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Surrounding Properties: <br />The property is located in the Crystal Bay neighborhood where most lots are similar in size and <br />dimension to the applicant’s property. A platted, but undeveloped, alley is located immediately east <br />of the property. The City of Orono has no intension to open the alley for construction of a public <br />right of way. The alley is used for utilities (overhead electric poles). <br />Hardship: <br />The house was built 29.8' from the front property line in 1958, before the 50' setback for new <br />construction was adopted. The house was placed on the lot with the sides being parallel with side <br />lot lines and 29' from the front propert>’ line. No addition could be placed on the house without <br />requiring variances. The existing floor plan and driveway location favors placing the garage where <br />it is proposed on the plans. <br />A platted, but undeveloped 12' alley is located along the east property line. With a 6' setback <br />proposed to the side lot line and the additional 12’ of right of way there would be a total of 18' to the <br />nearest residential property. <br />Vacation of the alley was discussed. It is the position of Staff the entire neighborhood should jointly <br />apply for a vacation of the alley. If the alley were vacated at some time in the future, 6' would go <br />to each adjacent property owner. Utility easements would be required over the entire 12' because <br />the alley is used for utilities. There would be 12' between the center of the alley to the comer of the <br />proposed garage addition. Typically, staff will recommend a minimum 10' setback for lots under <br />Vi acre in the RR-IB, two acre zoning district. <br />Lot Coverage: <br />The property is allowed 2,173.5 s.f. of stmctural coverage. The total structure would be 1,590 s.f. <br />No variances are required for lot coverage or hardcover. <br />Staff Recommendation: <br />Staff recommends approval of the application for variances to permit construction of a one stall <br />attached garage with second level living space based on the hardships noted above. <br />Options for Action: <br />1. Recommend approval. <br />2. Recommend denial, stating reasons. <br />3. Table. <br />4. Other action. <br />*2629 KeiUi Nord <br />1245 Lakcvicw Avenue <br />Variances <br />Page 2