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Hardcover Calculations: ;Hardcover Total Area in Allowed Existing Zone Zone Hardcover Hardcover 250-500 18,430 s.f. 5,529 s.f. 407 s.f.* (30%) (2.2 %) 500-1000 25,139 s.f. 75-tl.7 s.f. 3,893 s.f.* (35%) (15.5 %) * After exclusion of fabnc or plast1c-lmed landscape beds Side Yard Setback Variance FILE#03-2965 January 7, 2004 Page 3 of 5 Proposed Hardcover 643 s.f. (3.5 %) 7,938 s.f. (31.6 %) The applicants have proposed to extensively remodel their home while utilizing the. existing foundation. The proposal is ,·irtually a total rebuild, but re-using much of the foundation for cost savings. There \\ill be t\vo new areas of additional square footage where foundation will be installed. The new living space will consist of 288 s.f., 24 s.f and 20 s.f additions to the home and a 230 s.f. addition to the garage. The applicants are requesting to maintain the substandard setback in order to continue the existing line of the building with the garage addition. The applicants have also requested that the 2nd story addition also maintain the substandard side setback. Hardship Statement Applicant has provided a hardship statement in Exhibit B, and should be asked for additional testimony regarding the application. Hardship Analysis In considering applications for variance, the Planning Commission shall consider the effect of the proposed variance upon tlte health, safety and welfare of the community, existing and anticipated traffic conditions, light and air, danger of fire, risk to tlte public safety, and the effect on values of property in tlte 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 undue hardship 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 potential justification for granting the side setback variance including substantial separation from neighboring homes, and the minor magnitude of continuing the side·line of the house at essentially the same setback. Also, if the existing foundation was not being reused, there would be absolutely no need for a variance. The house foundation however is substantially centered on the site with only 15'-16' to the south setback line or 22'-23' to the north setback line, so that creating a 2-car garage on either side would be difficult or impossible ,vithout a variance, or require the garage to be forward or rearward of the house. Staff would make the following recommendations in regards to the criteria for "undue hardship" pertinent to this application: 3