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� <br /> � #]0-3459 <br /> May 17,2010 <br /> Page 3 of 4 <br /> Variances . <br /> Setback Variance: The house is nearly on the lot line at its southeast corner but angles away <br /> from the lot line so the northeast corner has a 6.6 foot setback. The dormers are set in from <br /> the first floor wall by about six feet. The corner of the dormer on the street side of the house <br /> is 8.1 feet from the lot line. A variance is required because the new roof would increase the <br /> volume of the encroachment into the side setback. The area of the encroachment would be <br /> about 15 square feet. The maximum height of the new encroachment would be four feet. <br /> Average Lakeshore Setback: The existing deck is a grade level deck and is not subject to the <br /> average lakeshore setback. The addition would be subject to this setback. The setback line is <br /> para11e1 to the house. The addition would extend 1.9 feet beyond it. <br /> . Hardcover Variance: Overall hardcover would decrease by 741 square feet. The addition <br /> would be 17 square feet smaller than the existing deck and 820 square feet of driveway <br /> would be removed. The new deck would add 96 square feet of hardcover. The result would <br /> be 6,022 square feet of hardcover(29.32 percent). <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,t/ee Planning Commission s/:all consider t/:e effect of the proposed <br /> variance upon t/:e/:ealtli, safety and welfare of t/:e community, existing and anticipated traffcc conditions, <br /> light and air, danger of fire, risk to tlie public safety,and tlie effect on values of property in t/:e surrounding <br /> area. Tlie Planning Commission shall consider recommending approval for variances from the literal <br /> provisions of tlie Zoning Code in instances wltere t/teir strict enforcement would cause undue hardsliip <br /> because of circumstances unique to t/ie individual property under consideration, and sleall recommend <br /> approval only wl:en it is demonstrated tl:at suc/: actions wil[be in keeping witlt tlie spirit and intent of t/:e <br /> Orono Zoning Code. <br /> Staff Comments <br /> Setback Variance: In the hardship documentation form the applicant makes a compelling <br /> argument for this variance. <br /> Avera�e Lakeshore Setback Variance: The proposed encroachment is small and probably <br /> would have little to no impact on the lake views of adjacent residences. But those factors are <br /> not enough to grant a variance. The applicant must demonstrate that a 12 foot by 23 foot <br /> room addition rather than a 10 foot by 23 foot addition is necessary to provide reasonable use <br /> of house. The information on the hardship documentation form does not accomplish this. <br /> Hardcover Variance: Often the only way to reconcile old hardcover calculations with new <br /> ones is to compare the sizes of different items of hardcover and the hardcover totals. Having <br /> copies of the surveys that were the basis of the calculations is helpful in determining if <br /> hardcover areas have actually changed or are just measured more accurately on the newer <br /> calculations. Hardcover percentages are ignored since the area in each hardcover zone <br /> inevitably changes. <br /> Staff wanted to determine how much of the hardcover increase could be attributed to the <br />