11-17-2008 Planning Commission Packet

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� + #08-3388 November 17,2008 Page 3 of 4 • Hardcover• Hardcover Total Area Allowed Existing Proposed Zone in Zone Hardcover Hardcover* hardcover 0-75 11,554 s.f. 0 s.f. 216 s.f. 2l6 s.f. 0% � 1.9 % 1.9% 75-250 11,574 s.f. 2,890 s.f. 2,847 s.£ 3,527 s.f. 25% 24.6 % 30.5% Total for 23,128 s.f. 2,890 s.£ ' 3,063 s.f. 3,743 s.f. Property *Not including any plastic or fabric under landscaping. -------------------------------------------------------------------------------------- Hardcover Variance A playset as well as a walkway totaling 284 square feet would be removed. The addition would add 868 square feet,the wider driveway 60 square feet and the new entry sidewalk � would add 48 square feet. Proposed hardcover would be 680 square feet more than allowed. Wetland Buffer Averaging On the eastern portion of the property is a wetland that is classified as a Preserve. The City's wetland regulations require a 70 foot setback from Preserve wetlands for buildings and a 50 • foot setback for impervious surfaces such as driveways and sidewalks. Part of the addition would fall within the 70 foot setback and a corner of the sidewalk would fall within the 50 foot setback. On the(City)property to the west is a wetland that is classified as a Manage 3. This wetland requires a 36.5 foot setback for buildings and a 16.5 foot setback for impervious surfaces. Part of the addition would fall within the 36.5 foot setback The proposed improvements may or may not trigger the requirement that the 50 and 16.5 foot setback areas be improved as buffers but the regulations do require any new buildings or structures observe the setbacks regardless. There is a provision that allows for buffer averaging for existing surfaces and buildings. Hardship Statement The applicant has completed the Hardship Documentation Form attached as Exhibit B, and should be asked for additional testimony regarding the application. Hardship Analysis In co�tsidering applications for variance,the Planning Commission s/iall consider t/:e effect of t/te proposed varimtce upon t/ee/tealt/t, safety and welfare of t/te community, existing and anticipated traffic conditions, ligltt and air, danger of fire, risk to tlie public safety, and tl:e effect on values of property in tlie surroundi�:g area. Tlte Planning Commission sliall consider recommending approval for variaiices from tlie literal provisio�:s of t/ie Zoning Code in instances wliere tlieir strict enforcement would cause u�:due /:ardsltip • because of circumstances unique to t1:e individual property under consideration, a�zd sleall recommend approva!only wlte�t it is demonstrated tl:at suc1: actions will be in keeping wit/: t/:e spirit and intent of tlte Orono Zoning Code.