08-19-2013 Planning Commission Packet

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MINUTES OF THE ORONO PLANNING COMMISSION MEETING Monday, July 15, 2013 6:30 o’clock p.m. _____________________________________________________________________________________ Page 2 of 23 The current plan for the new home results in 13 percent hardcover where 25 percent is normally allowed within Tier 1. This does include the proposed 222.5 square feet for the proposed stair and retaining wall hardcover within the 0-75 foot zone. Within the 75-foot setback area, the applicant’s plan attempts to reduce the visual impact of the stair by setting it into the grade as much as possible. The plan results in the need for retaining walls on the up and down slope sides of the stairs. The bottom section of the stairs will be supported by a retaining wall up to four feet in height as viewed from the lake. The City’s landscape architect has reviewed the landscape plans and the revised plans are included in the Planning Commission’s packets. By code, the City must review the proposed conditional use at the property within certain criteria contained in Section 78-916. Staff has reviewed the criteria and has found that Items 2, 6, 7, 9, 10, and 13 are generally applicable to this property. Curtis indicated she can go through the Staff analysis if the Planning Commission has questions concerning any of the criteria. Based on Staff’s analysis, the applicant’s plan appears to be consistent with the City’s goals and the criteria. Staff finds that the conditional use permit for the retaining walls and stair work within the 0-75 foot zone appears to be reasonable and consistent with similar properties in the neighborhood and the landscape plan offers a natural looking slope. The applicant has considered the City’s comments regarding the landscape plan and has provided clarification and a revised plan today. The City’s landscape architect has been asked to provide any additional comments. Those additional comments can be addressed prior to the City Council meeting if the Planning Commission wishes to move this application forward. Staff recommends approval of the hardcover variance to allow 222.5 square feet of hardcover and a conditional use permit for the work within the 0-75 foot zone to construct the stair system, the walls, and the proposed landscape plan. The City Engineer has conducted a cursory review of this plan. The most significant concerns were noted at that time. However, a full engineering review will be conducted at the time of administrative permit. Landgraver asked if Staff has had time to adequately review the information that was distributed this evening. Curtis indicated not thoroughly. Dale Gustafson, Landscape Designer, stated in order to clarify the changes made today, they are based on the idea that additional screening can be done along the staircase. Some plants were added to the left of the wall that would be two to four feet high and will help hide the bottom edge of the stairway. The previous plants were smaller grass and were not really intended to help screen the staircase. Gustafson noted they also have identified a group of plants that was missed in the first landscape plan. Lemke asked if the 22-inch oak would be disturbed at all by the staircase. Gustafson stated in his view it should not be since they have attempted to keep a good distance away from the tree with the stairs. Gustafson noted some of the other trees in the area have been removed. Lemke noted to the west there is an existing staircase and asked whether that would be removed. Item #01 - PC Agenda - 08/19/2013 Approval of Planning Commission Minutes 07/15/2013