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2618 c:asco Point Koad December 13,2004 Page 2 l,ot shape: The shape of this lot lends itself to a home up to 55-60* in width, whereas the typical 50* lot with a similar total area and similar 75-250* area would be limited to a home just 30* in width. The lot shape also allows for a home to be angled so that it takes the best advantage of lake views, and additionally allows the home to be placed with the garage at the minimum setback from the road to minimize driveway hardcover. Non-contiguity of 0-75* zones: The additional area of 0-75* zone that is non-contiguous, is a benefit to this property but cannot be considered as creating a hardship situation. No hardcover credit should be accrued to this excess lakcshore square footage. The applicant continues to suggest this lot is comparable to 2800 Pheasant Road, where a hardcover variance was granted to allow 39.2% hardcover in the 75-250* zone, where 3/4 of that 2-acrc lot was within the 0-75* zone. In staffs opinion, the two situations arc in no way comparable. The basis for the excess hardcover approval for 2800 Pheasant Road is established in Findings No. 4A, 413 & 4C of Resolution No. 4847. It is not merely that there is a “disproportionate amount of land located within 75* of the lakcshore”. It is based on the unique configuration of that lot, primarily its topography and drainage patterns related to its hardcover location, so that the ratio of the hardcover s.f. to the 0-75* area that its runoff will flow through before it reaches the lake, is about 1:3. With the applicant ’s property and drainage patterns, the proposed 2648 s.f. of hardcover will flow to the lake through a 0-75* area of approximately 70* wide x 75* deep, or 5250 s.f., i.c. a hardcover to 0-75* absorption area ratio of 2648:5250 or about 1:2. The non-contiguous area of the Vogstrom property docs not provide for any absorption of the runoff from the proposed house and driveway. It cannot be considered as contributing to treatment of runoff from hardsurfaccs. The large size of the 0-75* zone for the Vogstrom site should have little bearing on whether a hardcover variance is granted. Rather, the feasibility of developing a reasonable home within the 75-250* hardcover limits should be the key issue. 75-250* /.one comparisons: Attachment 3 is a table and a series of summary sheets with infonnation regarding all lakcshore total rebuilds in Orono during the la.st 6 years. Tire sheets compare fotal Lot Area; 75-250* Lot Area; Approved Footprint of House and Garage; and Approved Hardcover Percentage for all residential lots which underwent a total rebuild in the period January 1999 thru November 2004. Directing your atientio». 'o Attachment 3C, note that the Vogstrom property, with a 75-250* ' zone area of 7673 s f., falls right into the range where the 75-250* hardcover approved is around 30" o. Most properties willi 75-250* areas slightly smaller than Vogstrom ’s have been held to a 1500 s.f. footprint but received substantial hardcover variances in the range of 30-45%. • Most properties with 75-250* area slightly larger than Vogstrom ’s have footprints in the 1800-2200 s.f. range, yet received hardcover variances of no more than 30%.