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FILE#14-3664 October 14,2014 ° Page 2 of 3 The applicants are now proposing to remove all existing walls and replace with boulder walls, all of which will be less than 4 feet in height. Further, rather than creating a parking stall perpendicular to the road, they propose to create a parallel stall, approximately 24 feet in width and 7-10' deep, in the location of the existing driveway and slightly west of it. Orono Code Sections 18-136(b) and (d) limit driveway approaches to 20' in width, but allow an additional width of 10' for curb cuts. While the Code does not address parallel stalls such as that proposed, Public Works Director Adam Edwards has reviewed the proposed plan and notes that the parallel stall will not impede City street maintenance and will likely create a safer situation for a vehicle exiting the site given the hill on the neighboring property to the east. Grading in the area of the parking stall will create a slope that is less steep and will tie in better with the existing grades on the adjacent property. Site drainage will still be routed along the west side of the stairway as previously approved. Aesthetically, the boulder wa11s may create a more natural look than the existing fieldstone- faced walls. As part of the project,the existing concrete steps will be replaced with a curved stairway leading up from the street to the flatter area near the house, plus some stepping stones around the house. The proposed stall has been configured and sized to be equivalent to the existing amount of hardsurface associated with the existing driveway. The stall will be required to be paved. Hardcover with the proposed configuration has been held to the 36.6% approved in the original plan. Conditional Use Permit Analysis The CUP approved in June for grading work within 75' of the lake was supported by findings noted in the PC memo dated 5/15/2014 attached as Exhibit J. Staff suggests that that those findings remain valid under the currently proposed reconfiguration. Issues for Consideration 1. Does Planning Commission find that the creation of a parallel parking stall at this location is a reasonable and better alternative to the originally approved re-use of the driveway and garage footprint? 2. Does the Planning Commission find that the proposed configuration will not alter the essential character of the neighborhood? 3. Are there any other issues or concerns with this application? Staff Recommendation Crystal Bay Road is narrow with minimal if any areas wide enough for on-street vehicle parking without causing difficulty for other vehicles. The proposed parking stall appears to be located so as not to intrude into the traveled right-of-way, and will be located no closer to the traveled road than the existing concrete walls. Crystal Bay Road is a prescriptive easement, not dedicated on any plat or through any formal easement process. The public by