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CITY OF ORONO RESOLUTION OF THE CITY COUNCIL NO. 6 6 9/ The City Council finds that there is insufficient justification to grant the variance to Zoning Code Section 78-1680 to allow the proposed patio hardcover within the 0-75' lakeshore setback zone given that this is a complete home rebuild. There is no practical difficulty shown for this encroachment. The home and site plan can be redesigned to eliminate the patio encroachment within the 0-75' lakeshore setback zone. Denial of this variance is consistent with past City actions in similar situations. A7 With regard to the requested variance for structural lot coverage for a new home, the 15% limit was established in 1989 primarily to limit structural massing on properties less than 2 acres in area. Lots smaller than 10,000 s.f are allowed 1,500 s.f of structural lot coverage. Past City approvals of variances to the lot coverage requirement when granted have often been predicated on livability, functionality and safety associated with use of a property. The proposed house, covered front stoop and attached garage comprise 1,951 s.f. or 18.2% structural coverage of the property. The applicants propose complete removal of the fairly small (20'x36') cabin existing on the property. The property has no garage, and has been used seasonally for many years. The proposed new house with a 2 -stall attached garage will provide for a more functional year-round residence. Attaching the garage allows for additional second -story living space above it. It has been typical of tear-down/rebuilds on the lakeshore to attach the garage, resulting in a more compact massing of structure on a given site and resulting in a less - crowded streetscape. An added benefit is the ability to have a backup apron in the street yard to allow forward vehicle movement entering the road — especially important on Shadywood Road. A8. In considering this application for variances, the Council has considered the advice and recommendation of the Planning Commission and the effect of the proposed variances 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 effect on values of property in the surrounding area. VARIANCE ANALYSIS: B1. "Variances shall only be permitted when they are in harmony with the general purposes and intent of the ordinance ...." Single family homes and the associated amenities are permitted uses in the LR -1C district. The area and width variances if granted would allow construction of a single family home on the property. B2. "Variances shall only be permitted... when the variances are consistent with the comprehensive plan." The proposed new residence structure is consistent with the comprehensive plan guiding of this and surrounding properties for residential use.