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MINUTES OF THE <br /> ORONO PLANNING COMIVIISSION MEETING <br /> Monday,Apri116,2012 <br /> 6:30 o'clock p.m. <br /> The conditions applying to this property are somewhat unique in that few areas of the City have existing <br /> structures on slopes as steep as this, and most properties in the LR-lA district are larger than this site. <br /> Some neighboring properties to the immediate west along the south side of Long Lake Boulevard are <br /> similar in character to this lot. All other properties in Orono's LR-lA zoning district are required to <br /> adhere to the same requirements that this property must adhere to. <br /> Granting of some level of variances is necessary for the preservation and enjoyment of a substantial <br /> property right of the applicant. However,the applicant does have the right to reconstruct the existing <br /> structures in-kind. <br /> The granting of some level of variances is not likely to impair health, safety, comfort,morals or be <br /> contrary to the intent of the code. Finally, granting of some level of variances appears to be necessary to <br /> alleviate demonstrable difficulty and will not merely serve as a convenience to the applicant. <br /> The Planning Commission should consider the following issues: <br /> 1. Does the Planning Commission find that the applicant proposes to use the subject property in a <br /> reasonable manner which is not permitted by an official control? <br /> 2. Does the Planning Commission find that the variances, if granted,will not alter the essential <br /> character of the neighborhood? <br /> 3. Is the proposed house appropriately sized or should it be reduced,perhaps to the 1,500 square <br /> foot minimum allowance, in order to reduce the impacts and the degree of associated variances? <br /> 4. Are the proposed hardcover levels acceptable,or should they be reduced to more closely match <br /> City standards? Can the site layout be modified to reduce the magnitude of variances? Should <br /> the hardcover levels be subject to mitigation? <br /> 5. Does the Planning Commission conclude that the average setback variance is acceptable <br /> because neighboring lake views are not impacted? <br /> Staff recommends the following: <br /> 1. Staff recommends approval of the lot area and width variances. <br /> 2. Staff recommends approval of 0-75' and 75-250' hardcover variances at a level the Planning <br /> Commission finds acceptable. If reductions from the current proposed levels are recommended, <br /> then a revised site plan and house plan should be requested. Staff recommends that mitigation <br /> measures be required for excessive hardcover on the site. <br /> 3. Staff recommends approval of the requested side setback variances, subject to establishment of <br /> a grading and drainage plan acceptable to the City Engineer and subject to no encroachment of <br /> the east side 10' drainage and utility easement by overhangs, cantilevers,or other structure. <br /> 4. Staff recommends approval of lake setback and street setback variances as proposed, subject to <br /> any revisions needed if hardcover must be reduced. <br /> Page <br /> 13 <br />