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• `= l Cit� of ORONO RESOLUTION OF THE CITY COUNCIL � NO. 1247 • � • • further reduced by minimum required setbacks from the pond, property lines and easements such that the area of the re- maining building envelope is only about 11 ,500 square feet or . 27 acre. The effective width of the building envelope is also reduced to an irregular shape varying between 50 and 80 feet in width. b) That portion of Lot 2 east of the driveway easement con�ains approximately 13 , 000 square feet or . 30 acre. The effective building envelope is reduced by required setbacks to only about 7 ,500 square feet in area and 25 to 45 feet in depth. Because the proposed driveway easement effectively divides Lot 2 into two separate lots , neither portion conforms to the minimum LR-1B District lot area or lot width requirements of sec tion 34 .452 . Approval of the Hepp application would therefore first require approval of lot area and lot width variances from the performance standards of Section 34 . 452 . � 14 . Section 31 . 204 of the Orono Zoning Code states : Combination of Separated Parcels Prohibited. No lot or parcel of land which is divided by a public , private or platted road or road easement, which results in any segment thereof being less than the minimum acreage required for that zoning district, shall be allowed to be combined with any separated parcel of land across the road for purposes of qualifying under the minimum acreage, open space, required yard, setback or sanitary or septic system requirements , nor shall building or density credits be credited or transfer- red between such parcels under any provisions of this code. Each separate parcel must individually conform to the provisions of this code in connec- tion with construction of improvements thereon. Clearly, proposed Lot 2 as shown on Exhibit D does have a road easement that divides the lot into two segments both of which are less than the minimum acreage required for the LR-1B Zoning District. Approval of the Hepp application would therefore first require approval of a variance from Section 31 . 204 . 15 . Moving the existing (and Proposed) driveway to the east would increase the buildable area and effective width of Lot 2 but would encroach upon and require fillinq of an existing drainageway running through this area between the cul-de-sac and the lake. • PAGE 5 OF 11