03-21-2016 Planning Commission Minutes

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MINUTES OF THE ORONO PLANNING COMMISSION MEETING Monday,March 21, 2016 6:30 o'clock p.m. 6. #16-3814 ALEXANDER DESIGN GROUP ON BEHALF OF PETER AND MELISSA SANTRACH, 1700 BOHNS POINT ROAD, VARIANCE, 7:24 P.M.—7:52 P.M. Peter and Melissa Santrach, Applicants, were present. Gaffron stated the applicants are requesting average lakeshore setback and hardcover variances in order to construct a new residence on the property located at the very south end of Bohns Point. The property is fairly small compared to other properties in Bohns Point and consists of two-thirds of an acre in a one- acre zone. The new residence would be larger than what currently exists while the driveway would be made smaller. Due to the current narrow configuration of the driveway, it is difficult for cars to turn around. A small portion of the existing house is located 65 feet from the lake, while the entire new house is proposed to meet the required 75-foot lake setback. However, because the adjacent property to the south is vacant, the required average lakeshore setback is defined by the setback from the lake of the adjacent house to the north, which is 115 feet from the lake. The majority of the properties along the east side of Bohns Point are much deeper than the applicants' property and, as a result, the neighboring homes are set back at least 100 feet or mare from the lake. Absent a variance to the 1 15 foot setback, the applicants' property will have a buildable ei�velope of 25 to 40 feet in depth and 120 feet in width, potentially resulting in a long, narrow home stretching from side lot line to side lot line and likely not in character witl�the neighborhood. Staff feels the average lakeshore setback variance is reasonable given the building envelope. Gaffron noted the deck down by the lake as well as a patio will remain. In addition, the applicants are requesting a variance to allow 27.2 percent hardcover where only 25 percent is normally allowed. Existing hardcover on the site is 29.0 percent. The property is located in Tier 1. The proposed hardcover on the property consists primarily of the house and driveway, with sidewalks, steps and patios accounting for the remainder. The proposed house footprint is right at the 15 percent structural coverage limit. The proposed hardcover is approximately 600 square feet over the 25 percent limit. This amount is approximately equal to the area of the portion of driveway north of the garage apron, which provides for the loop access and entry sidewalk. Gaffron stated it becomes a question of how much house the applicants should be allowed to have versus the driveway and the Planning Commission should consider whether further reductions in hardcover should be made. Letters have been received from both adjacent property owners in support of the variance requests. Gaffron stated if the Planning Commission determines that the practical difficulties test is met and the variances are justified, then a recon�mendation far approval may be in order. The Planning Commission had no questions for Staff. Peter Santrach, Applicant, stated as Staff has pointed out, they would like to construct a new home on this small lot. Santrach indicated they have encountered some difficulty in designing a home that will fit on the lot as well as provide some off-street parking. Sai�tach noted this property is accessed through the easement, which is shared by two other properties. There is no off-street parking on the easement. In addition, the road access is fairly narrow and does not really allow far any off-street parking. Granting Page 10 of 21