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3.The Orono Planning Commission reviewed this application on April 18, 1994 and <br />May 16, 1994 and recommended approval of the variances as amended based <br />upon the following unique findings and hardships: <br />A. <br />B <br />C. <br />D. <br />E. <br />F. <br />G. <br />H. <br />I. <br />The 15,965 s.f. or .36 acre property is subject to standards for a one acre <br />zoning district. <br />The property has severe topographic limitations that consist of a bluft area <br />requiring more additional restrictive setback standards. <br />The existing residence has existed on the property for over 40 years prior <br />to the development of current shoreland management standards. <br />More gentle sloped areas to the rear or north of the property have resulted <br />in structures being placed at a substandard setback from the street but this <br />has been found to be consistent with the pattern of development for all <br />residential construction along Highwood Road. <br />The proposed improvements will not encroach the average lakeshore <br />setback line creating visual impact for existing residences on adjacent <br />properties. <br />Hardcover within the 0-75’ setback area will be reduced by 1,371 s.f. or <br />17.7%. 2,510 s.f. or 32% hardcover exists on the property and 1,139 s.f. <br />or 14.7% is proposed. <br />The existing detached garage is located 3 ’ from the side and street lot <br />lines. The proposed garage addition will be located 9 from the street lot <br />line and IW from the side lot line. <br />The proposed improvements will not result in the alteration of the bluft <br />at the lakeside of the residence. <br />The existing plantings and vegetation on this property will provide for <br />adequate screening for the expansion of structure closer to the top of <br />bluff. <br />Paee 2 of 6