#53115-variances-2005 - Laserfiche WebLink

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, � � O _ Y O O � � � CITY of ORONO ti ti RESOLUTION OF THE CITY COUNCIL ��`9k'Es�'i�g'�G NO. � � � � 3. The Planning Commission reviewed the variance application at a public hearing held on February 22,2005 and reviewed the revised plan on Apri118,2005. Planning Commission subsequently recommended approval of the requested variances by a vote of 6-0 based on the following findings and hardships: a) The portion of the lot that is buildable is very small compared to the entire lot area. The property contains nearly four acres of dry buildable land. However, the environmental constraints within the site including the creek,wetlands,lakeshore, bluffs and steep slopes,combine to limit the actual buildable area of the site meeting required setbacks to less than one-half acre. b) The properiy is constrained by bluffs to the northeast,east and south of the buildable area. The existing house and its associated driveways and patios are located at the confluence of the blufflines where their visibility and clrainage impacts are substantial. The topography also presents a hardship to the property in making it difficult to establish a driveway access into the site with reasonable grades. c) The existing house and patios severely encroach into the required bluff setback. These encroachments will be removed,to be replaced with a residence that save for an attached garage, does not encroach the bluff setback. d) The initial plans have been revised and the house repositioned so that the only encroachment of the bluffsetback is at the location of the existing detached garage, the footprint of which will be re-used in construction of a new garage attached to the residence. This garage is located at a point where the bluff is receding and becomes merely a steep slope area by definition,and the slopes within 30'ofthe garage location axe less than 30%. The proposed continuation of the 26' encroachment of the defined bluff setback will have minimal dra.inage and visual impacts,as this area.is behind the house as viewed from the main body of the lake. Further, re-use of the existing garage footprint results in no significant new encroachment of the bluff setback,and eliminates any grade changes within the bluff impact zone. 4. The Council finds that while the proposed residence will be located lakeward of the defined average lakeshore setback line,the adj oining residences are positioned such that neither will have lake views encroached upon by the new residence. Page 2 of 6