09-20-2010 Planning Commission Packet

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i 13 September 2010 � FILE#10-3468 Page 4 of 5 Hardcover Variance � The applicant's August 24th plans suggest 12,700 square feet or 51% hardcover would ' be proposed for Lot 2 where 30% hardcover is allowed. It does not appear that any substantial hardcover reductions would occur on Lot 1, which is approximately 96% hardcover. Lot 1 would exceed the allowed hardcover standards by more than 65%, and Lot 2 would exceed them by 20%, both would require a hardcover variance. (Note: these numbers reflect inclusion of the County Road 15 right-of-way easement; percentages of hardcover decrease very slightly if right-of-way is excluded from the calculations.) Structural Coverage Variance Tfie applicant has submitted information regarding structural coverage for the proposed lots. Currently, at 16%, the property is non-conforming with respect to structural coverage levels. The proposed subdivision places the property further out of conformance with the 15% limitation. While Lot 2 conforms to the structural coverage limitation, Lot 1 has proposed a structural coverage level of 24.3% which exceeds the allowed limit by 9.3%. The applicant's proposal would require a structural coverage variance for Lot 1. Variance from Required Number of Parking Spaces The number of spaces required following the construction of the new building for both Lots 1 and 2 total 153. The applicant has provided a total of 82 spaces which is 71 spaces short and only proposes an increase of 2 spaces from the existing substandard • site. Both Lot 1 and Lot 2 have a shortage of the required number of parking spaces. Lot 1 is 69 spaces short; Lot 2 is 2 spaces short. The applicant's request would require a 46% variance from the required number of parking spaces. Hardship Analysis In considering applications for variance, the Planning Commission shall consider the efifect of the proposed variance upon the health, safety and welfare of the community, existing and anticipated traffic conditions,�light and air, danger of fire, risk to the public safety, and the efiect on values of property in the surrounding area. The Planning Commission shall consider recommending approval for variances from the literal � provisions of the Zoning Code in instances where their strict enforcement wou/d cause undue hardship because of circumstances unique to the individual property under consideration, and shall recommend approval only when if is demonstrated that such � - actions will be in keeping with the spirit and intent of the Orono Zoning Code. The proposed subdivision will result in the creation of two lots which will be conforming with respect to area and width. However the existing building on Lot 1 will result in a significant structural coverage increase with the reduction in overall lot area increasing the nonconforming structural coverage percentage on the property. Further, the hardcover percentage overage and parking shortages will also be increased with this proposal. ' The existing property currently has an insufficient�number of parking spaces to serve the existing building/uses. Because the parking spaces on both Lot 1 and Lot 2 will likely be used indiscriminately by patrons it might make sense to continue to look at the property as one site with regard to parking. The number of spaces required with the current application for both Lots 1 and 2 total 153. The applicant has provided a total of 82 spaces which is 71 spaces short and only proposes an increase of 2 spaces from the existing substandard site. .