09-19-2011 Planning Commission Packet

Home Browse Search

` MIlVUTES OF THE ORONO PLANNING COMMISSION MEETING Monday,August 15,2011 6:30 o'clock p.m. In 2006, a new home was constructed on the property. Variances for lot area,lot width and hardcover wer.e granted allowing 3,363 square feet of hazdcover within the 75-250 foot zone in conjunction with the approved plans. The patio shown on the variance approval and building permit survey was not constructed and therefore not included in the existing hardcover. The applicants would like to reconstruct and reconfigure their paver driveway. The existing pavers are si.nking and deteriorating and the layout is not functional. They would also like to construct a lake-side patio. In addition,the lake slope wall and stair system is comprised of wooden timbers and is rapidly deteriorating. The applicants would like to remove the existing stairs,install a subterranean support system to stabilize the slope and construct a new stair system. A conditional use permit is required due to the amount of disturbance proposed. The stair system hardcover is allowed hardcover within the 0-75 "foot zone. The home was constructed generally according to the approved plans. In 2006,the City did not have an as-built survey requirement and there appears to have been minor changes during the construction which resulted in additional hardcover. Those modifications appeaz to be largely additional retaining walls . resulting in an additiona187 square feet of hardcover within the 75-250 foot zone. The proposed patio was not constructed and the driveway was reduced and reconfigured to avoid an existing tree which has since died. The applicant would like to reconstruct the driveway and construct a lake-side patio. The applicant's proposed hardcover changes within the 75-250 foot zone result in 634 square feet of additional hardcover over the existing level and results in 38.9 percent hardcover where 32.8 percent exists. The 400 square foot patio design includes 16 square feet of retai.ning wall,permeable pavers, a catch basin to collect storm water and a pipe to direct storm water to the existing rain garden which may need to be enlarged or modified to account for the additional volumes. The addition 10 square feet within the 0- ' � 75 foot zone is considered allowed hardcover as it is to be part of the new stair system. Earth movement which exceeds 10 cubic yards within 75 feet of the lake requires a conditional use permit. The applicant is currently working towards development of a stabilization plan which meets City Engineer approval. This plan should be certified by the applicant's engineer and fmalized prior to the issuance of the administrative grading permit to begin the work. The public hearing should address any additional non-engineering related concems regarding erosion prevention or stabilization of slope,natural re-vegetation and appeazance from the lake, excess hardcover, and impacts to adjacent properties. The City Engineer will review the plans from a stability and safety perspective. Staff finds the applicant has a practical difficulty in the orientation and condition of the existing driveway. The driveway was not constructed in conformance with the approved plan and therefore has a shallow back-up area which does not meet the current minimum driveway standard. The applicant's proposal now slightly exceeds the required minimum and appears to be more functional. Staff supports granting the hardcover variance to reconsixuct the driveway, granting a conditional use permit,and a 0-75 foot hardcover variance to allow slope stabilization and construction of a new stair. While the applicant's proposal includes permeable pavers�and a sub-grade system to treat the excess storm water from the patio, current City code does not discount pervious pavers. Page 3