10-17-2011 Planning Commission Packet

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� FILE#11-3527 10 October 2011 Page 3 of 4 Structural Covera�e: The property is greater than 2.0 acres in area and not subject to this requirement. ------------------------------------------------------------------------------------ Practical Difficulties Statement Applicants have submitted a practical difficulties statement attached as Exhibit B and should be asked for additional testimony regarding the application. Practical Difficulties Analysis In considering applications for variance, the Planning Commission shall consider the effect of the proposed variance upon the health, safety and welfare of the community, existing and anticipated tra�c conditions, light and air, danger of�re, risk to the public safety, and the effect on values of property in the surrounding area. The P/anning Commission shall consider recommending approval for variances from the literal provisions of the Zoning Code in instances where their strict enforcement would cause practica/ di�culties because of circumstances unique to the individua/ property under consideration, and shall recommend approval only when it is demonstrated that such actions will be in keeping with the spirit and intent of the Orono Zoning Code. . , The applicants' property and the adjacent Outlot C are heavily vegetated. The proposed two-car garage addition would likely not be very visible from Outlot C nor Rainey Road. The property is currently conforming and has a three-car attached garage. It has been City practice to require platting of road corridors to adjacent parcels when properties are subdivided. This practice is a requirement of the Orono Subdivision Ordinance - Municipal Code Section 82-283(h)(1). The City has required the platting of connecting corridors to adjoining properties in many instances, to provide access to adjacent properties and to provide for the potential to create "through" roads which are preferable for maintenance, circulation and emergency access purposes, as compared to cul-de-sacs. When such corridors are platted as private road outlots, in virtually all cases since the late 1970's the City has required the dedication of underlying road easements to the City. These road outlots include segments to be used now for private road and cul-de-sac purposes, and segments for future interconnection of private roads, should circumstances warrant such interconnection. The circumstances that might warrant such interconnection at some future date include but are not limited to: � • Neighborhood associations requesting the City to take over road maintenance, in which case the City would likely require the connections prior to acceptance of the road as public, to allow for more efficient maintenance... � • Establishment of an interconnected public trail system between neighborhoods... • Some conclusion by the City or by its neighborhoods that connection of cul-de-sac roads will provide a necessary increase in public safety or decrease in emergency response time... • An area-wide rezoning that would allow for higher density and the need for additional access to property, on-street-parking, etc.