03/20/2017 Planning Commission Minutes

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MINUTES OF THE ORONO PLANNING COMMISSION MEETING Monday,March 20,2017 6:30 o'clock p.m. Landgraver stated in his view it is an appropriate use. Leskinen moved,Schoenzeit seconded,to recommend approval of Application No. 17-3907 Ugorets 8098, Inc.,2500 Shadywood Road,granting of a conditional use permit,subject to reflectors being added to the dock and subject to Staff recommendations.VOTE: Ayes 5,Nays 0. 3. 17-3908 CUBE, INC.,3320 NAVARRE LANE,VARIANCES,6:41 P.M.—6:49 P.M. Roman Zhuk, Cube, Inc.,was present. Gaffron stated the applicant is requesting lot area and lot width variances in order to take advantage of the Tier 3 hardcover level of 35 percent. The property is located on Navarre Lane. This small lot qualifies for a building envelope without lot area and lot width under the Shoreland variances and the new home on the property meets the 25 percent hardcover limit per the Shoreland regulations. The property owner wishes to be able to add certain hardcover amenities; in this case a deck of unspecified size. Gaffron stated in order to be able to exceed 25 percent up to the 35 percent limit,the lot area and width variances are required. Once the area and width variances are granted,any additional hardcover would be limited to 35 percent. The neighborhood consists of single-family homes located on Olive Avenue,Navarre Lane and Bayview Place. In this neighborhood there are approximately 20 homes on single lots,with another half dozen or so on combined lots. The neighborhood consists of lots typically 47-55 feet in width and range in depth from 90 to 160 feet. In the opinion of Staff,a single-family residence and associated amenities on a single lot in this neighborhood will not be inconsistent with the character of the surrounding neighborhood. The applicant's property had contained a single-family residence for many decades before it was recently replaced with a new home. The ability to have the same type of hardcover amenities as other existing developed properties in the neighborhood would be limited if the area and width variances are not granted. Staff recommends approval of the requested lot area and lot width variances. If the Planning Commission determines that the practical difficulties test is met for the area and width variances,then a recommendation for approval would be in order, subject to the following condition: 1. The applicant shall adhere to the required setbacks and 35 percent hardcover limitations with regards to any additional structures and hardcover proposed for the property. Gaffron displayed a survey of the surrounding area and a photograph of the existing house. Leskinen asked if this is the same owner that constructed the house on the property. Gaffron indicated it is. Landgraver noted this application is a little unusual in that what is actually being proposed is unknown. Gaffron stated every builder has the option to take advantage of the Shoreland regulations. In this case, the builder has a time deadline and does not want to spend the extra two months going through a variance process. Gaffron stated typically these types of variances are granted and that it would be consistent with Page 3 of 43