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FILE#05-3139 <br /> 21 November 2005 <br /> � Page 3 of 5 <br /> RR-1B Re uired Existin Pro osed <br /> Front 50' 44' covered entr No Chan e <br /> Rear 50' 129' deck 107' <br /> Side(west) 50' 27' 28' <br /> Side Street(east) 50' 42' 41.4' <br /> Structural Covera e <br /> Total Lot Area Total Structural Covera e <br /> 25,440 s.f. (0.58 acres) Allowed: 3,816 s.f. (15%) <br /> Pro osed: 3,039 s.f. (12%) <br /> Hardcover Calculations <br /> Tlus property is located outside of the Shorelaiid Overlay District and therefore not <br /> subject to the hardcover regulations of Section 78-1288. <br /> ------------------------------------------------------------------------------------ <br /> Side Yard and Side Street Setback Variances <br /> Zoning Ord'uiance Section 78-418 (1) requires a 50' setback to all property boundaries, as <br /> the use is conditionally permitted in the RR — 1 B zoning district. The applicant has <br /> proposed an addition directly off the rear (north) of the existing buildiiig, which <br /> encroaches 23' on the western required yard and 8' on the eastei-�i required side street <br /> yard. <br /> It is unclear, based on the submitted floor p1a11, elevations, and survey, whether the <br /> addition encloses the stairways shown on the west of the proposed addition (one stairway <br /> serves the deck above and acts as an exit for the existing upper story and the other <br /> stairway serves the existing basenlent). Because otle of the stairways serves a second <br /> story, a 50' setback is still required, making the level of enclosure inconsequential as it <br /> relates to the level of variance. <br /> Hardship Statement <br /> Applicant has completed the Hardship Documentation Forin attached as Exhibit C, and <br /> should be asked for additional testimony regarding the application. <br /> Hardship Analysis <br /> In consirleriug upplicntions,for nuriaitce, the Pki�rrring Commission slta// consider the effect of dte <br /> proposed variance t�pon t/re/tea/th, sufery aru!welfare of the continturity, �risti�rg«nd a�rticipated irnffic <br /> C011[I!11011S� !i�/r1 uirrl air, darrger of frre, risk Jo t/re pirb/ic safety, und tlre efject at vrt![tes of property i�z <br /> the surrounrli�rg area. T/ee P/annirrg Commission s/rall corrsider reconunending approva! for varia�rces <br /> froni tlre/iteru!provisio�rs of tlle Zoniirg Code in iusfas�ces where 1/ieir strict ei�forcernerel wotrld cause <br /> undue h�trds/tip becaitse of circcrntsiances aniqtte 10 ihe inrlivi�lua/prvperty tiitder coirsideratiotz, a�rd <br /> slta/! reconr�nend �pprova! o�tly when it is demonstrnted t/rat suclr actio�rs wi![be i�r keepiirg wit/e the <br /> spirit and iirtent of t/ie Orono Zvni�rg Code. <br /> Staff finds there may be hardships that warrant variance approval. The western side yard <br /> setback variance is reasonable as the Mimietonlca Arts Center, which is also operating <br /> under a conditional use permit, is the adjacent use not a residential home. The side street <br /> yard setback variance may also be reasonable due the eaistence of Briar Street, agaiii <br />