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MINUTES OF THE <br /> ORONO PLANNING COMMISSION MEETING <br /> Monday,Apri116,2012 <br /> 6:30 o'clock p.m. � <br /> 1. There is an existing well located in the middle of the proposed driveway. This well likely will <br /> have to be abandoned and a new one constructed if the driveway location does not move. <br /> 2. According to City records,the property has never been connected to the municipal sewer. The <br /> future connection will be via a privately owned grinder station, as the existing and proposed <br /> houses are below the gravity line in the street. The 1-1/2" service line dedicated for this use is <br /> just inside the west property boundary. <br /> 3. An existing storm sewer catch basin in the right-of-way adjacent to the existing garage discharges <br /> to a 12" pipe below the east lot line. There is a 10'easement along the esat side lot line for this <br /> pipe,which discharges at the base of the slope. Pending confirmation that this easement is of <br /> record,the applicant is advised that no structure, including cantilevers and roof overhangs,will be <br /> allowed to encroach within that easement. <br /> 4. A number of mature trees exist on the property,as well as very nearby on the adjacent properties. <br /> There are two large mature oaks lakeward of the house in the 0-75'zone and these must be <br /> protected at all costs. An additional mature oak in the 0-75'zone on the property to the west <br /> overhangs the applicant's existing house and is potentially at risk if it conflicts with the <br /> proposed house. Additional mature oaks and ash trees in the street yard are at risk under the <br /> current proposal. <br /> 5. The proposed house appears to meet the City's established height limitations of 30'and 2-1/2 <br /> stories. However,the plans provided to date are sketches only. Height limitations will have to <br /> be analyzed once final plans are submitted with the building permit,and no variances will be <br /> granted to those limitations. <br /> 6. Long Lake Boulevard is a narrow dead-end street with minimal availability for on-street parking. <br /> Parking of construction vehicles is likely to be difficult at best,and the applicant should be <br /> forewarned that construction may have to involve shuttling from off-site. <br /> Gaffron stated the applicant is proposing to use the property for residential purposes,which is permitted <br /> by ordinance. The question then is whether the proposal for that use is reasonable given the unique and <br /> somewhat extreme site characteristics. <br /> The property was platted before existing codes were enacted, and many of the existing improvements <br /> were established prior to current codes. These circumstances are unique and not created by the <br /> landowner. <br /> Granting of the variances will alter the essential character of the locality is subjective. The proposed <br /> house to be constructed is significantly different in character than some neighboring homes but is similar <br /> to others. Other homes along the street are similarly located near the road at the top of or within a bluff <br /> feature. The Planning Commission will have to determine whether the neighborhood character will be <br /> altered. <br /> Reasonable use of the property requires some level of variances to various code requirements. Economic <br /> considerations will not be a practical difficulty as long as some reasonable use of the property is allowed. <br /> Page <br /> 12 <br />