HomeMy WebLinkAbout03/20/2006 Planning Commission Minutes �
� •
MINUTES OF T� �
�'' � ORONO PLANNING COMMISSION MEETING
Monday,March 20,2006 .
ROLL
The Orono Planning Commission met on the above-mentioned date with the following members present:
Chair David Rahn, Commissioners,Travis Winkey, Cynthia Bremer,Ralph Kempf,Roland Jurgens, and
Alternate Janice Berg. Representing Staff were Planning Director Mike Gaffron,Planner Melanie Curtis,
and Recorder Jackie Young. Mayor Barbara Peterson was present. '
Chair Rahn called the meeting to order at 6:03 p.m. � •, ���
CONSENT
1. #06-3181 ESKUCHE CREATIVE GROUP ON BEIiALF OF DEAN AND KELLY
LEISCHOW,6:03—6:04 P.M. . '
Rahn opened the public hearing. •
There were no public comments regarding this application. •
Rahn closed the public hearing.
Rahn moved,Bremer seconded,to recommend approval of Application#06-3181,Eskuche Creative
Group on behalf of Dean and Kelly Leischow, 1200 Old Crystal Bay Road,granting of a conditional
� use permit subject to the applicants executing a covenant stating the use will not be used for a
home occupation,dwelling unit,or rented/leased. VOTE: Ayes 6,Nays 0.
OLD BUSINESS
2. #OS-3139 MERRY BETH HOVEY ON BEHALF OF HILL SCHOOL OF MINNESOTA,
2180 NORTH SHORE DRIVE, CONDITIONAL USE PERMIT,6:04—6:42 P.M.
Merry Beth Hovey,Hill School of Minnesota,was present. .
Gaffron stated Hill School was before the Planning Commission last fall and they were granted approvals
in December 2005. The applicant has since that time determined that an elevator would have to�be
installed and are requesting some revisions to their prior approval. The applicant is now requesting an
amendment to the variance and conditional use permit approvals granted in December 2005 in order to
construct additions to the existing building. They are proposing to construct a revised addition�"with a
second story on the rear of their existing building to accommodate office space, classroom space, and an
additional bathroom. The use is conditionally permitted,requiring the City to amend the existing
conditional use permit when a change is proposed. Secondly,the existing building does not meet the
required 50-foot side street setback or the 50-foot side yard setback,where the addition as proposed will
maintain the existing nonconfornung setbacks,requiring variances. The elevator bump-out addition will
be approximately 21 feet from the west lot line.
PAGE 1
NIINUTES OF TI�
• � ORONO PLANNING COMMISSION MEETING
Monday,March 20,2006 � LLL
(#OS-3139 HILL SCHOOL, CONTINUED) .
The applicant is requesting to revise their approvals for side yard and side street setback variances as well
as a conditional use permit amendment in order to construct a larger 45' by 30' addition; adding a second
story above the additions; and adding a 10'by 8' elevator bump-out, further encroaching toward the west
lot line, closer than the required 50 feet from both the western side yard and the side street of Briar Street.
. Staff recommends approval of the setback variances and the conditional use permit amendment to permit
construction of the addition as proposed. Staff finds there may be hardships that warrant variance
approval. The western side yard setback variance is reasonable as the Minnetonka Arts Center,which is
also operating under a conditional use permit,is the adjacent use and not a residential home. However,
the proposed elevator is a further encroachment into the western side yard and the Planning Commission
should discuss whether or not this should be incorporated into the interior of the building. The;,side street
yard setback variance may also be reasonable due to the existence of Briar Street, again instead of directly
� adjacent to a residential home. Gaffron noted a side street setback variance was granted under Resolution
#3424. �
Hovey had nothing to add to Staff's report,but noted that they do have the support of their neighbors on
this application.
Rahn opened the public hearing. � •
There were no public comments regarding this application.
Rahn closed the public hearing.
Rahn inquired whether the parking lot would be paved in the future. , �
Hovey stated to her understanding the parking lot could not be paved due to hardcover issues ar�d that
they were planning to regravel it. `
Rahn inquired why the parldng is based off of the student load and not the occupant load,noting that the
building size is being doubled.
Hovey stated the addition consists of one classroom, a lunchroom, and will not increase the number of
students. Hovey stated their classrooms are only designed for a maximum of 15 students and that little
parking is needed during the day. � ,
Rahn inquired whether the cars loop through the parking lot and drop the students off in the morning.
Hovey stated they loop through Briar Street.
Rahn stated he does have a concern with the parlcing and that in his opinion there does not appear to be
sufficient parlcing. Rahn noted there are only 13 parking spots designated. �
;�
, PAGE 2
?
NIINUTES OF THE
- ORONO PLANIVING COMIVIISSION MEETING
Monday,March 20,2006
(#OS-3139 HII�L SCHOOL, CONTINUED)
Hovey indicated they are creating resource space and only adding one classroom,which would not
increase the demand for parking.
Rahn inquired whether they are also adding a preschool and ninth grade.
Hovey indicated their 7-8 classroom is becoming a 7-8-9 classroom and that there would not be a separate
classroom for ninth graders. Hovey indicated they are adding a preschool class. Hovey stated their
current classroom size is not at maximum capacity. '
Gaffron stated the parking ratio is calculated at one stall for each seven students based on design capacity,
plus one additional stall for each classroom. Gaffron stated design capacity is not defined in the Building
Code and that if the Planning Commission would like to base the parking on the occupancy load, Staff
could look at that and deternune whether there is sufficient parking available on the site. .
Curtis stated 12.3 stalls would be required for 60 students.
Rahn stated if they are talking about occupant load rather than student load, additional parking would be
required. Rahn commented that typically parking is based on occupant load. Rahn inquired how many
staff would be at the building.
Hovey indicated there currently are seven teachers,with one teacher being added.
Gaffron inquired whether there are any students that would be driving.
Hovey indicated none of their students drive and that they are at 1.43 students per family.
Winkey inquired whether family members come and participate at the school.
Hovey stated they do. Hovey indicated there are also six parldng stalls available next to the fence that are
not delineated. Hovey stated they do have an agreement with the Minnetonka Art Center that allows them
to utilize their parking lot for special occasions.
Gaffron stated the City has always considered gravel as hardcover and that there has not been a formal
request to turn that into a paved parking area and that he is unaware of a code requirement to make the
parking lot paved.
Rahn stated in his opinion there should also be site improvements when the building is improved. Rahn
noted there also is not a parking lane designated or a handicapped stall.
Hovey indicated they do have a handicapped stall.
Rahn inquired how that stall is designated. Rahn stated there are certain width and length guidelines for a
handicapped stall. '
PAGE 3
�.A
MINUTES OF THE
- ORONO PLANNING COMMISSION MEETING
Monday,March 20,2006
(#05-3139 HII.,L SCHOOL, CONTINUED)
Hovey stated those lines have been washed away and would be replaced once the parking lot is
regraveled. Hovey commented the dock would be removed as part of this project,with a new ramp being
constructed to comply with code.
Rahn stated he was not aware that there would be an encroachment on both sides and that it was his
understanding the stairway would be interior rather than exterior. '
Gaffron stated the diagram does depict an exterior stairway.
Hovey stated it was her understanding that the exterior stairway is not allowed by fire code and that they
have had to revise their plans.
Rahn stated the City seldom allows encroachments with new construction. Rahn inquired about the 50
square feet for recreational space per student for a preschool facility.
Gaffron stated that requirement is standard for a preschool or daycare type nursery and that the number of
students should be listed. Gaffron illustrated an area of approximately 500 feet on the overhead that could
function as a recreational area.
Hovey indicated the outdoor play area is located in the rear and that their intention is to have a side yard
recreational area specifically for the younger children. Hovey stated there is a fence on one side and
heavy shrubbery on the other. , •�
Kempf stated he noticed that a good portion of the parking lot for the Minnetonka Arts Center is gravel
and that there might be a general misunderstanding in this area that gravel is not considered hardcover.
Kempf stated he would like the parldng better delineated. Kempf stated he does not have a problem with
the encroachment to the west since there is a road located there and there would be no impact.
Jurgens stated as far as the parking,it should be based on the occupancy load,and that the parking should
be better defined. Jurgens inquired how the stormwater from this addition would be'treated and handled
and that in his opinion there should be some analysis done for this property. Jurgens stated he does not
particularly like the elevator further encroaching to the west.
Rahn inquired whether the Planning Commission would like to see a revised plan or whether the
applicant could proceed to the City Council directly with the changes. Rahn stated he would like to see
the parking based on the occupancy load,with the parldng lot also being paved.
Winkey stated he does not have a problem with the side setbacks and that he does not have a problem
with moving this application forward to the City Council. Winkey stated in his view the parking is not
adequate and that the elevator could be located inside the building.
Hovey stated they would like to have the project completed by September.
PAGE 4
MINUTES OF THE
- � ORONO PLANIVING COMMISSION MEETING
Monday,March 20,2006 '
(#OS-3139 HILL SCHOOL,CONTINUED)
Rahn moved,Bremer seconded,to recommend approval of Application#05-3139,Merry Beth
Hovey on behalf of Hill School of Minnesota,2180 North Shore Drive,granting,of a conditional use
permit,subject to the condition that the elevator will be included in the addition's footprint and not
a further encroachment,further subject to the parking area being paved and striped appropriately
to match the occupant load of the current building and addition,and also subject to having the
recreational area sized for the number of children currently allowed.
Gaffron inquired whether the Planning Commission would be agreeable to limiting the number of
students at this facility rather than having the parking based on occupancy load.
Rahn stated the occupancy is based on square footage. . �
Gaffron pointed out the occupancy load would require significantly more parking.
Bremer commented that there might not be enough room on this lot to provide the required parking if it is
based on the occupancy load and that she would be agreeable to limiting the number of students. Bremer
stated it would be difficult for the City to be able to monitor the number of students.
Rahn inquired whether a new school in place of Hill School would require a new conditional use permit.
Gaffron stated in most cases the City has a limit on the number of students that are being served as part of
the conditional use permit. Gaffron stated if there is no limit on the number of students in the conditional
use permit,the school may not need to come back before the City if their enrollment increases.
:
Hovey stated they had to post maximum occupancy signs,which limits it to 49.
Rahn stated the occupancy load of the new building would probably be closer to 200. ,
Jurgens suggested the applicant look at obtaining a formal agreement with the Minnetonka Arts Center
for the additional parking.
Hovey stated 100 students would be the absolute maximum,with all six classrooms being at full capacity
of 15 students and the preschool with 10 students.
Rahn inquired how many parking spots are available on the site. •
Hovey stated they currently have 13 parking spots and that they could remove the paved area to the right
of the building and add approximately three parking spots there. Hovey stated at the present time they are
able to fit more than 13 cars in the parking lot. Hovey indicated they are looking at 56 students for next
fall and that the upper level will not be completed until the following year.
�'
Rahn inquired how many parking stalls would be required with 100 students if the parking were based on
student load.
PAGE 5
MINUTES OF THE •
- ORONO PLANNING COMMISSION MEETING
Monday,March 20,2006
(#OS-3139 HILL SCHOOL,CONTINUED) .
Gaffron stated 14 stalls would be required.
Bremer commented now is a good time to pave and increase the parking lot in conjunction with the other
improvements. '
Rahn amended his motion,Winkey seconded,to recommend approval of Application#OS-3139,
Merry Beth Hovey on behalf of Hill School of Minnesota,2180 North Shore Drive,granting of a
conditional use permit,subject to the following conditions: one,that the elevator be included in the
addition's footprint and not a further encroachment; two,the parking area being paved and striped
appropriately to meet a maximum occupancy load of 100 or the building code requirement,
whichever is less restrictive; three,the handicapped stall also being appropriately sized and
delineated; four,the recreational area should be appropriately sized for the number of preschool
children; and,five,removal and replacement of the ramp.
Jurgens inquired whether the City Engineer should review the grading and drainage. .
Gaffron stated the City Engineer would look at the stormwater management on this site.
VOTE: Ayes 6,Nays 0.
3. #06-3172 LEMMERMAN CONSTRUCTION FOR TIMOTHY RUSSELL AND LYNN
ANN BRADY,3555 FREDERICK STREET,VARIANCE,6:42—6:53 P.M.
Tom Lemmerman, Contractor,was present on behalf of Timothy and Lynn Brady.
Curtis stated this application appeared before the Planning Commission at their February meeting,with
the applicants having revised their application per the recommendations of the Planning Commission.
The applicant is now requesting a hardcover variance for 35.5 percent hardcover within the 75'-250' zone
where 25 percent is normally allowed and 30.9 percent currently exists in order to construct a new
attached garage and construct a second half story addition. The second story would have 63.5 percent
habitable space as opposed to the 60 percent as a"half story"is defined in City Code.
Planning Staff recommends approval of a hardcover and side yard setback variance in order to add a
second story and relocate the garage off of Carman onto Frederick in conjunction with the street yard
grading and removal of encroachments into the right-of-way. The applicants should be required to
address the City Engineer's concerns.
Lemmerman stated they are down to the 63.5 percent of habitable space in the second story and that they
can remove a half an inch around the entire building to reduce the overall bulk and massing on the lot if
necessary.
Lemmerman inquired whether the City has received the new survey.
PAGE 6
,��
. MINUTES OF THE
- ORONO PLANNING COMMISSION MEETING
Monday,March 20,2006
(#06-3172 LEMMERMAN CONSTRUCTION, CONTINUED)
Curtis stated she did not have the new survey at the time the packets were prepared.
Lemmerman stated the survey shows that they are at 35 percent hardcover. Lemmerman noted the
applicants are currently on vacation and were unable to be in attendance at tonight's meeting.
Lemmerman submitted a letter and pictures from the applicants concerning the retaining wall. t.y
Rahn opened the public hearing. '
There were no public comments regarding this application.
Rahn closed the public hearing.
Rahn inquired what the purpose is for the pictures. •
Lemmerman indicated the pictures depict the erosion in that area prior to the retaining wall being
constructed and the situation after the retaining wall being constructed. Lemmerman indicated the stones -
were placed there in an attempt to stop the erosion.
Kempf stated the applicants have done a good job at incorporating the recommendations of the Planning
Commission.
Rahn inquired whether the hardcover was reduced from 35.5 percent to 35 percent. •
Lemmerman stated it was reduced to 35 percent.
Bremer noted the Planning Commission received a number of pictures from the applicants and a letter
concerning the rocks,with the applicants stating that they feel the rocks are necessary to stop the erosion
and that the landscaping firm that was in charge of constructing the retaining wall was not aware that a
pernut was required. Bremer noted the stairway to the lake is acceptable hardcover in this area.
Rahn inquired whether there was any hardcover in the 0-75' zone at the last meeting.
Curtis stated the hardcover in that area consisted of the stairway and the retaining wall and that the city
engineer has recommended the retaining wall be removed.
Rahn stated in his opinion the wall does not appear to be necessary for erosion control and that the slope
could naturally slope. Rahn noted the steps are allowable hardcover.
Winkey stated it appears from the minutes that the applicants have complied with all the
recommendations of the Planning Commission made at the February meeting.
Bremer stated the structure looks great but that she does have a concern with the rock being located in the
0-75' zone. Bremer commented it is difficult to picture what the area would have looked like prior to the
rocks being placed there.
PAGE 7
MINUTES OF THE
• ORONO PLANNING COMMISSION MEETING �
Monday,March 20,2006
(#06-3172 LEMMERMAN CONSTRUCTION,CONTINUED)
Rahn stated typically the Planning Commission follows the recommendation of the City Engineer.
Jurgens stated the City typically requires 0 percent hardcover in the 0-75' zone except for a stairway to
access the lake.
Bremer moved,Winkey seconded,to recommend approval of Application#06-3172,Lemmerman
Construction for Timothy Russell and Lynn Ann Brady,3555 Frederick Street,granting of a
hardcover variance and side yard setback variance in order to add a second story and relocate the
garage,subject to the removal of the boulders at the lakeshore. VOTE: Ayes 6,Nays 0.
(Recess taken from 6:54—6:55 p.m.)
NEW BUSINESS
4. #06-3179 THOMAS AND MARGARET RADKE,3524 EASTLAKE STREET,
VARIANCE,6:54-7:28 P.M.
Margaret and Thomas Radke,Applicants,were present.
Curtis stated the applicants are requesting a 75-250' zone hardcover variance in order to construct a new
patio with a pergola and a covered front entry resulting in 37 percent or 4,291 square feet of hardcover
where 25 percent is normally allowed and 36.12 percent currently exists. Curtis noted 3,572 square feet
was approved by prior variance in 1985.
Planning Staff recommends denial of the hardcover variance as proposed and removal of existing
non-approved hardcover.
Margaret Radke indicated they inherited this situation when they purchased the property and that they .
have not added any hardcover to the property.
Radke indicated they have removed the concrete patio and have installed pavers,with full notice to the
City, and also brought the lot into compliance within the 75'-250'. Radke stated the pavers were actually
cut in half to make sure that the patio was in compliance. Radke indicated when the new sewer was put
in,the driveway was replaced,which was approved by the City.
Radke stated the amount of hardcover that is within the structure of the house itself is more than what was
provided in the 1985 resolution by the City. Radke stated there have been allowances made for other
properties on Lake Street, such as 3407 Eastlake Road and 3415 Eastlake Road,which have allowed for a
greater hardcover variance than what they are requesting tonight. Radke stated their neighbors��iave also
constructed a patio within the 75-250' zone.
PAGE 8
MINUTES OF THE
• ORONO PLANNING COMMISSION MEETING
Monday,March 20,2006
(#06-3179 THOMAS AND MARGARET RADKE, CONTINUED) �F�
Radke stated Resolution 1820 says that the Council recognized that this property is substandard in size
and that it is preferable,from the standpoint of preserving or improving the water quality of Stubbs Bay,
to create the Bayside Beach lots in place of allowing continued use of the property as a marina. The
Resolution also recognizes that within the Bayside Beach Subdivision, a number of hardships were also
created due to the small lot size and that there was the dedication of land for an outlot to serve as access
and for the septic system drainfields. Radke stated Resolution 1820 is acknowledgement by the City that
the lots are substandard and that there is precedence for granting hardcover variances for the homes
located on Eastlake Street.
Radke stated the outlot located behind their property was originally planned for drainage purposes and is
no longer being used for that purpose. Radke stated that land area is not incorporated at all into the
hardcover calculations. Radke pointed out that over a third of their lot is located within the 75'-250'
setback. Radke stated since the outlot is no longer used for drainage purposes,that there is an opportunity
to reconsider whether it could be included in the calculation.
Radke stated they are looking at putting a patio door on the lakeside area and a pergola,noting'the patio
consists of pavers. Radke noted they did also remove a deck off of the master bedroom.
. Radke stated the new patio is more standard in size. Radke pointed out there is a picture enclosed in the
packet depicting how the deck extends across the house and that they are requesting a patio so they can
put some chairs out there.
Radke stated due to the substandard size of the lot,they feel their requests are reasonable and that they are
requesting a variance for the pergola. Radke stated it would be timely to rezone the outlot and divide it
between the three homes,which would create enough space for their hardcover calculation to be within
the City's requirements. Radke stated a small concrete walkway could also be removed if necessary but
that in her opinion the other hardcover on the lot is necessary.
Bremer inquired whether one portion of the sidewalk is necessary.
Radke stated that portion of the sidewalk outlines a tree and that there is no other area for parking except
in the driveway and they access the house over that sidewalk. ..
Rahn opened the public hearing.
There were no public comments regarding this application.
Rahn closed the public hearing.
Jurgens stated the City did acknowledge these lots were unique when created,but that the City also made
allowances for that at that time and that the Planning Commission does not need to go beyond the
allowances. Jurgens stated the properties are being used as they were intended and that going beyond that
is not necessarily a right of the property owner. Jurgens stated in his opinion there is room for reduction
in the hardcover.
PAGE 9
MINUTES OF THE
- ORONO PLANNING COMIVIISSION MEETING
Monday,March 20,2006
(#06-3179 THOMAS AND MARGARET RADKE,CONTINUED)
Jurgens stated he is unsure of the legal ramifications regarding dividing up the outlot and that it�is up to
the three properly owners to pursue that if that is something they desire to do but that the Planning
Commission cannot take that into consideration at this time.
h�
Kempf stated it appears that subdividing the outlot would not help with the hardcover calculation since
there is hardcover also in that area that would need to be included in the calculation.
Radke inquired where the other hardcover is located on the outlot.
Gaffron illustrated on the overhead the access road and pointed out that there might be a higher hardcover
number if the outlot is included in the calculation. .
Radke inquired how the other properties on Eastlake Street have obtained variances for hardcover. Radke
stated they have followed the due process that the City has requested and it seems as though they are
being punished.
Rahn stated the last residence on Eastlake Street was new construction on a relatively small lot.,
Gaffron stated the lots in this area all have a 75-foot setback and that the majority of the lots are 100 feet
deep. Gaffron stated in order for those property owners to be away from the creek,they are forced to
have a larger percentage of hardcover in the 75'-250' zone and the 250'-500' zone. Gaffron stated in his
opinion comparing the other lots on Eastlake Street is like comparing apples and oranges and that the lots
on Casco Point are more similar to this lot.
Rahn stated there are a number of areas depicted on the survey that could be reduced. Rahn stated the
width of the driveway and the turnaround could be reduced to 5'by 10' and that the pavers could be
reduced. Rahn stated in order to grant a variance a hardship needs to be demonstrated and that in his
opinion there is not a hardship here. Rahn stated in his opinion the 31 percent hardcover limit that was
granted in the past is reasonable.
Bremer stated the entry in the front is an important addition,noting that the City Council has approved a
number of covered enhyways in the recent past due to safety concerns. Bremer stated she would also
approve the pergola in the back,but that she would like to see the overall hardcover on the lot reduced in
conjunction with that addition. Bremer recommended half of the turnaround be removed as well as
reducing the width of the driveway.
Radke stated they have a significant problem with turning around in their driveway without hitting the
tree and rock in that area and that they have erected posts during the winter,which routinely get mowed
down by the cars. Radke stated by reducing the width of the driveway,they would be making it nearly
impossible for people to turn around. Radke stated they would be willing to remove that Y portion of the
sidewalk. �
PAGE 10
T'F,T
MINUTES OF THE
• ORONO PLANNING COMMISSION MEETING
Monday,March 20,2006
(#06-3179 THOMAS AND MARGARET RADKE, CONTINUED)
Winkey stated the Planning Commission generally requires applicants to look at their lots and to reduce
hardcover wherever possible. Winkey stated he does not have a problem with what is being proposed,but
that the overall hardcover on this lot should be reduced.
� Radke demonstrated the areas of hardcover on the overhead that they would be willing to remove. Radke
indicated there is a grove of trees that prevents them from relocating the driveway. .
Winkey suggested the applicants look at how the hardcover on this lot could be further reduced.
�.�
Berg recommended the applicants work with Staff to determine what hardcover should be removed.
Bremer stated 116 square feet equals one percent on this lot.
Gaffron stated the walkway is four feet wide.
Rahn stated in his opinion the entryway is too large at 22 feet wide. Rahn stated he would not have a
problem with the entryway if the hardcover is reduced to 32 percent.
Radke stated the footprint of the house is more than what is listed in the resolution.
Jurgens stated the driveway consists of the largest portion of the hardcover.
Radke stated the resolution states the house is at 2030 square feet and that there are also other items on
the property that were not calculated in the original allowance.
Jurgens pointed out the house,the front sidewalk, stoop, driveway,backup apron,a portion of the patio,
and a 10 by 10 patio screen porch were all included in the original resolution. Jurgens stated the house is
approximately 100 square feet larger than what is listed in the resolution. Jurgens stated the driveway and
patio pavers add significantly to the hardcover and could be reduced.
Radke commented they have done a tremendous amount of work to improve Stubbs Bay by removing a
number of barrels,refrigerator and other debris,which has improved the quality of the lakeshore.
Jurgens moved,Rahn seconded,to table Application#06-3179,Thomas and Margaret Radke,3424
Eastlake Street,to allow the applicants time to consider their options for reducing the hardcover on
their lot. VOTE: Ayes 6,Nays 0.
PAGE 11
MINUTES OF THE
• ORONO PLANNING COMMISSION MEETING
Monday,March 20,2006
5. #06-3182 JEFF NIIKI�LSON, 1436 BALDUR PARK ROAD,VARIANCES,
7:28—7:42 P.M.
Jeff Mikkelson,Applicant,was present.
Curtis stated the applicant is requesting variances in order to construct a new single-family residence.
The variances consist of lot area and lot width variances for a lot.19 acre in area and 51'-55' in width
where 100' is normally required, and a 0-75' hardcover variance to allow 987 square feet or 24 percent
hardcover where 0 percent is normally allowed,and a 75'-250' hardcover variance to allow 1,518 square
feet or 36.8 percent hardcover where 25 percent is normally allowed. A conditional use permit in order to
conduct land alterations below the 931.5 100-year floodplain elevation is also required.
Staff recommends approval of the lot width,lot area,lake setback and some level of hardcover variances
in conjunction with the redevelopment of this property. The applicant must receive approvals from the
MCWD for the work below the 931.5' elevation. Planning Staff also recommends approval of the
conditional use permit for grading and fill within the floodplain incorporating the recommendations of the
MCWD and the City Engineer. Finally,the applicant will be required to submit an as-built grading plan
prior to issuance of a Certificate of Occupancy.
The applicant is proposing to construct a new single-family residence on the property. The lot is
substandard in width and area and the application of the 75' lake setback allows for only about 40 feet of
buildable area depth. The applicants'property is a lot of record and is nonconforming with respect to lot
area and lot width. Variances are required to rebuild any home on this property.
Mikkelson had nothing to add to Staff's report.
Rahn opened the public hearing.
There were no public comments regarding this application.
Rahn closed the public hearing.
Rahn indicated he does not really have any issues with this plan outside of the one issue that Staff
mentioned. Rahn inquired what the projection of the rear deck is.
Mikkelson stated 90 percent or more activity is in the front of the house and that the rear traffic is so
minimal and that he would be willing to remove or reduce the size of the rear deck. Mikkelson indicated
he would like to retain the front deck.
Rahn inquired what the size of the front deck is.
Gaffron stated it is 10.5'by 7'.
Rahn noted the two decks combined consist of 307 square feet.Rahn inquired whether there is a roof over
the front deck.
PAGE 12 �':
. MINUTES OF THE
- ORONO PLANNING CONIlVIISSION MEETING
Monday,March 20,2006
(#06-3182 JEFF MIKKELSON, CONTINUED) �
Mikkelson stated there is not.
Gaffron stated a portion of the deck could be removed. Gaffron stated the rear deck proj ects out seven
feet. '
Curtis inquired whether the trellis over the front entry would be reduced as well.
The applicant's representative indicated it could be reduced.
Jurgens inquired whether the rear deck has to be the full length of the house.
Berg stated in her opinion it should be the full length of the house.
Jurgens stated in his view the length of the deck could be reduced and that it is not a necessity.
Rahn inquired what the size of the front deck should be.
Gaffron indicated half of the rear deck would be roughly 40 square feet. .
Curtis stated when the hardcover from the 0-75' and 75'-250' zones are combined,you would get 60.5
percent hardcover.
Bremer commented this is a small lot. �
Rahn moved,Winkey seconded,to recommend approval of Application#06-3182,Jeff Mikkelson,
1436 Baldur Park Road,granting of lot width,lot area,lake setback and hardcover variances,with
the condition that the front deck be reduced to not exceed 35 square feet in size and with the
condition that the recommendations of the city engineer be incorporated into the applicant's plans.
VOTE: Ayes 5,Nays 1,Jurgens opposed.
PLANNING CONIlVIISSION COMMENTS
6. REPORT OF PLANNING COMMISSION REPRESENTATIVES ATTENDING'
COUNCIL MEETINGS FEBRUARY 27 AND MARCH 13,2006
Jurgens reported he attended the February 27"'City Council meeting,with the Sundby and Brooks'
applications being put on consent. Jurgens stated the ordinance amendment for the industrial park was
tabled.
Bremer reported on the Marchl3th City Council meeting,noting that the Narrows Saloon application was
basically approved,with Staff being directed to draft a resolution for approval at the next City Council
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.
� MINUTES OF THE
' ORONO PLANNING COMNIISSION MEETING
Monday,March 20,2006
(PLANNING COMMISSION COMMENTS,CONTINUED)
meeting. Bremer noted the Broitzman application was tabled to allow the applicant time to revise his
landscaping and building plans.
Gaffron indicated the Council tabled the ordinance amendment for the industrial park.
7. OTHER ISSUES FOR DISCUSSION . .
Rahn stated the house on Rest Point Lane appears extremely high on the lot. Rahn stated that is a good
example of the massing on small lots.
8. PLANNING COMMISSION APPROVAL OF MINUTES FOR FEBRUARY 21,2006
Bremer moved,Rahn seconded,to approve the minutes of the Planning Commission for
February 21,2006,as submitted. VOTE: Ayes 6,Nays 0.
9. SELECTION OF REPRESENTATIVES FOR CITY COUNCIL MEETINGS ON
MARCH 27 AND APRII,10,2006
March 27—Jurgens �
April 10 -Winkey
ADJOURNMENT
Bremer moved,Berg seconded,to adjourn the Orono Planning Commission meeting at 8:02 p.m.
VOTE: Ayes 6,Nays 0. �
�^
�__..�- ��-�"°""...
David Rahn,Chair �
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