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CITY OF ORONO RESOLUTION OF THE CITY COUNCIL NO. 6 6 3 8 j�kFSHo A8. Applicant is proposing to meet the required 50' rear yard setback. The proposed 30' stoop/35' house front setback is consistent with the street setbacks of the newer homes directly to the south and across Keene Avenue. The 14' setback from the south side lot line is more typical of a setback that would be found in a neighborhood of similar-sized 1/3-1/2 acre lots. The proposed house plans have been revised to a lookout rather than a walkout design in order to establish the lowest level as a basement and avoid a variance for the house being defined as three stories where only 2-1/2 stories are allowed. A9. The applicant's surveyor failed to account for the deck in his structural coverage calculation. Because the top of the deck railing is more than 6 feet above existing grade, the deck counts toward structural coverage, yielding 16.6% where only 15% is allowed. This results in the need for a lot coverage variance. A10. The lot coverage variance is justifiable based on the following: - The proposed deck will be minimally visible from Dickenson Street due to the topography of the site, and hidden from view from Keene Avenue and the southerly neighbor by virtue of its location relative to the house; - There was more structural coverage on this site in 2008 than is proposed today; and - While the deck could be built lower, that would require an immediate step down of approximately two feet from the door accessing the deck, which should be avoided from a safety and practicality standpoint, and is a practical difficulty. Al 1. In considering this application for variances, the Council has considered the advice and recommendation of the Planning Commission and the effect of the proposed variances 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. VARIANCE ANALYSIS: Bl. "Variances shall only be permitted when they are in harmony with the general purposes and intent of the ordinance . . . ." Single family homes and the associated amenities are permitted uses in the RR-1B district. The requested variances if granted would allow construction of a single family home on the property. B2. "Variances shall only be permitted... when the variances are consistent with the comprehensive plan." The proposed new residence structure is consistent with the comprehensive plan guiding of this and surrounding properties for residential use. Page 3 of 7