03/19/2012 Planning Commission Minutes

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MINUTES OF THE ORONO PLANNING COMMISSION MEETING Monday,March 19,2012 6:30 o'clock p.m. 4. A wetland buffer setback variance to allow the new attached garage to encroach 15 plus feet into the 20-foot buffer setback. 5. A wetland buffer impact mitigation for 1,059 square feet of buffer impact and 1,210 square feet of mitigation proposed in the Ferndale Road ditch. 6. A rear/street setback variance to allow an existing, stone building to remain 0'from the property line and allow the new home to be constructed 33'from the property line where a 50-foot setback is normally required. 7. A conditional use permit to conduct grading activity within the 75-foot setback and within the floodplain in conjunction with removal of the existing home and construction of the new home. The structural coverage numbers have been revised and are based on the home site portion of the parcel on the south side of Ferndale Road. The calculation was presented this way in order to adequately address the relationship of the massing of the proposed home when compared to neighboring properties. The result is a proposed lot coverage level of 14 percent,which is below the allowed 15 percent level. If the entire property is included,the structural coverage level would be closer to 2.8 percent. The proposed hardcover has been adjusted to account for the applicant's proposed removal of the existing access on to the shared driveway. The hardcover numbers contained in Staffs report have been revised based on the corrected hardcover information and revised survey. The driveway serving only the neighbor's property has been recalculated to 1,194 square feet. Hardcover in the 0-75'zone is currently 16.4 percent. The applicant is proposing 9.7 percent hardcover in this zone. Within the 75-250'zone the applicant is proposing 33.8 percent,which is 769 square feet less hardcover than existing. There are two Preserve classification wetlands present on the home site portion of the property. The portions of the property across Ferndale Road are impacted by the larger Ferndale Marsh,which is also a Preserve wetland. A 50-foot buffer and 20-foot structural setback from the buffer are required from each of the Preserve wetlands. The survey has been revised to correctly represent Wetland 1 as a Preserve wetland. Therefore,the relative buffer width has also been revised. As a result, a portion of the proposed garage will encroach into the required buffer setback from the western wetland. It appears the garage encroaches approximately 15 feet into the required buffer setback. Additionally, existing and proposed structures and hardcover which encroach into the required buffer will require mitigation of buffer area square footage as impacted. The applicant has calculated the impacted buffer area and provided a buffer mitigation plan. However,the proposed mitigation is entirely within the ditch or right-of-way of Ferndale Road West. While it is an acceptable location for a buffer to filter road runoff,the mitigation area should be located on the applicant's property. John Sonnek noted they have submitted a revised plan and the mitigation area is now located on the property. Curtis stated Staff did receive a revised landscape plan today and that she has not had time to review it in detail. Staff recommends approval of the application as outlined in Staff's report. Landgraver asked why Item No. 1 is included under issues for consideration. Page 2