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FILE# 13-3619 12 August 2013 Page 3 of 4 proposed additions to the home will not encroach closer to the front property line than the existing home. The applicants' are proposing to construct a low, uncovered porch 18" above grade along the front of the home. The uncovered porch is proposed to encroach within 9.5 feet of the front property line which is acceptable if it conforms to the Nonencroachments provision for uncovered porches in the Zoning Code. City Code Section 78-1405(3) states that " ... steps, uncovered porches, stoops or similar structures which do not extend above the height of the ground floor level of the principal building and extend to a distance of not less than two feet from any lot line ... ". The applicants are also proposing to incorporate a decorative planter/bench element into the porch design. The planter and bench which will not be an integral part of the porch rather will sit on the floor of the porch and be movable could add the appearance of an additional 2 feet to the height of the front porch. The applicants have provided a photo example of a similar planter and bench for discussion. The photo is attached as Exhibit G. Rear: The proposed northerly addition will not encroach closer to the rear property line than the existing home. The applicants are proposing an attached garage addition on the south side of the house which is proposed to be set back 19 feet from the rear where a 50 foot setback is required. The garage addition will encroach 19 feet closer to the rear lot line than the existing home. South Side: The existing one-stall detached garage is proposed to be removed. The separation from the adjacent property on the south will be improved with removal of the garage and construction of the addition. However the addition will still encroach ±15 feet into the required 30 foot setback. Practical Difficulties Statement Applicant has completed the Practical Difficulties Documentation Form attached as Exhibit B, and should be asked for additional 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 size and dimensions of the property serve as a practical difficulty which prevents development of this property. The applicants' existing home is to a degree driving the additions; however it is not possible to build a home in a conforming location on the property as illustrated by Exhibit H. The neighboring homes range in size from approximately ±1,000 square feet to ±2,900 square feet with the Hill School building directly across the street. The applicants' proposed 2,000 square foot footprint will be somewhere in the middle and conforms to the 15% structural