04-18-2016 Planning Commission Minutes

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MINUTES OF THE ORONO PLANNING COMMISSION MEETING Monday, April 18, 2016 6:30 o'clock p.m. Curtis stated the Planning Commission should open the public hearing and receive any feedback from the public and then discuss the two options. The application should be tabled after direction is given to Staff. A draft resolution will be prepared for review at the May Planning Commission meeting. Staff further solicited comments from a small group of builders active in Orono on the proposed options. The comments were received at the time of the drafting of Staf�s memo. Revised comments were received after completion of Staff's report and have been distributed to the Commissioners. The Planning Commission had no questions for Staff. Chair Leskinen opened the public hearing at 10:08 p.m. John Quinlivan, Gordon James Builders, stated a large number of projects that they do are within Orono or the surrounding area. Quinlivan stated approximately 90 percent of the projects that they do in Orono on lots that are under half an acre massing is an issue. Quinlivan stated two-acre properties are in the 16,000 square foot range and are not impacted. Where the massing poses a challenge is in areas like Casco Point with the smaller lots. Quinlivan indicated they are currently working on a 10,559 square foot lot. As a result, the garage is essentially on the city street. Quinlivan stated it is a beautiful lot but it is not as tight as someone would think because the house is pulled back. Under the City's limitations, they would be allowed a1,583 square foot limit on the footprint. If a very small 3-stall garage or a two-stall garage is constructed, that results in another 600 to 650 square feet. If a 10' x 15' deck, consisting of 150 square feet, and a 100 square foot front entry is constructed,that would leave 683 square feet for a main floor, which essentially cannot be done. Quinlivan stated there are several lots in that area where new build will never be an option unless someone is willing to build a very small house with a 600 square foot main floor. Quinlivan stated Orono's massing regulations make it difficult to construct a lot on that size lot and kind of shuts any compromises down. Quinlivan stated he would like to see the City allow the smaller pieces to be developed using FAR, which would allow those small lots to be developed. As it relates to the height restriction,the issue is not so much the height restriction but it is when they encounter some ground water issues. Quinlivan stated most cities will allow them to pull that water out but Orono does not allow someone to do that because Orono uses existing grade to determine how much of the structure can go out of the ground for that two and a half story. Quinlivan stated that may make sense to all the engineers and the Watershed District,but it is falling outside of the 2.5 story parameter. As a result, the roofline is brought down two feet, which does not always look architecturally right,but it is the only way to make the house work. Quinlivan stated those are some of the things they would like the City to consider. Schoenzeit asked if soil samples are being taken before they start construction to determine where the water is. Quinlivan indicated they can do borings but that those do not always show where the water is since the water can be found in a different spot. Quinlivan stated if there are poor or organic soils, they like to remove those. Page 27 of 32