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B. <br />developed with a single family residence as recently as six months <br />prior to adoption of the assessment roll, and therefore the benefit <br />to the property is no greater than the $11,400 benetit to other <br />developed lots in the neighborhood. <br />Tributary setback and hardcover variance within the 0-75’ and 75-250’ setback <br />areas. The findings are as follows; <br />1) Environmental regulations have gradually reduced the potential building <br />area of the lot. Ordinance No. 63 in April 1964 excluded wetlands from <br />the dry buildable area calculation. Ordinance No. 179 adopted in <br />September 1975 required a 26 ’ strucnire setback from the pond. The <br />Shoreland Regulations adopted in 1992 required a 75’ structural setback <br />from the pond if the lot is sewered, 100’ if it is not sewered. <br />2) Until the City Council adopted the Shoreland Regulations in February <br />1992, a house could have been constructed on the property meeting all <br />state septic system design and setback requirements and would have met <br />all Orono zoning code requirements except for lot standard requirements. <br />3) Level of pond or adjacent tributary is determined by the existence and <br />maintenance of dam that was specifically designed for the purpose of <br />creating a ponding area. <br />4) Current propo.sal will minimize need for excavation and will taKe <br />advantage of existing contours. <br />5) Increase runoff from the proposed construction will not run directly into <br />the pond but drain first * ' west along grasped route that eventually would <br />reach die pond. <br />6) The property consists of unique topographic features that include the creek <br />that intersects along the east side of the property creating a dry buildable <br />island to the east side of creek. <br />Pace 3 of 6