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FILE # 17-3900 21 Feb 2017 Page 2 of 4 Section 78-1403- Structural Coveraee: Total Lot Area Total Structural Coverage 42,688 s.f. (0.98 acre) Current 46,609 s.f. (1.07 acres) Proposed Allowed (based on proposed lot area): 6,991 s.f. (15%) Section 78-1700 -Hardcover Calculations: Stormwater Overlay Total Area in Zone Allowed Hardcover* Existing Hardcover District Tier 42,688 s.f. Current 16,313 s.f. 0 s.f. Tier 3 46,609 s.f. Proposed (35%) (0%) *Based on proposed lot area Applicable Regulations: Lot Area Variance (Section 78-3031 The property has 0.98 acre in area and is substandard for the LR -1A (2 -acre) district where it is located. Governing Regulation: Variance (Section 78-123) In reviewing applications for variance, the Planning Commission shall consider the effect of the proposed variance upon the health, safety and welfare of the community, existing and anticipated traffic conditions, light and air, danger of fire, risk to the public safety, and the effect on values of property in the surrounding area. The Planning Commission shall consider recommending approval for variances from the literal provisions of the Zoning Code in instances where their strict enforcement would cause practical difficulties because of circumstances unique to the individual property under consideration, and shall recommend approval only when it is demonstrated that such actions will be in keeping with the spirit and intent of the Orono Zoning Code. Economic considerations alone do not constitute practical difficulties. Practical difficulties also include but are not limited to inadequate access to direct sunlight for solar energy systems. Variances shall be granted for earth -sheltered construction as defined in Minn. Stat. § 216C.06, subd. 2, when in harmony with this chapter. The board or the council may not permit as a variance any use that is not permitted under this chapter for property in the zone where the affected person's land is located. The board or council may permit as a variance the temporary use of a one -family dwelling as a two-family dwelling. According to MN §462.537 Subd. 6(2) variances shall only be permitted when: 1. The variance is in harmony with the general intent and purpose of the Ordinance. The lot area variance requested is consistent with the general intent of the Ordinance. The size of the property is generally consistent with the other properties in the Foxhill neighborhood. The variances are in harmony with the Ordinance. 2. The variance is consistent with the comprehensive plan. The variance allows the redevelopment of the single family lot, this use is consistent with the comprehensive plan. The variance allows the nonconforming nature of the lot to decrease. 3. The applicant establishes that there are practical difficulties.