05/18/2009 Planning Commission Minutes

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MINUTES OF THE ORONO PLANNING COMMISSION MEETING May 18,2009 6:30 o'clock p.m. (#09-3395 George Bagley, 1105 Ferndale Road West, Continued) Turner stated this zoning district requires two acres,with this lot comprising 0.63 acre. The property has a defined lot width of 0 and the zoning district requires 200 feet of width. Turner illustrated the proposed plan on the overhead and highlighted the proposed reductions in hardcover. The applicant is proposing the hardcover in the 0-75 foot zone to be 33.2 percent, which is a reduction from 33.7 percent. The only hardcover permitted in this zone would be an 8-foot wide driveway,which is allowed because the property has no other access, and a 32 square foot landing for the dock. New hardcover would consist of a low retaining wall that minimizes the cut and fill areas, the sidewalk to the front door,33 square feet of the front porch and additional driveway in front of the third stall. A portion of the driveway and the old sidewalk to the front door would be removed. There would be a 149 square foot reduction in hardcover. Turner stated the floodplain regulations require that when alterations are made to a house in the floodplain,any expansion of the structure must be in compliance with the floodplain regulations. When the cumulative value of alterations exceeds 50 percent of the value of the structure,the entire structure must be brought into conformance with the floodplain regulations. Compliance for this house would require raising the floor of the crawl space and garage. The house would be 3 to 30 feet from the floodplain. The floodplain regulations require a 15-foot setback. Turner indicated the fill is necessary to provide access to the garage. This would be required even if the house was being replaced in-kind. Most, if not all, of the trees north of the house would be removed. A tree replacement plan should be required before council consideration. Floodplain regulations require the elevation of the driveway be no lower than one foot below the flood elevation or 930.5. Part of the existing driveway is below this elevation and must be filled. Less than five inches of fill will be required but it should be included in the MCWD application. The recommendation of Staff is approval of the conditional use permit with the following conditions: 1. The plan being revised so no point of the driveway is lower than 930.5. 2. Replacement trees being planted,with the plan being provided prior to Council consideration. Planning Staff recommends approval of the variances subject to: 1. The property being combined into one tax parcel. 2. To reduce the visible impact of the house, especially as viewed from the lake, the house siding, trim and shingles being dark colors. 3. To compensate for the loss of the drain field that receives the runoff for the screen porch, a net reduction of 267 square feet of hardcover(118 square feet more than proposed). 4. Provision of mitigation measures including: a. The new driveway having a permeable surface. PAGE 2