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HomeMy WebLinkAbout01-18-1994 Planning Commission MinutesMINUTES OF THE ORONO PLANNING COMMISSION MEETING HELD ON JANUARY 18, 1994 • ATTENDANCE The Orono Planning Commission met on January 18, 1994 at 7:00 p.m. with the following members present: Chair Charles Schroeder, Sandra Smith, Charles Nolan Jr., Candace Rowlette, Stephen Peterson, Janice Berg, and Dale Lindquist. The following represented the City staff: Building and Zoning Administrator Jeanne Mabusth and Recorder Barbara Anderson. Chair Schroeder called the meeting to order at 7:00 p.m. Chairman Schroeder announced that Item #3 was tabled per applicant's request and Item #8 had been formally withdrawn by the applicant. ( #1) #1901 TANDEM PROPERTIES 2645/3025 WATERTOWN ROAD - PRELIMINARY SUBDIVISION - PUBLIC HEARING Building and Zoning Administrator Mabusth reviewed the proposal with the Planning Commission. Mark Gronberg, Jim Deanovic, and Robert Hare were present representing Tandem Properties. Lindquist inquired if the lot proposed for the park is not determined to be sacred ground would that property then revert to a lot and be sold. Mabusth advised that if the land is • found to have no historical significance that it would be changed to a single family residential lot, as the Park Commission has no interest in park land in this area. The developer has also requested clarification regarding whether the costs of the proposed bike trail would be deducted from the park dedication fees. She noted that since this is a large development adjacent to Luce Line, staff felt that the trails should be public trails rather than private ones, and the value of trail land would be deducted from the park dedication fees. Chairman Schroeder noted that the Planning Commission had received two letters which he read into the Public Hearing. One was from Martha J. Reger, Area Trails and Waterways Supervisor with the Minnesota Department of Natural Resources, and the second was from Shawn D. Gustafson, Principal Engineer with Bonestroo, Rosene, Anderlik & Associates, Inc. A petition from the Countryside Manor Homeowners Association was submitted by Eugene Hite, President. The petition was signed by nine residents of the Countryside development in opposition to connecting Countryside Drive to the road coming from Old Crystal Bay Road as proposed by the applicant. Mark Gronberg, Gronberg & Associates, representing the applicant, reviewed the proposal as presented in its current form. He discussed the ponding on the site which will ease the drainage concerns expressed by the Department of Natural Resources (DNR). He noted that they feel it's an acceptable solution to prevent erosion of the Luce Line Trail. He discussed the average lot sizes throughout the development. The topography on the Dickey property was discussed, and Mr. Gronberg reviewed the drainage patterns on the property. He stated that the DNR was reviewing the plans to ensure no additional runoff would impact the wetland on the DNR property. 1 MINUTES OF THE ORONO PLANNING COMMISSION MEETING HELD ON JANUARY 18, 1994 • Commissioner Peterson expressed concern about whether adequate water retention was being provided on the site and whether the ponds were for aesthetic purposes only. Mr. Gronberg responded that they were trying to accomplish both; to enhance the existing wetland and provide adequate water storage. Discussion ensued regarding the existing drainage problems in the area and whether adequate measures were being taken to prevent exacerbating those problems. Mabusth noted the concern of the Engineer in regard to impact on downstream drainage areas. Eugene Hite stated that they had held a neighborhood meeting which had been well attended by the residents of Countryside, and they had noted several instances where existing water problems in their neighborhood had required mitigating measures to be taken by the homeowners. He explained that there appears to be a natural stream in this area which causes water problems presently, and they are very concerned about what the development to the north will do to increase the runoff onto their properties. He stated that there are presently two houses in their development which have had standing water in their back yards most of the past summer. He stated that the developer has agreed to utilize some type of drain tile on the surface and possibly some type of French drain to help them resolve their water problems. He noted they had talked to ten of the eleven property owners in the development. He noted that there is a lot of runoff on the east side of Countryside which has required mitigation by the homeowners and there are some ditches that have eroded between the lots on the south side. They requested that the City take steps to ensure that the • drainage problems do not worsen in these areas. Discussion ensued regarding the drainage flow on the site and the means by which some of the water is stored and released later on. Phil Miller, 2435 Countryside Drive, stated that he had added rip rap along the side of his property and noted that the drainage along this area of his property causes problems. Mr. Gronberg reviewed the road location on the Coffin property and explained why the design included outlots to provide access to two back lots at the west boundary. He noted they chose to plat the subdivision in this way in order to preserve the existing trees and wetlands. Discussion ensued regarding possible alternative locations for the roadway. Commissioner Nolan felt that lowering the cul -de -sac and moving it slightly to the south could eliminate a setback variance. He also felt that access should be provided for Lot 7 from the north. He discussed the drainage from the development to the south of the Luce Line Trail and noted that there are several instances where after heavy rain storms yards are full of standing water, which can take up to a week to disperse. He was concerned about the amount of runoff that would come from the proposed development going through this area, and exacerbating existing drainage problems in this area. Mr. Gronberg reviewed the drainage patterns south of the development for the Commission. Commissioner Nolan requested that the City Engineer be requested to look at this area south of the development and the drainage calculations, as he was concerned that there may be a greater volume of water flowing to the south overall, even through it would be moving more slowly due to the • retention measures proposed by the developer. PA MINUTES OF THE ORONO PLANNING COMMISSION MEETING HELD ON JANUARY 18, 1994 • Commissioner Smith inquired as to what the DNR would look at regarding drainage issues when reviewing this proposal. Mabusth responded that they would review the hydrological information submitted by the developer and potential impact on the DNR park land located downstream, the culverts of Luce Line, and use of the Luce Line bed as a drain. Discussion ensued regarding maintenance of the trails and culverts. Commissioner Nolan inquired about the septic systems located south of the drainage swale and Mr. Gronberg responded that it would be done with PVC pipe which would be under pressure so that if the system failed, it would not pump anything out. Commissioner Nolan commented he believed it could eliminate potential problems if the septic systems were located on the north side of the swale. Mabusth stated that there is not suitable area for another septic system to be located north of the drainageway. Chairman Schroeder inquired about the flag lot issue. Mabusth commented that it is not a variance to create a back lot under the new ordinance criteria. Commissioner Rowlette commented she was concerned about emergency vehicle access and felt that a loop driveway or turn - around should be provided for those lots. Jim Deanovic stated that their restrictive covenants prohibit extra structures on the lots so there will not be a conditional use permit issue. He stated they are willing to construct the bike trail if their cost can be deducted from the park dedication fee. The consensus of the Planning Commission was that the developer should be allowed park dedication credit for the • cost of constructing the bike trails as long as they were public trails. Mabusth reviewed the process whereby the park dedication fees are calculated, based on the land value of the property. Eugene Hite commented that the Countryside homeowners would like to see the lot retained as a park no matter what the determination is regarding its historical status. Chairman Schroeder commented that the Park Commission had no funds available to develop the land as a park. Discussion ensued regarding the potential for a neighborhood park, and the consensus of the Planning Commission was that the parcel remain as a park rather than a lot. Mr. Hite commented that perhaps there was the possibility of holding that property as a common area for the neighborhood, and he requested that he be allowed to discuss this possibility at their homeowner's association meeting. Creative funding methods were discussed. Commissioner Smith inquired about the possibility of providing buffering and screening between Lots 2, 3 and 4 and the Luce Line Trail. Extensive discussion ensued regarding how the City can be protected from difficulties arising from the issue of wetland mitigation when the lots are sold in the future. Discussion ensued regarding whether the roadway should be connected or cul -de -saced on both ends with the potential for future connection being retained. Mabusth reminded the Commission that if the road is not connected, it would continue to be maintained by benefit • lot owners. It will have to be privately maintained until such time as it is connected. Discussion ensued regarding whether to connect the roadway or leave it as two cul -de -sacs 3 MINUTES OF THE ORONO PLANNING COMMISSION MEETING HELD ON JANUARY 18, 1994 with the easements in place to connect it at a future time. Mr. Gronberg stated that they would like to accommodate the neighborhood, and keep the cul -de -sacs as proposed, but they would like to have the streets designated as public streets. Eugene Hite commented the residents are concerned about the construction traffic using Countryside Lane. Mabusth explained that many streets that are cul -de -saced are private streets, and the City does not maintain them until they are connected through roads and at that point they are dedicated as public streets. She noted that the number of lots was sufficient to warrant connection at this time. Chairman Schroeder commented that it appeared that the Planning Commission did not believe there was a need to connect the roadway at this time, as long as easements are retained to permit connection in the future when the City felt it was necessary to do so. Mabusth reminded the Commission that if it was going to become necessary to connect the streets in the future, they should do it now while the development was being done to avoid the expense of having to do it later. Discussion ensued regarding the cost factors involved in roadway construction and the maintenance costs if the streets remain private. Chairman Schroeder commented that if the City has determined that the subdivision will be built, he did not see the public interest was diverted by keeping it two cul -de -sacs with the option to connect them in the future. Commissioner Rowlette commented she did not believe the Planning Commission could make a recommendation to the City Council until the drainage information was submitted. • Chairman Schroeder noted that the consensus of the Planning Commission was that the proposal was a good one, and he would support it pending resolution of some issues, such as drainage, etc. Commissioner Rowlette moved, Lindquist seconded, to table #1901 Tandem Properties, 2645/3025 Watertown Road. Ayes 7, nays 0. 02) #1893 CHRISTINE A. FREEMAN, 2240 SHADYWOOD ROAD - VARIANCES - PUBLIC HEARING Steve Jensen, architect, stated he was present representing the applicant. Mabusth reviewed the proposal and stated that if the Planning Commission recommended approval it must include the disclaimer that if plastic or geo- technic fabric is found beneath landscaped areas, that the existence of such would be in violation of the conditions of approval, and will require immediate removal. Mr. Jensen stated that there is no hardcover variance but there was a setback variance. He noted that there is no plastic or geo- technic fabric in the vicinity of the garage. Commissioner Rowlette inquired if there was adequate area to accommodate emergency vehicles and Mabusth responded affirmatively. 4 MINUTES OF THE ORONO PLANNING COMMISSION MEETING HELD ON JANUARY 18, 1994 • Mr. Jensen stated that this was a cabin which had been renovated and there was insufficient area within the house to provide for an adequate entryway or dining room. Chairman Schroeder inquired if the neighbors were in agreement with the proposal and Mr. Jensen stated he had submitted a letter that evening in support of the project from the neighbor immediately adjacent to the property who would be most affected by the proposal. Commissioner Lindquist commented he was concerned about the proposed proximity of the two structures. Commissioner Rowlette stated she was concerned about establishing a precedent if they recommended approval of the variance request. She inquired if the applicant would be willing to reduce the size of the proposed addition, thereby reducing the amount of the variance needed to construct the addition. Mr. Jensen stated they had considered other alternatives, but none would be feasible except that which was proposed. Commissioner Peterson moved, Rowlette seconded, to recommend approval of #1893 Variances for Christine Freeman, 2240 Shadywood Road, with the understanding that the new area calculations are correct and that hardcover variances are not needed, and with the disclaimer that if plastic or geo- technic fabric is found beneath landscaped areas, that the existence of such would be in violation of the conditions of approval, and will require immediate removal. Ayes 5, nays 2. 0 ( 0) #1894 GREG TRUCHINSKI, 1580 FOX STREET - AFTER -THE -FACT CONDITIONAL USE PERMIT /VARIANCES - PUBLIC HEARING • This item was pulled from the agenda at the request of the applicant. ( #4) #1896 ALLAN AND JUDITH KLOTCHE, 2760 SHADYWOOD ROAD - VARIANCE - PUBLIC HEARING Mabusth reviewed the staff report. Allan Klotche was present and requested the Planning Commission to approve his request. He stated they felt it was a sizeable lot and there was a fair amount of pavement in the existing driveway. They feel the addition will enhance the property and the neighbors are in support of the project. He stated the house was constructed in the 1950's and needs some remodeling. They proposed to remove some of the landscaping and have reduced the hardcover variance as low as possible. Discussion ensued regarding removal of a section of walkway which is obstructed by a pine tree. Mr. Klotche said that he would do that if the Planning Commission required it. Commissioner Nolan inquired if the applicant would consider removing one of two staircases coming up from the driveway. Discussion ensued regarding where more hardcover could be removed on the site to reduce the amount of the variance. Chairman Schroeder inquired if the applicant believed he could reduce the amount of the variance to 3 1. 1 % and Mr. Klotche responded he believed they could reduce it further, and he would work with staff to accomplish this. 5 MINUTES OF THE ORONO PLANNING COMMISSION MEETING HELD ON JANUARY 18, 1994 i Commissioner Lindquist moved, Peterson seconded, to recommend approval of #1896 variance for Allan and Judith Klotche, 2860 Shadywood Road subject to removal of the wood walkway to the neighbor's drive and that the applicant make every effort to reduce the amount of the variance to 3 1. 1 %. Ayes 3, Nays 4. Motion failed. Chairman Schroeder moved, Nolan seconded, to recommend approval of #1896 variance for Allan and Judith Klotche, 2860 Shadywood Road subject to keeping the hardcover at 3 1. 1 %. Ayes 7, Nays 0. ( #5) #1897 R. HUNT GREENE AND JANE E. PICCARD, 865 PARTENWOOD ROAD - VARIANCES - PUBLIC HEARING Mabusth reviewed the staff report and noted that staff received a letter from Ceil Strauss of the DNR, and noted that they recommended denial of the request as proposed. Mr. Greene stated that the redrawn addition does meet the requirements of the DNR. Mabusth noted that staff is unsure of the setback from Maxwell Bay, as no elevation was submitted on the current survey the City has been working with. Mr. Greene stated that there is no basement in the house and they have no storage. He stated that they have two teenage children to provide for. He noted that they constructed a small addition with a variance in 1986. He stated they are asking to go up to 5,161 square feet and since the lot is an exception they have tried to keep within a reasonable building envelope for the lot and the surrounding neighborhood. He noted that the house was Prairie architecture designed by John Howe and the addition will not cause any disruption to the neighborhood. He noted they have tried to retain the integrity of the architectural style in the design of the addition. Chairman Schroeder inquired if he had considered constructing a smaller garage, and Mr. Greene responded that it was essentially a 2 1/2 car garage, but they believed they could squeeze three cars into it. Commissioner Nolan stated he noticed the applicant had excessive eaves (overhangs) around the garage and he inquired if the applicant had considered removing them. Mr. Greene stated the overhang by the garage could be backed up to three feet which would help, but not remove the hardcover problem. Mabusth stated that staff was concerned about the setback from Maxwell Bay and advised the applicant's surveyor to locate the designated elevation of 929.4' from Maxwell Bay shoreline. Discussion ensued regarding the amount of the hardcover variance. Commissioner Rowlette commented she felt the application should be tabled until the hardcover issue was resolved. She commented that the lot may not permit any additional construction. Mr. Greene inquired if the Planning Commission was concerned about the addition or the elevation which was missing from his survey. Chairman Schroeder commented that they did • not believe they could forward the application to the City Council without having complete information, and he also felt that the size of the garage should be reduced. n MINUTES OF THE ORONO PLANNING COMMISSION MEETING HELD ON JANUARY 18, 1994 • ATTENDANCE The Orono Planning Commission met on January 18, 1994 at 7:00 p.m. with the following members present: Chair Charles Schroeder, Sandra Smith, Charles Nolan Jr., Candace Rowlette, Stephen Peterson, Janice Berg, and Dale Lindquist. The following represented the City staff: Building and Zoning Administrator Jeanne Mabusth and Recorder Barbara Anderson. Chair Schroeder called the meeting to order at 7:00 p.m. Chairman Schroeder announced that Item #3 was tabled per applicant's request and Item #8 had been formally withdrawn by the applicant. ( #1) #1901 TANDEM PROPERTIES 2645/3025 WATERTOWN ROAD - PRELIMINARY SUBDIVISION - PUBLIC HEARING Building and Zoning Administrator Mabusth reviewed the proposal with the Planning Commission. Mark Gronberg, Jim Deanovic, and Robert Hare were present representing Tandem Properties. Lindquist inquired if the lot proposed for the park is not determined to be sacred ground would that property then revert to a lot and be sold. Mabusth advised that if the land is • found to have no historical significance that it would be changed to a single family residential lot, as the Park Commission has no interest in park land in this area. The developer has also requested clarification regarding whether the costs of the proposed bike trail would be deducted from the park dedication fees. She noted that since this is a large development adjacent to Luce Line, staff felt that the trails should be public trails rather than private ones, and the value of trail land would be deducted from the park dedication fees. Chairman Schroeder noted that the Planning Commission had received two letters which he read into the Public Hearing. One was from Martha J. Reger, Area Trails and Waterways Supervisor with the Minnesota Department of Natural Resources, and the second was from Shawn D. Gustafson, Principal Engineer with Bonestroo, Rosene, Anderlik & Associates, Inc. A petition from the Countryside Manor Homeowners Association was submitted by Eugene Hite, President. The petition was signed by nine residents of the Countryside development in opposition to connecting Countryside Drive to the road coming from Old Crystal Bay Road as proposed by the applicant. Mark Gronberg, Gronberg & Associates, representing the applicant, reviewed the proposal as presented in its current form. He discussed the ponding on the site which will ease the drainage concerns expressed by the Department of Natural Resources (DNR). He noted that they feel it's an acceptable solution to prevent erosion of the Luce Line Trail. He discussed the average lot sizes throughout the development. The topography on the Dickey property was discussed, and Mr. Gronberg reviewed the drainage patterns on the property. He stated that the DNR was reviewing the plans to ensure no additional runoff would impact the wetland on the DNR property. 1 MINUTES OF THE ORONO PLANNING COMMISSION MEETING HELD ON JANUARY 18, 1994 • Commissioner Peterson expressed concern about whether adequate water retention was being provided on the site and whether the ponds were for aesthetic purposes only. Mr. Gronberg responded that they were trying to accomplish both; to enhance the existing wetland and provide adequate water storage. Discussion ensued regarding the existing drainage problems in the area and whether adequate measures were being taken to prevent exacerbating those problems. Mabusth noted the concern of the Engineer in regard to impact on downstream drainage areas. Eugene Hite stated that they had held a neighborhood meeting which had been well attended by the residents of Countryside, and they had noted several instances where existing water problems in their neighborhood had required mitigating measures to be taken by the homeowners. He explained that there appears to be a natural stream in this area which causes water problems presently, and they are very concerned about what the development to the north will do to increase the runoff onto their properties. He stated that there are presently two houses in their development which have had standing water in their back yards most of the past summer. He stated that the developer has agreed to utilize some type of drain tile on the surface and possibly some type of French drain to help them resolve their water problems. He noted they had talked to ten of the eleven property owners in the development. He noted that there is a lot of runoff on the east side of Countryside which has required mitigation by the homeowners and there are some ditches that have eroded between the lots on the south side. They requested that the City take steps to ensure that the • drainage problems do not worsen in these areas. Discussion ensued regarding the drainage flow on the site and the means by which some of the water is stored and released later on. Phil Miller, 2435 Countryside Drive, stated that he had added rip rap along the side of his property and noted that the drainage along this area of his property causes problems. Mr. Gronberg reviewed the road location on the Coffin property and explained why the design included outlots to provide access to two back lots at the west boundary. He noted they chose to plat the subdivision in this way in order to preserve the existing trees and wetlands. Discussion ensued regarding possible alternative locations for the roadway. Commissioner Nolan felt that lowering the cul -de -sac and moving it slightly to the south could eliminate a setback variance. He also felt that access should be provided for Lot 7 from the north. He discussed the drainage from the development to the south of the Luce Line Trail and noted that there are several instances where after heavy rain storms yards are full of standing water, which can take up to a week to disperse. He was concerned about the amount of runoff that would come from the proposed development going through this area, and exacerbating existing drainage problems in this area. Mr. Gronberg reviewed the drainage patterns south of the development for the Commission. Commissioner Nolan requested that the City Engineer be requested to look at this area south of the development and the drainage calculations, as he was concerned that there may be a greater volume of water flowing to the south overall, even through it would be moving more slowly due to the • retention measures proposed by the developer. PA MINUTES OF THE ORONO PLANNING COMMISSION MEETING HELD ON JANUARY 18, 1994 • Commissioner Smith inquired as to what the DNR would look at regarding drainage issues when reviewing this proposal. Mabusth responded that they would review the hydrological information submitted by the developer and potential impact on the DNR park land located downstream, the culverts of Luce Line, and use of the Luce Line bed as a drain. Discussion ensued regarding maintenance of the trails and culverts. Commissioner Nolan inquired about the septic systems located south of the drainage swale and Mr. Gronberg responded that it would be done with PVC pipe which would be under pressure so that if the system failed, it would not pump anything out. Commissioner Nolan commented he believed it could eliminate potential problems if the septic systems were located on the north side of the swale. Mabusth stated that there is not suitable area for another septic system to be located north of the drainageway. Chairman Schroeder inquired about the flag lot issue. Mabusth commented that it is not a variance to create a back lot under the new ordinance criteria. Commissioner Rowlette commented she was concerned about emergency vehicle access and felt that a loop driveway or turn - around should be provided for those lots. Jim Deanovic stated that their restrictive covenants prohibit extra structures on the lots so there will not be a conditional use permit issue. He stated they are willing to construct the bike trail if their cost can be deducted from the park dedication fee. The consensus of the Planning Commission was that the developer should be allowed park dedication credit for the • cost of constructing the bike trails as long as they were public trails. Mabusth reviewed the process whereby the park dedication fees are calculated, based on the land value of the property. Eugene Hite commented that the Countryside homeowners would like to see the lot retained as a park no matter what the determination is regarding its historical status. Chairman Schroeder commented that the Park Commission had no funds available to develop the land as a park. Discussion ensued regarding the potential for a neighborhood park, and the consensus of the Planning Commission was that the parcel remain as a park rather than a lot. Mr. Hite commented that perhaps there was the possibility of holding that property as a common area for the neighborhood, and he requested that he be allowed to discuss this possibility at their homeowner's association meeting. Creative funding methods were discussed. Commissioner Smith inquired about the possibility of providing buffering and screening between Lots 2, 3 and 4 and the Luce Line Trail. Extensive discussion ensued regarding how the City can be protected from difficulties arising from the issue of wetland mitigation when the lots are sold in the future. Discussion ensued regarding whether the roadway should be connected or cul -de -saced on both ends with the potential for future connection being retained. Mabusth reminded the Commission that if the road is not connected, it would continue to be maintained by benefit • lot owners. It will have to be privately maintained until such time as it is connected. Discussion ensued regarding whether to connect the roadway or leave it as two cul -de -sacs 3 MINUTES OF THE ORONO PLANNING COMMISSION MEETING HELD ON JANUARY 18, 1994 with the easements in place to connect it at a future time. Mr. Gronberg stated that they would like to accommodate the neighborhood, and keep the cul -de -sacs as proposed, but they would like to have the streets designated as public streets. Eugene Hite commented the residents are concerned about the construction traffic using Countryside Lane. Mabusth explained that many streets that are cul -de -saced are private streets, and the City does not maintain them until they are connected through roads and at that point they are dedicated as public streets. She noted that the number of lots was sufficient to warrant connection at this time. Chairman Schroeder commented that it appeared that the Planning Commission did not believe there was a need to connect the roadway at this time, as long as easements are retained to permit connection in the future when the City felt it was necessary to do so. Mabusth reminded the Commission that if it was going to become necessary to connect the streets in the future, they should do it now while the development was being done to avoid the expense of having to do it later. Discussion ensued regarding the cost factors involved in roadway construction and the maintenance costs if the streets remain private. Chairman Schroeder commented that if the City has determined that the subdivision will be built, he did not see the public interest was diverted by keeping it two cul -de -sacs with the option to connect them in the future. Commissioner Rowlette commented she did not believe the Planning Commission could make a recommendation to the City Council until the drainage information was submitted. • Chairman Schroeder noted that the consensus of the Planning Commission was that the proposal was a good one, and he would support it pending resolution of some issues, such as drainage, etc. Commissioner Rowlette moved, Lindquist seconded, to table #1901 Tandem Properties, 2645/3025 Watertown Road. Ayes 7, nays 0. 02) #1893 CHRISTINE A. FREEMAN, 2240 SHADYWOOD ROAD - VARIANCES - PUBLIC HEARING Steve Jensen, architect, stated he was present representing the applicant. Mabusth reviewed the proposal and stated that if the Planning Commission recommended approval it must include the disclaimer that if plastic or geo- technic fabric is found beneath landscaped areas, that the existence of such would be in violation of the conditions of approval, and will require immediate removal. Mr. Jensen stated that there is no hardcover variance but there was a setback variance. He noted that there is no plastic or geo- technic fabric in the vicinity of the garage. Commissioner Rowlette inquired if there was adequate area to accommodate emergency vehicles and Mabusth responded affirmatively. 4 MINUTES OF THE ORONO PLANNING COMMISSION MEETING HELD ON JANUARY 18, 1994 i Commissioner Lindquist moved, Peterson seconded, to recommend approval of #1896 variance for Allan and Judith Klotche, 2860 Shadywood Road subject to removal of the wood walkway to the neighbor's drive and that the applicant make every effort to reduce the amount of the variance to 3 1. 1 %. Ayes 3, Nays 4. Motion failed. Chairman Schroeder moved, Nolan seconded, to recommend approval of #1896 variance for Allan and Judith Klotche, 2860 Shadywood Road subject to keeping the hardcover at 3 1. 1 %. Ayes 7, Nays 0. ( #5) #1897 R. HUNT GREENE AND JANE E. PICCARD, 865 PARTENWOOD ROAD - VARIANCES - PUBLIC HEARING Mabusth reviewed the staff report and noted that staff received a letter from Ceil Strauss of the DNR, and noted that they recommended denial of the request as proposed. Mr. Greene stated that the redrawn addition does meet the requirements of the DNR. Mabusth noted that staff is unsure of the setback from Maxwell Bay, as no elevation was submitted on the current survey the City has been working with. Mr. Greene stated that there is no basement in the house and they have no storage. He stated that they have two teenage children to provide for. He noted that they constructed a small addition with a variance in 1986. He stated they are asking to go up to 5,161 square feet and since the lot is an exception they have tried to keep within a reasonable building envelope for the lot and the surrounding neighborhood. He noted that the house was Prairie architecture designed by John Howe and the addition will not cause any disruption to the neighborhood. He noted they have tried to retain the integrity of the architectural style in the design of the addition. Chairman Schroeder inquired if he had considered constructing a smaller garage, and Mr. Greene responded that it was essentially a 2 1/2 car garage, but they believed they could squeeze three cars into it. Commissioner Nolan stated he noticed the applicant had excessive eaves (overhangs) around the garage and he inquired if the applicant had considered removing them. Mr. Greene stated the overhang by the garage could be backed up to three feet which would help, but not remove the hardcover problem. Mabusth stated that staff was concerned about the setback from Maxwell Bay and advised the applicant's surveyor to locate the designated elevation of 929.4' from Maxwell Bay shoreline. Discussion ensued regarding the amount of the hardcover variance. Commissioner Rowlette commented she felt the application should be tabled until the hardcover issue was resolved. She commented that the lot may not permit any additional construction. Mr. Greene inquired if the Planning Commission was concerned about the addition or the elevation which was missing from his survey. Chairman Schroeder commented that they did • not believe they could forward the application to the City Council without having complete information, and he also felt that the size of the garage should be reduced. n MINUTES OF THE ORONO PLANNING COMMISSION MEETING HELD ON JANUARY 18, 1994 Commissioner Rowlette moved, Nolan seconded, to table #1897 for R. Hunt Greene and Jane E. Piccard, 865 Partenwood Road, pending submission of a new survey showing correct elevations and a reduction in the size of the garage addition. Ayes 7, nays 0. ( #6) #1898 PAUL AND ROSE HAUSER, 2801 CASCO POINT ROAD - VARIANCES - PUBLIC HEARING Mabusth gave the staff report and noted that there was hardcover proposed at 30.8 % in the 75 -250 setback area. Discussion ensued regarding the design of the house. Commissioner Rowlette commented there was a 5.8 % increase in the amount of hardcover and inquired about the possibility of reducing that amount. Paul Hauser explained they had decided to attach the garage to the house in order to gain the area above the garage which would be used for two bedrooms and a bathroom, which they needed as the house was so small. He stated they would also gain some much - needed storage space. He noted this would be an aesthetic improvement as well as a practical one. Commissioner Lindquist commented he was concerned about the 4' side yard setback which would be created by the small kitchen addition on the south side. Commissioner Rowlette noted that the closest structure to the proposed garage was the brick garage on the adjacent parcel and she did not have a problem with that. She was more concerned about mitigating the hardcover area variance. Mr. Hauser stated they are not asking for more area than they • need, and noted that it was a very difficult lot to build on. Commissioner Nolan inquired about the mudroom and it's proposed location to the house and garage, and he inquired whether the existing deck would remain. Mr. Nolan responded that there would be an access onto the deck from the mudroom. Discussion ensued regarding the possibility of reducing the area of the addition in order to decrease the amount of hardcover. Chairman Schroeder stated he felt the proposed addition was too large a structure, and while he understood the hardship presented by the lot, he noted that all the lots on Casco Point were difficult lots. He stated he would be inclined to approve the after - the -fact variance on the deck and breakfast nook area, but felt the proposed addition was too large and should be reduced in size. Commissioner Rowlette noted that the Planning Commission has tried to be very consistent regarding hardcover levels they were willing to support, and while she understood the hardship the fact remained that the amount of hardcover was too great. Discussion ensued regarding possible means of reducing the hardcover on the property. The consensus of the Planning Commission was that the variance should be denied as proposed. The Commission suggested to the applicant that they could table the request to allow him time to think about it and perhaps redesign it and reduce the amount of hardcover. Commissioner Rowlette moved, Smith seconded, to table #1898 Variance request for Paul isand Rose Hauser, 2801 Casco Point. Ayes 7, nays 0. 7 MINUTES OF THE ORONO PLANNING COMMISSION MEETING HELD ON JANUARY 18, 1994 Commissioner Rowlette moved, Nolan seconded, to table #1897 for R. Hunt Greene and Jane E. Piccard, 865 Partenwood Road, pending submission of a new survey showing correct elevations and a reduction in the size of the garage addition. Ayes 7, nays 0. ( #6) #1898 PAUL AND ROSE HAUSER, 2801 CASCO POINT ROAD - VARIANCES - PUBLIC HEARING Mabusth gave the staff report and noted that there was hardcover proposed at 30.8 % in the 75 -250 setback area. Discussion ensued regarding the design of the house. Commissioner Rowlette commented there was a 5.8 % increase in the amount of hardcover and inquired about the possibility of reducing that amount. Paul Hauser explained they had decided to attach the garage to the house in order to gain the area above the garage which would be used for two bedrooms and a bathroom, which they needed as the house was so small. He stated they would also gain some much - needed storage space. He noted this would be an aesthetic improvement as well as a practical one. Commissioner Lindquist commented he was concerned about the 4' side yard setback which would be created by the small kitchen addition on the south side. Commissioner Rowlette noted that the closest structure to the proposed garage was the brick garage on the adjacent parcel and she did not have a problem with that. She was more concerned about mitigating the hardcover area variance. Mr. Hauser stated they are not asking for more area than they • need, and noted that it was a very difficult lot to build on. Commissioner Nolan inquired about the mudroom and it's proposed location to the house and garage, and he inquired whether the existing deck would remain. Mr. Nolan responded that there would be an access onto the deck from the mudroom. Discussion ensued regarding the possibility of reducing the area of the addition in order to decrease the amount of hardcover. Chairman Schroeder stated he felt the proposed addition was too large a structure, and while he understood the hardship presented by the lot, he noted that all the lots on Casco Point were difficult lots. He stated he would be inclined to approve the after - the -fact variance on the deck and breakfast nook area, but felt the proposed addition was too large and should be reduced in size. Commissioner Rowlette noted that the Planning Commission has tried to be very consistent regarding hardcover levels they were willing to support, and while she understood the hardship the fact remained that the amount of hardcover was too great. Discussion ensued regarding possible means of reducing the hardcover on the property. The consensus of the Planning Commission was that the variance should be denied as proposed. The Commission suggested to the applicant that they could table the request to allow him time to think about it and perhaps redesign it and reduce the amount of hardcover. Commissioner Rowlette moved, Smith seconded, to table #1898 Variance request for Paul isand Rose Hauser, 2801 Casco Point. Ayes 7, nays 0. 7 MINUTES OF THE ORONO PLANNING COMMISSION MEETING HELD ON JANUARY 18, 1994 (#7) #1899 DONALD AND CAROLYN UDELL, 1210 LOMA LINDA AVENUE - VARIANCES - PUBLIC HEARING Planning and Zoning Administrator Mabusth reviewed the staff report. Donald Udell stated that the well was still in the same location and they used it, which prohibited expansion in that direction. He reviewed the proposed addition and discussed possibilities for hardcover removal. He noted they use the small storage shed to store gasoline as they don't like to store gas in the garage. He noted several areas where he could remove some hardcover. Commissioner Nolan stated he had counted 12 garage stalls and there were other vehicles stored in the yard. He noted that since there did not appear to be any shortage of storage space, that some of the boats and other equipment should be stored inside. Commissioner Smith stated the large boat on the property should be stored off -site as it was illegal to have it where it was. Mr. Udell commented there were many similar boats stored in a similar manner in the area. He stated that the two trailers won't fit into the garage. Discussion ensued and it was commented that while the Commission understood the outside storage problems, the ordinance was still enforceable when applications were submitted for review and approval. Scott Udell, the applicant's son, stated that the trailers will not fit into the garages; however, there were possibilities for storing some of the other boats and equipment inside. Exterior storage on the site was discussed. Commissioner L Lindquist inquired about the amount of hardcover which could be removed. Mr. Udell responded that the shed was 96 square feet, and while he would like to keep it, he would remove it if necessary. He described an area of hardcover which had been installed on the site due to water problems. Carolyn Udell explained their attempts to reduce erosion along the house because the topography in the area creates drainage problems for them. She explained the location of the rock and fabric, and noted that since it had been installed two years ago they had not had the water problems. She was concerned about them reoccurring if the Commission were to require its removal. Discussion ensued regarding drainage concerns and possible means of reducing the amount of hardcover in the 75 -250 area. Mr. Udell stated he was willing to remove the large shed, and would move the smaller shed into the 250 -500 area. Commissioner Nolan commented he felt there was an excessive amount of exterior storage on the site and he requested that the yard be cleaned up and things put away inside. Chairman Schroeder stated he was willing to recommend approval of the application subject to removal of the two sheds and the hardcover and he felt the boat should be relocated on the property and the items stored outside should be moved inside. Mr. Udell asked if he could fence the area behind the large garage and store the speed boat there. The Commission felt that the upper story of the garage would provide some screening for it and it might provide a solution. i MINUTES OF THE ORONO PLANNING COMMISSION MEETING HELD ON JANUARY 18, 1994 • Commissioner Nolan moved, Lindquist seconded, to recommend approval of the variance subject to removal of the two sheds and the hardcover, and the boats shall be relocated to less conspicuous positions on the property. 6 Ayes, 1 nay. ( #8) 1900 ALLAN AND GAYLE BOYDEN, 1436 BALDUR PARK ROAD - VARIANCES - PUBLIC HEARING TO BE RESCHEDULED Planning and Zoning Administrator Mabusth informed the Commission that this item had been formally withdrawn by the applicants. PLANNING COMMISSION COMMENTS 9. REPORT BY PLANNING COMMISSION REPRESENTATIVE TO COUNCIL MEETING OF DECEMBER 13, 1993 There was nothing to report. 10. OTHER ISSUES FOR DISCUSSION There were no other issues discussed. • ADDITIONAL ITEMS 11. PLANNING COMMISSION APPROVAL OF MINUTES OF THE NOVEMBER 15, 1993 MEETING. Chairman Schroeder moved, Peterson seconded, for approval of the November 15, 1993 Planning Commission Minutes as submitted. Ayes 7, nays 0. 12. PLANNING COMMISSION TO SELECT A REPRESENTATIVE TO ATTEND THE FEBRUARY 14, 1994 MEETING OF THE CITY COUNCIL Commissioner Sandy Smith volunteered to attend that meeting. ADJOURNMENT Commissioner Smith moved, Nolan seconded, to adjourn the meeting. Ayes 7, nays 0. The meeting was adjourned at 11:37 p.m. Respectfully submitted, J • Charles Schroeder, Chairman W t 4 CANNING COMMISSION j PUBLIC ATTENDANCE MEETING DATE COUNCIL PLEASE FILL OUT THE INFORMATION REQUESTED BELOW FOR OUR CITY RECORDS. PRESENT FOR (from agenda) NAME (please print) ADDRESS NAME OR NUMBER