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MINUTES OF THE <br /> ORONO PLANNING COMMISSION MEETING <br /> Monday,April 17,2017 <br /> 6:30 o'clock p.m. <br /> Commission is comfortable granting the variance, it should be clearly established why it is appropriate to <br /> grant that variance in order to avoid setting a precedent. <br /> Subdividing lakeshore property does result in some unique relationships between homes. In this proposed <br /> subdivision, Lots 1 and 2 each have a home site that meets the 75-foot setback as well as the average <br /> setback when it is defined by the house at 790 North Arm and the existing house. <br /> The following scenarios could happen based on the City's current setback ordinance: <br /> 1. If the first home built is in the "possible house" location shown on Lot 2,that changes the average <br /> setback line for future replacement of the existing house on Lot 3 and would force such <br /> replacement to move far back on the lot to where it is not wide enough to be built on. <br /> 2. If the first home built is on Lot 1 and is placed farther west than shown,the average setback for <br /> a home on Lot 2 would change. <br /> 3. If the first home built is a replacement for the existing house on Lot 3 and it is moved further <br /> back in order to have a house, decks, etc. meet the 75-foot setback, then the average setback for <br /> Lot 2 would be affected and potentially also the average setback for Lot 1. <br /> Gaffron stated the most logical solution is that the allowable lake setback for each lot be established as <br /> part of the subdivision approvals. These would be in effect regardless of how or in what order the three <br /> lots are developed or redeveloped. How this is structured might have an impact on the average setback <br /> lines applicable to the adjacent homes at 790 North Arm Drive and 830 Windjammer Lane. Those homes <br /> are set back far enough so as to likely not be impacted since proposed and existing homes on Lots 1 and 3 <br /> are nearer the lake than those neighboring homes. The Planning Commission should consider whether the <br /> proposed house site on Lot 1 will be nearer the lakeshore than the home at 790 North Arm and whether <br /> that neighboring home enjoys lake views that would be blocked by the house on Lot 1. <br /> The proposed home site on Lot 1 is located more than 30 feet from the defined top of bluff, since no <br /> structures are allowed within 30 feet of the top of bluff and the top of bluff as depicted. <br /> As it relates to Lot 2, the topography and location of the existing municipal sewer lines are complicating <br /> factors. The municipal sewer installed in 1973 crosses the property from north to south. The sewer lines <br /> consist of a gravity line flowing from south to north across the site, discharging to a lift station at the very <br /> north end of the property at the shore. <br /> The easement for that sewer line pair is 20 feet wide and no structures can be built over that easement. <br /> The impact is that the proposed house location for Lot 2 is restricted to the area between the sewer <br /> easement and the 75-foot setback, with little flexibility for shifting the house. To make matters worse,the <br /> actual vehicle route used by the Public Works Department is also located in this area. It is necessary on a <br /> regular basis to bring a truck down to the lift station for maintenance since there is no other way to access <br /> the lift station. The City needs to preserve this non-easement route for future sewer system maintenance. <br /> Lot 3 contains the existing house. Replacing the house will likely require it to move back from the lake <br /> some distance, as the 75-foot setback line appears to run through the east side of the structure. With or <br /> without the proposed subdivision, an average lakeshore setback variance would be required for <br /> replacement of this house. <br /> Page 2 of 48 <br />