05/18/2009 Planning Commission Minutes

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� MINUTES OF THE ORONO PLANIVING COMNIISSION MEETING � May 18,2009 6:30 o'clock p.m. 3. 09-3402 PHILIP F.KALEY, 1395 BROWN ROAD SOUTH,VARIANCES,7:14 P.M.— 7:50 P.M. Philip Kaley,Applicant,was present. Turner stated the applicant is requesting setback variances to allow construction of a detached garage located four feet from the north property line when a 15-foot setback is required and two feet from the property line adjacent to Arbor Street when a 50-foot setback is required. Currently there is no garage located on the property. A variance is also requested to allow for 15.89 percent structural coverage when the maximum is 15 percent. The applicant is proposing to replace the deteriorated shed with a new 32-foot wide by 28-foot deep garage. The proposed garage would be placed in the same general location as the shed. A survey of the property shows that it is smaller than shown on the plat. The application was made based on the size of the lot as platted. Staff's initial review of the application was done with the lot size reduced by 1,600 square feet and the garage size was reduced by 64 square feet. The final survey reduced the size of the lot by an additiona1800 square feet but changed the garage to the size originally proposed. Based on the final survey,the garage exceeds structural coverage by 146 square feet. Turner requested the Planning Commission discuss the following issues: 1. Would driveway access from Brown Road or North Shore Drive be advantageous in any way? Both are county roads. When a property has frontage on both a county road and a local street, . County policies call for driveway access to be from the local street. Maintaining access from Arbor Street would be consistent with the City's policies. 2. Is the lack of a garage a hardship? This zoning district requires a 2-acre minimum and the lot consists of 0.37 acres. Regardless of its location,a setback variance would be required for the garage. 3. Is the location proposed compatible with the surrounding area? The proposed garage would be eight feet closer to the street than the existing shed. 4. Would a location south of the house be more compatible with the surrounding area? This would not eliminate the need for setback variances from Arbor Street and Brown Road. It would eliminate the need for setback variance from the north property line and from the house. 5. Can the size of the garage be reduced without causing a hardship? The proposed garage is 896 square feet. Without the structural coverage variance a garage of 750 square feet could be constructed. A common two-car garage is about 575 square feet. 6. Would there be an advantage to an attached garage? An attached garage would eliminate the need for a 10-foot separation between the house and the garage. It would not eliminate the need for setback variances. Planning Staff recommends approval of setback variances for a smaller garage if a suitable location that is compatible with the surrounding area is found. Staff would recommend the size of the garage be limited PAGE 5