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FILE# 14-3658 14 Mar 2014 Page 5 of 6 (6) Compatible with the surrounding area as the area is used both presently and as it is planned to be used in the future; the property owners' intended use of the property is consistent with adjacent and surrounding properties on Big Island. (7) Consistent with the character of the surrounding area, unless a change of character is called for in the community management plan; in the opinion of staff this criterion is met. (8) Compatible with the character of buildings and site improvements in the surrounding area, unless a change of character is called for in the community management plan; in the opinion of staff this criterion is met. (9) Not expected to substantially impair the use and enjoyment of the property in the area or have a materially adverse impact on the property values in the area when compared to the impairment or impact of generally permitted uses; in the opinion of staff this criterion is met. (10) Provided with screening and buffering adequate to mitigate undesirable views and activities likely to disturb surrounding uses; the vegetation existing on the property and surrounding properties as well as the topographic difference between the lake and the building site will serve to screen the property owners' cabins from off the property. (11) Not create a nuisance which generates smoke, noise, glare, vibration, odors, fumes, dust, electrical interference, general unsightliness, or other means; in the opinion of staff this criterion is met. (12) Not cause excessive non-residential traffic on residential streets, parking needs that cause a demonstrable inconvenience to adjoining properties, traffic congestion, or unsafe access; Not applicable. (13) Designed to take into account the natural, scenic, and historic features of the area and to minimize environmental impact; in the opinion of staff this criterion is met. (14) All exterior lighting shall be so directed so as not to cast glare toward or onto the public right-of-way or neighboring residential uses or districts; the property owners' plans should adhere to the lighting standards of the Zoning Code; and (15) Not detrimental to the public health, public safety, or general welfare. In the opinion of staff this criterion is met. Practical Difficulties Statement Applicant should be asked for practical difficulties testimony regarding the application. Practical Difficulties Analysis In considering applications for variance, the Planning Commission shall consider the effect of the proposed variance upon the health, safety and welfare of the community, existing and anticipated traffic conditions, light and air, danger of fire, risk to the public safety, and the effect on values of property in the surrounding area. The Planning Commission shall consider recommending approval for variances from the literal provisions of the Zoning Code in instances where their strict enforcement would cause practical difficulties because of circumstances unique to the individual property under consideration, and shall recommend approval only when it is demonstrated that such actions will be in keeping with the spirit and intent of the Orono Zoning Code. Staff finds the applicant's request for a CUP and lot area variance is reasonable. The subject