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MINUTES OF THE ORONO CITY COUNCIL MEETING November 10, 2014 7:00 o’clock p.m. _____________________________________________________________________________________ Page 10 of 31 (5. #14-3690 FRED JOHNSON (C/D PURCHASER), PATRICIA PFEFFER (SELLER), 1565 ORCHARD BEACH PLACE – VARIANCES AND CONDITIONAL USE PERMIT, Continued) other lakeshore lots on West Arm Bay from the Forest Lake channel to the North Shore Drive S curve, a distance of approximately two-thirds of a mile. Comparative factors include lot area, lot width, and valuations, showing both land values and building values. The comparison found that there are no lakeshore properties in the subject area smaller than 1565 Orchard Beach Place, which consists of 0.18 acre. The average lakeshore lot size in the area is 0.65 acre and other lots in the area range between 0.18 acre to 1.79 acres, which makes the subject lot the smallest lot in the area. In addition, the average lake frontage in the area is 105 feet, with the median being 92 feet. There are many lots in the area with 50 to 60 feet of lake frontage. The range in lake frontages is 47 feet to 310 feet. 1565 Orchard Beach Place has 83 feet of lake frontage. The subject property has been taxed based on a land value much lower than other vacant or developed lakeshore lots of similar or slightly larger size. 1565 Orchard Beach currently is valued at $71,000 as compared to land values of $338,000 or more for the properties in the 0.18 to 0.26 acre size range. Building valuations vary widely in the study area and range up to $1.7 million. Gaffron noted for the majority of Orono’s lakeshore properties in this area, the land is valued much greater than the buildings on it. A review of the area plat map indicates that all other lots in the study area have a significantly greater depth than 1565 Orchard Beach. 1565 Orchard Beach is only 115 feet back from the lake. All the other lots are at least 175 feet. Gaffron indicated the lot size and shape of the subject property is not consistent with other lakeshore lots in the neighborhood. Gaffron stated the proposed grading plan shows the proposed house and land would require setback variances from the rear, side street, and average lakeshore setback. There are proposed drainage swales between the house and the north and west lot lines to direct runoff from the northwest around the house and the westerly swale would drain southward toward the lake. The northerly swale would direct runoff to a proposed culvert under the driveway, discharging south of the driveway into another swale, and then over land to the lake. Runoff from surrounding properties to the north, which currently enters the property at its northeast corner, would also be directed through the culvert. Gaffron noted it is not unusual to see a culvert in the right-of-way. Gaffron stated while it is a fairly straight forward drainage plan, it will require the removal of trees and will have an affect over approximately 60 percent of the property. Gaffron stated at the last meeting the City Council tabled the application for further consideration. Staff is continuing to recommend denial of the variances and conditional use permit. If the Council is interested to allow some level of build-ability on the property, Staff would suggest that the side street and rear yard setback variances not be approved. Gaffron noted the intent of those is to create separation from other lots, and if the Council were to grant lot area, lot width, and average setback variances but not grant the two setback variances, there would be a building envelope that is approximately 10’ x 40’ foot in dimension.