Get Full Government Meeting Transcripts, Videos, & Alerts Forever!
Get email alerts on the Lakeshore Setback topic
No spam. Unsubscribe anytime.
Commission recommends approval, 4–2, for second‑story addition at 1760 Shadywood Road
Summary
After an extended debate about whether the project is a remodel or a rebuild, the Orono Planning Commission voted 4–2 to recommend approval of a second‑story addition and related variances at 1760 Shadywood Road; neighbors raised concerns about north‑side setback and sunlight impacts.
The Orono Planning Commission on Sept. 16 recommended approval, by a 4–2 vote, of variances and a second‑story addition proposed for 1760 Shadywood Road.
Planning staff (Miss Curtis) told commissioners the application from Arcos Architecture & Design requests a second‑story addition with a 5.3‑foot setback from the north property line where 7.5 feet is required, average lakeshore and lake setback variances of about 2.5 feet, and a hardcover variance (proposed hardcover about 27.7%, where 25% is permitted). Staff said public comment had been received from a north neighbor and from the south and recommended the applicant be asked to explain the practical‑difficulty findings; staff also suggested exploring design options that avoid adversely impacting northern neighbors’ sunlight and open space.
Mike Eckert of Arcos Architecture and William Turner, representing the applicant, said their intent was to remodel and build over the existing footprint where structurally feasible, remove an old attached garage and improve driveway access. Gretchen Shaw, a neighbor to the north, asked the commission to "honor the 7 and a half side yard setback on the north and not change the square footage of the house," expressing concern about creating a “tunnel” effect, drainage and advance notice for demolition that could affect landscaping.
Commissioners debated whether granting the variances would permit a future complete teardown and rebuild in the same nonconforming location. Commissioner Libby and others cited precedent that the city council typically has not allowed increased height in a nonconforming setback and expressed reluctance to set a precedent. Other commissioners, including Commissioner Ressler, said the application improves some nonconforming conditions (removal of the garage, reduction of hardcover in places) and that building up over the existing foundation is a common approach on small lots.
Commissioner Ressler moved to approve the application as proposed; Commissioner Kramer seconded. The motion carried 4–2. Staff noted the commission’s recommendation will be forwarded to the city council for consideration at its first October meeting.
The record includes staff exhibits and neighborhood comments submitted with the packet; any final permitting, grading and building‑code reviews will occur during the permit stage.
