01-19-2016 Planning Commission Packet

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MINUTES OF THE � ORONO PLANNING COMIVIISSION MEETING Monday,November 15,2015 6:30 o'clock p.m. increase in structural coverage from 1,713 square feet to 1,811 square feet where 1,500 square feet is allowed. Hardcover will increase from 31.9 percent to 35.2 percent where only 25 percent is allowed. This property was the subject of variances to allow a tear down/rebuild in 1987. The approval at that time limited the property to 2,138 square feet of hardcover, including the 0-7'S foot zone and the 75-250 foot zone. The majority of the hardcover is outside the 0-75 foot zone. The di$'erence in what was appraved in 1987 and what exists toda.y is primarily in the bituminous perking area north of the garage,which apparently was added at some point since 1987. The ex.isting ].6' x 24' attached gara.ge is served by a short driveway,forcing the ownez to back out into traffic on Shadywood Road. The additio�nal paved area existing along the north side of the garage provides for additional parking. Atta.ched a garage as proposed and removing the detached garage will result in an overall iBcrease in hsrdcover on the property of 308 square feet. However,the pmposed driveway shown on the survey is being minimized to the greatest extent possible while providing for an 80 square foot backup apron which is entirely appropriate given the poar sight distance and nndesirability of backing out onto Shadywood. The proposed site plan will allow for greater safety for the pro}aerty owners. Structural coverage is proposed to increase by 98 square feet from approximately 1,713 square feet to 1,811 squara fe�t or from 18.5 percent to 19.5 percent. The properiy, at less 1fian. 10,040 square feet in area,is allowed 1,540 square feet of structural coverage. The increase is primarily in the expansion from a lb' x 24' detached 1-plus stall garage to an attached 2-stall garage. The proposed garage at 21' x 22' is relatively smal�and would not appear to be excessive. The narrow width of the lot is a practical difficulty for the addition of a garage meeting the 10-foot side setbacks. The applicants have litnited the proposed garage widli�to 21 feet and centered it on the Iot, requiring setbacks of 9.2 feet on the north side and 9.6 feet on the south side. The app�icants are also proposing a sidewalk along the abutting the north lot line,with a slight slope toward the south and draining to the street Care will need to be exercised in constructing this sidewalk to ensure it does not drain to the neighboring property. A new entry daor on the north side with a concrete stoop and a 10'x 3.3' overhang is proposed. The overhang would be considered an encroachment on the side yard requirement but desirable for the entry door. On the south side, a window well needed for basement egress wiil extend to within 4.2 feet of the lot line, also requiring a variance. The in�rease in hardcover as a result of attaching the garage is a direct result of the additionallengtt►of driveway needed to serve it. The altemative would be to construct a new 2-stall detached front-loading garage at least 30 feet from the street lo#line,which could reduce or eliminate the need far an increase i.n hardcover. A minimal backup apron could be constructed under such a conf�guration. The need for additional hardcover must be weighed against the increased livability and desirability of an attached garage. The increase in structural coverage is relatively minimal. This is a small house as compared to many others in the neighborhaod,and whether an attached or detached garage is added,the character of the neighborhood would not change. The additianal living space above the garage will make tt�e house more livable,which would not be the case if a detached garage is constructed. Page 8 of 27