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� � , <br /> O� <br /> � <br /> • O �+ O <br /> � � C ITY of ORONO <br /> � - : � <br /> , ti <br /> ti <br /> RESOLUTION QF THE CITY COUNCIL <br /> ��`9k'EsII�4�G NO. a� � � � <br /> 3. The Planning Commission reviewed the variance application at a public hearing held on <br /> , February 22,2005 and reviewed the revised plan on Apri118,2005. Pla�uvng Commission <br /> subsequentlyrecommended approval of the requested va�-iances by a vote of 6-0 based on <br /> the following findings and hardships: <br /> a) The portion of the lot that is buildable is very small compared to the entire lot area. <br /> The property contains nearly four acres of dry buildable land. However, the <br /> environmental constraints within the site including the creek,wetlands,lakeshore, <br /> � bluffs and steep slopes,combine to limit the actual buildable area of the site meeting <br /> required setbacks to less than one-half acre. <br /> b) The properly is constrained byblufFs to the northeast,east and south ofthe buildable <br /> area. The existinghouse and its associated driveways and patios are located at the <br /> • confluence of the blufflines where their visibility and drainage impacts are substantial. . <br /> The topography also presents a hardship to the property in making it difficult to <br /> establish a driveway access into the site with reasonable grades. <br /> c) The existing house and patios severely encroach into the required bluff setback. <br /> These encroachments will be removed,to be replaced with a residence that save <br /> for an attached garage, does not encroach the bluff setback. <br /> d) The initial plans have been revised and the house repositioned so that the only <br /> encroachment of the bluffsetback is at the location of the existing detached garage, <br /> the footprint of which will be re-used in construction of a new garage attached to <br /> the residence. This garage is located at a point where the bluff is receding and <br /> becomes merely a steep slope area by definition,and the slopes within 30'ofthe <br /> garage location are less than 30%. The proposed continuation of the 26' <br /> encroachment of the defined bluff setback will have minimal drainage and visual <br /> impacts,as this area is behind the house as viewed from the main body of the lake. <br /> Further,re-use of the existing garage footprint results in no significant new <br /> encroachment of the bluffsetback,and eluninates any grade changes within the bluff <br /> impact zone. . <br /> • 4. The Council finds that while the proposed residence will be located lakeward ofthe defined <br /> average lakeshore setback line,the adj oining residences are positioned such that neither <br /> will have lake views encroached upon by the new residence. <br /> Y <br /> ''� Page 2 of 6 <br /> ;4. <br /> ...... ..... .:.. ....i, _. ... ._ ... �'�. .,�. ..�.. .... ��... .... . .. �{ ' . <br /> . .;Y .�i�. .,t. ,. ..... �-, ' <br /> : : . � . .. , , . . . . .... .. _ .. . .. <br /> .,. ..r �... ..... � . ...i. ':5} ... . ... _ . �� '�r _ ��� .�I' �,.� ... p � .. ... ... . �. �.. .. .. . .. �( <br />