02-25-2013 Council Packet - Laserfiche WebLink

Home Browse Search

MINUTES OF THE ORONO CITY COUNCIL MEETING Monday, February 11, 2013 7:00 o’clock p.m. _____________________________________________________________________________________ Page 12 of 24 (6. #12-3582 COLSON CUSTOM HOMES ON BEHALF OF BWB HOLDINGS, LLC, 4731 NORTH SHORE DRIVE – VARIANCE – RESOLUTION – TABLED, Continued) 1. The proposed patio to be reoriented so as to not encroach into the 20-foot bluff impact zone. 2. The proposed deck should be reoriented and/or resized so that there is no more encroachment into the 30-foot bluff setback than that of the home. In 2006, the submitted survey contained topographical information that indicated the bluff was 24 feet from the corner of the proposed home, outside the bluff impact zone, yet within the 30-foot bluff setback. The top of bluff was missing from the current applicant’s initial survey. The applicant has since provided a revised survey showing the top of bluff to Staff the day of the Planning Commission meeting. The information reviewed by the Planning Commission at their January meeting was based on the revised survey dated 1/18/13 depicting a similar top of bluff location as the 2006 survey. The recommendations made by the Planning Commission were also based on the 1/18/13 survey. Due to the timing, Planning Staff did not have an opportunity to fully review the 1/18/13 survey. Following the Planning Commission meeting, Staff reviewed the bluff as shown on the current survey and disagreed with its depicted location. The topographic information provided on the recent surveys differs quite a bit from the 2006 survey. For instance, the slope on the western portion of the lot in the 2006 survey is depicted as 20-25 percent, while the 2013 survey reflects approximately 50 percent slopes in the same location. The location of the proposed home on the current plan is consistent with the 2006 approved plan. Due to the other constraints of the property, the proposed location may still be the best option even though the top of bluff appears to be as close as 12 feet from the proposed home in places. The 30-foot bluff setback extends halfway through the home. The Planning Commission’s direction at the January meeting was to move the patio out of the 20-foot bluff impact zone and reorient the deck to encroach no more than the house based on the location of the top of bluff shown on the 1/18/13 survey. The applicant has provided a plan responding to the direction on both the patio and deck. The bluff location has also been revised based on the current topographic information. Staff has reviewed and agrees with the top of bluff as shown on the most recent survey dated 2/1/13. The revised top of bluff location results in an even more restricted buildable envelop than previously realized. The applicant’s proposed home is generally consistent with the 2006 plans and reflects only an additional four feet of depth added on to the garage to make it more functional. This results in the 10’ x 13’ side proposed setback from the alley. To further push the house away from the bluff results in an unreasonably small house considering the established driveway location. The proposed location will result in minor grading within the bluff and bluff impact zone to accommodate drainage. Planning Staff has reviewed the revised plans and recommends approval of the variances as requested consistent with the 2/1/13 survey and revised house plans showing the reoriented deck. Levang asked if the Planning Commission reviewed the latest surveys. Item #02 - CC Agenda - 02/25/2013 Approval of Council Minutes 02/11/2013 [Page 12 of 24]