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f <br /> MINUTES OF THE <br /> ORONO PLANNING COMMISSION MEETING <br /> Monday,November 21,2016 <br /> 6:30 o'clock p.m. <br /> With regard to Lot 2, the proposed house site is just below the top of a steep slope about 30 feet above the <br /> lake and 200 feet from the shoreline. Placing the house any further lakeward would start to encroach on <br /> the average setback line and would require extensive grading or filling of the slope. Septic sites are also a <br /> limiting factor. It is not likely that this house would move nearer the lake,but if it did,there could be a <br /> slight impact on lake views enjoyed by Lots 1 or 3. <br /> The proposed house location for Lot 3 is about 150 feet from Mooney Lake and is quite restricted due to <br /> the wetland in the southwesterly half of the lot as well as by septic site locations. If the home on Lot 3 <br /> was pushed up against the 100-foot lakeshore setback line,there would be no impact on the adjacent lots' <br /> views of the lake. <br /> The proposed house location on Lot 4 is very near the road and approximately 400 feet from Mooney <br /> Lake. The relative distance between the homes and the shape of the lakeshore in this area means that no <br /> lake views enjoyed by Lots 3 or 5 will be affected. Although it is not likely,moving the house as far <br /> forward as possible toward the lake would not impact the neighbor's views unless the house on Lot 3 is <br /> moved far westward. <br /> On Lot 5 the possible house locations are very restricted by a wetland, a stormwater pond,topography, <br /> and septic sites. Moving the house eastward would require a different grading plan and potentially impact <br /> the wetland pond. The house could not move substantially westward,but angling it differently could <br /> negatively impact the average setback line for Lot 6. It would have minimal, if any, impact on adjacent <br /> homes' lake views. <br /> The proposed house location for Lot 6 is approximately 130 feet from Mooney Lake and lies westerly of <br /> the previously existing home on this site. If the home on Lot 7 moves west,the average lakeshore setback <br /> encroachment for Lot 6 will increase. There would be no impact on the neighbors' lake views even if the <br /> home moves forward. <br /> With regard to Lot 7,the proposed house location is about 150 feet from Mooney Lake and sits on a <br /> terrace just above a 15-20 percent steep slope. If the home on Lot 6 moves lakeward,that reduces the <br /> average lakeshore setback encroachment for Lot 7. Moving the house on Lot 7 westward increases the <br /> average lakeshore setback encroachment for Lot 6 but has no view impacts. <br /> The following unacceptable scenarios could result from strict enforcement of the ordinance: <br /> 1. If the first home to be built in the subdivision is on Lot 4,then if Lots 2 or 6 are vacant at the time <br /> someone wants to build on Lots 3 or 5,the average setback for Lots 3 or 5 would be established <br /> at the 400-foot setback of Lot 4, making Lots 3 and 5 unbuildable. <br /> 2. If a home is built on Lot 7 further west than depicted,which would still be conforming,that <br /> would potentially make Lot 6 unbuildable because the house on Lot 6 could not be moved further <br /> west due to topography and septic constraints. Similarly,because the home site on Lot 5 is <br /> relatively inflexible, if the first house goes in on Lot 5 as proposed with no house on Lot 7 when <br /> Lot 6 is ready to build,Lot 6 cannot meet the required 200-foot setback established by the house <br /> location on Lot 5. <br /> Page 2 of 26 <br />