> Planning Staff recommends approval of the application. The plans should be revised to reflect a <br /> reduction in the patio stair width to address excess hardcover. <br /> Kempf asked whether the issue raised by the City Engineer has been addressed. <br /> Curtis stated Staff did recommend the applicant not revise his plans prior to the meeting in the event the <br /> Planning Commission requested some revisions. Staff is confident the issue raised by the City Engineer <br /> will be resolved prior to the Council meeting. <br /> Marhula noted the proposal reduces the hardcover on the lot by over 2,200 square feet and that he does <br /> not feel the width of the stairway is excessive. Marhula commented he has not maxed out his structural <br /> coverage and that in his opinion the reduction in the width of the stairway by 78 square feet would <br /> negatively affect the aesthetics of the house and yard. <br /> Rahn noted the stairway would require a handrail and asked if there is an issue with the handrail regarding <br /> the average lakeshore setback. <br /> Curtis stated the maximum height is 42 inches high within the average lakeshore setback and that she is <br /> unsure whether the railing would be that high. <br /> Marhula stated the lakeside point of the planter is lower than 42 inches. <br /> Curtis illustrated the location of the average lakeshore setback. <br /> Rahn asked whether everything in front of the planter towards the house was below 42 inches. <br /> Marhula indicated it is. <br /> Rahn asked whether the planter was included in the hardcover calculations. <br /> Curtis stated the planter and the retaining walls are included in the hardcover. <br /> Rahn concurred that the stairway is an integral part of the design and asked whether the hardcover could <br /> be reduced in another area. <br /> Marhula stated he has worked on the plans for over a year and that he prefers not to have to revise his <br /> plans again. <br /> Rahn asked whether the concrete down by the lakeshore would be removed. <br /> PAGE 2 <br />