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FILEM4.2966 <br />27 February 2004 <br />Pages d4 <br />Backgroand <br />The existing home at 847 Tonkawa Road was removed and a new residence is currently <br />under construction. In conjunction with the construction of the new residence, the <br />homeowner is proposing to remove the existing, failing timber wall and wooden stair <br />system and replace the wooden stair system with a durable and less visible granite stair <br />system. Additionally, the homeowner is proposing to remove the 8’ existing timber wall <br />with a re*graded slope and intermittent glacial boulder outcroppings and low boulder <br />walls. These boulder walls and outcroppings are proposed to have significant vegetative <br />screening which will reduce the visual appearance of the boulders and create a more <br />natural looking slope from the lake. <br />LOT ANALYSIS WORSHEET <br />LR.IB Lot Area Lot Width <br />Required 43,560 s.f. (1 acre)140’ <br />Actual 64,870 s.f. (1.4 acre)150’ <br />Hardcover <br />Zone <br />Total Area <br />in Zone <br />Allowed <br />Hardcover Existing Hardcover Proposed Hardcover <br />0-75 <br />A & A ■ <br />8,250 s.f.Os.f <br />(0%) <br />377 s.f <br />(4.5 %) <br />Accounting for the stairs, <br />landing and timber uail <br />350 s.f. <br />(4.2%) <br />Accounttngfor the stairs, <br />landing and timber wall <br />Hardcover Setback Variance <br />City Code 12*1282 allows for the installation of stairs, lifts and landings in the place of <br />major topographic alterations on steep slopes. The nature of the topography on this <br />property’s lake yard is very challenging, and a stair system is necessary for the <br />homeowner to access the lake. <br />The existing limber wall, stairs, and landings within the 0-75’ setback zone constitute <br />4.5% hardcover. The proposed stair system and re-grading of the slope to eliminate the <br />timber wall and replace with short boulder walls will be a minor reduction in hardcover <br />with a percentage of 4.2. <br />Hardship Analysis <br />/a eoiutderiHg appikoHotu/dr wimee, the Planning Commission shall consider the effect of the <br />proposed variance upon the health, sajtty and welfare of the community, existing and anticipated traffic <br />conditions, light and air, danger of fire, risk to the public safety, and the effect on values of property in <br />the surrounding area. The Planning Commission shall consider recommending approval for varlencts <br />from the Utaral provblotu of the Zoning Code In Inaances where their stria enforcement would cause <br />undue hardship because of circumstances unique to the Individual property under consideration, and <br />shad recommend approval only when it is demonstrated that such actions wilt be in keeping wish the <br />spirit and intent of the Orono Zoning Code.