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� . - . . <br /> ,i : : . . <br /> � #06-3180 2285 French Creek Circle � <br /> _,_ Juty 13,2006 � � - _ - <br /> Page 3 . _ . _ <br /> Septic System Concerns ' . <br /> This home is served by an existing mound septic system designed to serve a 4-bedroom home <br /> � based on information in City files. This neighborhood is in the MUSA (Metropolitan Urban <br /> Service Area), although the City has no plans to extend municipa.l sewer to the area. Staff <br /> initially questioned whether the survey provided accurately depicted the location or extent of the - - . <br /> existing mound system; and it did not show existing tank locations. Staff also questioned <br /> whether an alternate mound site to serve the existing home is ava.ilable. . <br /> Although no rooms labeled as `bedroom' are being added, the addition of new bathrooms and a <br /> variety of water-using fixtures to serve the additional living space was a concern. Pursuant to <br /> ` staff recommendations, this spring the applicant had additional survey work completed as well as <br /> septic testing, which confirmed that with some expansion (to include a new pumping chamber <br /> - and an addition to the existing drainfield's rock bed) the existing septic system will serve the <br /> existing home plus the addition. An alternate site for a mound was found in the front yard, which <br /> must be preserved for future use. � <br /> Variance Hardship Statement . . <br /> Applicants have provided a hardship statement and a letter of request with regards to the setback <br /> - issue, and should also be asked for their testimony regarding the application. <br /> Hardship Analysis <br /> In consideririg applications for varia�zce, tl:e Plan�zing Commissio�: sliall consider tlie effect of tl:e proposed <br /> variafice upon tl:e Izealth, safety aizd welfare of tlie community, existing and anticipated traffic conditio�zs, ' <br /> ligl:t mzd air, da�zger of fire,risk to the public safety, a�:d tl:e effect o�z values of property in tl:e surrou�zdi�z; <br /> - area. Tlie Planning Conimission shall consider reconzmending approval for variances from tl:e literal <br /> provisio�is of fhe Zoning Code i�z i�:stances wl:ere their strict enforcement would cause undue hardship <br /> because of circunzstances u�zique to tlie individual property under considerntio�z, a�zd sl:all recomnze�zd <br /> approval only wlten it is demonstrated tl:ai sucli actions will be in keepi�zg witlz tlze spirit a�zd i�zte�zi of t/:e <br /> Orono Zoning Code. <br /> Staff finds that the setback variance is necessary for any expansion of the existing home, due to <br /> code changes that have made it nonconforming. The City has granted a number of setback <br /> variances around French Lake for additions to pre-existing homes since the Shozeland Ordinance <br /> was adopted. . , ' <br /> From a visual perspective, staff would conclude that approval of the requested setback variance <br /> will likely have little unpact in the neighborhood. At 135' in length, the proposed house will not <br /> be inconsistent in its bulk or massing with many other existing large homes that surround French <br /> Lake'at setbacks.of less than 150'. Because the lot is wooded, the visual impact of the addition <br /> from across the lake will also be softened. The opporh,�nity may exist to provide additional <br /> : screening vegetation between the lake and the addition if Planning Commission determines that <br /> is necessary. , <br />