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MINUTES OF THE <br /> ORONO PLANNING COMMISSION MEETING <br /> Monday,October 17,2016 <br /> 6:30 o'clock p.m. <br /> The existing house is fairly small compared to most of the other homes in the neighborhood and has <br /> existed as a cabin for a number of decades. The proposed house is a bit larger than what currently exists. <br /> When Staff performed an analysis of five homes to the north and five homes to the south,it was <br /> determined that the proposed 18.2 percent structural coverage would not be inconsistent with the <br /> neighborhood. The lot consists of a quarter acre in a half-acre zone. <br /> The applicants are also looking for a hardcover variance to allow 29.6 percent where 25 percent is <br /> allowed. In this situation where the existing house has no garage and the proposed house will have an <br /> attached garage that meets the required 30-foot setback from the street right-of-way,additional driveway <br /> is required. A backup apron is also proposed to allow for easier access onto Shadywood Road. <br /> The existing house encroaches slightly into the average lakeshore setback as well as into the 0-75 foot <br /> zone. The proposed house,however,will meet the average lakeshore setback and the 75-foot setback. <br /> There is a grade level patio proposed that is located partially within the 0-75 foot zone where no <br /> hardcover would normally be allowed,which requires a variance. <br /> Staff has provided an analysis of the variance requirements. Lot area and width variances are appropriate <br /> given the nature of the lot and the history of the lot sizes in this neighborhood. Staff,however,does not <br /> feel there is a justification for the side setback variance since the house can be relocated slightly to meet <br /> that setback. <br /> Staff does not generally recommend granting a variance for structural lot coverage for a new home where <br /> there are opportunities for an alternate design,especially in a complete teardown/rebuild situation. The <br /> 15 percent limit was established in 1989 primarily to limit structural massing on properties less than two <br /> acres in area. Lots smaller than 10,000 square feet are allowed 1,500 square feet of structural lot <br /> coverage. Given the surrounding homes,the proposed home is fairly modest along with a fairly modest <br /> patio. <br /> In terms of the hardcover,the driveway is proposed at a minimum width based on the width of the garage <br /> doors and a backup apron. If the width of the driveway is reduced,it would make it difficult to maneuver. <br /> Gaffron stated he would answer any questions the Planning Commission may have. <br /> Schoenzeit asked what the average ages of the homes were that Staff surveyed. <br /> Gaffron indicated there was a range of ages. Some of the homes are fairly new within the last 5 to 15 <br /> years. <br /> Schoenzeit asked if many of them were constructed with structural coverage variances. <br /> Gaffron indicated he did not research to see if they had been granted structural coverage variances but <br /> many of them were granted hardcover variances. Gaffron stated in his view most of them are over the 15 <br /> percent limit. <br /> Thiesse asked if the property to the south is yet to be developed. Thiesse noted the property to the north <br /> is much larger than this property. <br /> Page 8 of 19 <br />