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#17-3962 August 21, 2017 Page 3 of 6 Deck and Driveway Encroachments. The survey work provided indicates that a sliver of the deck for the house at 3560 Ivy Place may encroach into the applicants' property. Possible remedies include a lot line rearrangement or possibly an easement. Also, a portion of the driveway serving 3560 Ivy encroaches into the applicants' property. Possible remedies include lot line rearrangement, easement, or removal of encroachment. Applicants' proposed driveway parallels this encroachment. Conformity with 2010 - 2030 Orono Community Management Plan The proposed re -platting to create two residential lots from three existing tax parcels conforms to the CMP guiding of the property for Low -Medium Density Residential Use. Relationship to Surrounding Development The neighborhoods surrounding the proposed development are all single-family residential in nature, with lot sizes ranging from as small as % acre to more than an acre. It is anticipated that the proposed homes would be consistent with other lakeshore residential development on Casco Point. Conformity with Zoning District Lot Requirements The property is zoned LR -1C, Lakeshore Residential District, which allows for single family residential uses with a minimum lot size of 0.5 dry buildable acres and 100' width as measured at the shoreline and at the 75' setback line. Lot Area and Width. Each of the two lots exceeds the minimum acreage requirements. Lot 1 is approximately 0.66 acre in area. Lot 2, being platted as a back lot given the unusual property shape and access limitations, exceeds the 150% lot area requirement at approximately 1.35 acres. Each lot exceeds the 100' width requirement. Front/Back Lot Configuration. The front/back lot configuration was recommended by staff as the most conforming method of converting these three lots into two. Zoning Code Section 78-1369 states that "each lot shall face on a public street or appropriate private easement". The existing driveway easement with cul- de-sac becomes a limiting factor for development of the site, cannot be counted towards lot area, and its location conflicts with other easements. In order to convert the 3 lots into two lots, a new, relocated access corridor for Lot 2 is necessary, suggesting the need for a subdivision process that creates a 'front lot', a 'back lot', and an access outlot (typically 30 feet in width per City code). Setbacks. The Zoning Code back lot standards have a significant impact on potential locations of a home on the back lot. By definition the line between proposed Lots 1 and 2 becomes the front lot line, requiring a 45' setback (instead of 30') when the back lot "150% of standard setbacks" rule is applied. The proposed house location on proposed Lot 2 is shown at a 10' setback. Elsewhere in the city, the 'front yard' for lake lots is the yard adjacent to the lake, therefore it could be argued that the orientation of the homes on Lots land 2 will be such that the 'front'yard will be either the easterly or westerly lake yard, and the line between the two lots will function as a side lot line. This would only require a 15' side setback for Lot 2. Under this scenario, staff would be comfortable with recommending the redefining of lot lines and yard designations, but not for granting of a variance to allow a side setback of 10' instead of 15' for Lot 2. Note that proposed Outlot A, the 30' wide driveway corridor, extends approximately 15 feet into Lot 2. This could also be used as a justification for the redesignation of yards. Staff has prepared a setback exhibit (exhibit N) illustrating the designation of yards. Both lots show a conceptual house footprint preserving the 0-75 lake yards. Both lots would still be required to adhere to the 75' lakeshore setback and 25% hardcover limit, as well as the 20% structural coverage limit. Average Setback. Because this is a peninsula, and with both lots having shoreline on two sides, the average lakeshore setback should be addressed as part of the approval resolution. It would appear that the location of the adjacent home at 3560 Ivy should be the defining property for establishing average lakeshore setback