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FILE# 11-3520 <br />11 August 2011 <br />Page 3 of 3 <br />effect on values of property in the surrounding area. The Planning Commission shall consider <br />recommending approval for variances from the literal provisions of the Zoning Code in <br />instances where their strict enforcement would cause practical difficulties because of <br />circumstances unique to the individual property under consideration, and shall recommend <br />approval only when it is demonstrated that such actions will be in keeping with the spirit and <br />intent of the Orono Zoning Code. <br />Staff finds due to the current access arrangement and the property's proximity to the lake, <br />practical difficulties exist. The applicants' plan should be reviewed against what is the minimal <br />increase in hardcover necessary to alleviate the practical difficulty. The proposed configuration <br />of the new driveway as it meets the existing driveway should be revised such that <br />maneuverability is not compromised i.e. flare both ends outward to facilitate pulling into and <br />backing out of the new driveway. Additionally it should be noted that by removing all of the <br />blacktop hardcover as proposed eliminates a sidewalk to the front door from the driveway. The <br />applicants should revise the plan to address both of these issues. As part of this application, the <br />applicants should be required to remove any existing sidewalk or hardcover encroachment <br />which extends into the property to the northwest. <br />Issues for Consideration <br />1. Does the Planning Commission find that that the property owner proposes to use the <br />property in a reasonable manner which is not permitted by an official control? <br />2. Does the Planning Commission find that the variances, if granted, will not alter the <br />essential character of the neighborhood? <br />3. Does the Commission find it necessary to impose conditions in order to mitigate the <br />impacts created by the granting of the requested variances? <br />4. Are there any other issues or concerns with this application? <br />Staff Recommendation <br />Planning Staff recommends approval of hardcover variances in order to reorient the existing <br />driveway. The applicants should address the need for a sidewalk to the front door, remove <br />encroachments, revise the curb cut of the driveway, and be required to submit an updated <br />survey reflecting the changes prior to City Council review. <br />3