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r , . <br /> FILE 08-3343 <br /> February 19,2008 <br /> Page 4 of 5 ' <br /> Hardship Analysis <br /> In considering applications for variance, the Planning Commission s/eall consider t/:e effect of tlie proposed <br /> - variance upon t/ie/iealt/t, safety and welfare of the community, existing and anticipated traffic conditions, <br /> lig/:t and air,danger of fire, risk to t/iepublic safety, and t/ie effect on values ofproperty in t/ie surrounding <br /> area. Tlie Planning Commission sl:all consider recommending approval for variances from tl:e literal <br /> provisions of t/:e Zoning Code in instances wliere tlieir strict enforcement would cause undue Iiardsltip <br /> because of circumstances u�:ique to t/:e individual property under consideration, and s/iall recommend <br /> approval only when it is demonstrated t/iat suc/t actions will be in keeping with tl:e spirit and inte�tt of the <br /> Orono Zoning Cod� <br /> Issues for Consideration <br /> Is there land that can be purchased to enlar e the parcel? The parcel to the east (900 Old <br /> Long Lake Road) is large enough that some of it could be acquired to enlarge this lot. <br /> However, because of the wetland, if the lot lines were simply extended east the resulting lot - <br /> would be about 1,000 feet deep with the acquired property wetland, wetland buffer or buffer <br /> setback. If land were acquired to the southeast(behind 450) it would preclude enlarging that <br /> property. There is no inclination that the owner of Old Long Lake Road is interested in <br /> selling any land. <br /> Is the situation self-created?Although the Owner is reducing the size of the property by a lot <br /> line rearrangement, the lot would have required a variance regardless. The applicant initially <br /> thought to relocate the lot line to be 10 feet from the house at 450 but apparently has been � <br /> advised differently by his attorney. <br /> Will the proposed house and setbacks be compatible with surroundin� area? There are 13 <br /> properties along Old Long Lake Road and East Long Lake Road between Long Lake and <br /> Wood Rill SNA. All are zoned LR-lA which has a two acre minimum lot size. Only four <br /> are two acres or more in area. Five are between one and two acres. Four are less than one <br /> acre: 990 Old Long Lake Road (0.77 acre), 430 East Long Lake Road (0.70 acre), 450 East <br /> Long Lake Road, and 460 East Long Lake Road. <br /> This is an area that is not clearly in transition. Only four of the 13 properties have been <br /> redeveloped or extensively remodeled. The proposed redevelopment is the first to occur on <br /> one of the four smallest lots. The houses on the other three lots axe modest, all built before <br /> 1960. If the other lots redevelop what is approved on this lot will set the tone for the other <br /> three lots. All would require lot area variances. All would appear to be at least 160 feet <br /> wide and would not require lot width variances. They could accommodate the proposed <br /> house without setback variances. <br /> If this property were zoned LR-1B (1 acre minimum lot size) or LR-1C (0.5 acre minimum <br /> lot size) the side setback would be 10 feet. � <br /> The proposed front setback is the average of the setbacks of 430 and 450. It would be <br /> allowed administratively if there were no other variances involved. <br /> Are there anv other issues or concerns with this application? <br />