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C' t <br /> FILE#07-3329 . <br /> � 16 January 2008 <br /> - Page 3 of 4 <br /> Hardcover Variance <br /> The applicants' property is 47' wide and has 5,925 s.f. in area where 100' in width and <br /> � 21,780 s.f. in area are required within the LR-1C zoning district. This is a very small lot, <br /> similar in size to the immediate neighbors. <br /> The existing home is partially within the 0-75' zone, and extends into the average <br /> lakeshore setback. Although the applicant is proposing to remove some concrete and <br /> brick landscape borders and some areas of concrete the resulting hardcover levels for <br /> this lot still seem very high. Realistically, any home built on this lot would result in high <br /> hardcover levels within both zones. <br /> Side Yard Setback Variance <br /> The existing home does not meet the 10' side yard setback along the southwestern side. <br /> The applicant has revised the request to comply. The new construction on the 2"d story <br /> will meet the 10' side setback requirement. <br /> Average Lakeshore Setback Variance <br /> The existing home extends approximately 14' to 17' into the average lakeshore setback. <br /> The applicant has revised the proposal so that the 2"d story is behind the average <br /> setback. The change in the roofline on the one-level portion of the home within the <br /> average setback will have little or no significant impact on views from the adjacent <br /> properties. <br /> Structural Coverage Variance <br /> The applicant is proposing an increase (107.8 s.f.) in structural coverage. The existing <br /> structure exceeds by 435 s.f. the allowed structural coverage level for small lots. While <br /> the proposed increase is only 1.8% of the total proposed structural coverage, staff would <br /> note that the increase in the mass of the structure has a significant impact on light, air <br /> and open space in the immediate neighborhood. Additionally, there is a 66 s.f. shed on <br /> the property adjacent to the garage. <br /> Hardship Statement <br /> Applicant has completed the Hardship Documentation Form attached as Exhibit B, and <br /> should be asked for additional testimony regarding the application. <br /> Hardship Analysis <br /> In considering applications for variance, the Planning Commission shall consider the <br /> effect of the proposed variance upon the health, safety and welfare of the community, <br /> exisfing and anticipated traffic conditions, lighf and air, danger of fire, risk to the public <br /> safety, and the effect on values of property in the surrounding area. The Planning <br /> Commission shall consider recommending approval for variances from the literal <br /> provisions of the Zoning Code in instances where their strict enforcement would cause <br /> undue hardship because of circumstances unique to the individual property under <br /> . consideration, and shall recommend approval only when it is demonstrated that such <br /> - actions will be in keeping with fhe spirit and intent of the Orono Zoning Code. <br /> Staff finds that the applicant's revised plans generally meet the direction given by the <br /> Planning Commission at the November meeting. The 2"d story addition meets the <br /> average setback, the side yard setbacks and the rear yard setback requirements. The <br /> applicant is proposing structural additions, cantilevered areas, which increase the <br /> structural level of the home by 107.9 s.f.. Staff feels that these cantilevered areas, when <br /> paired with the 2"d story, may have a negative affect on the light, air and open space in <br /> 3 <br />