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��p CITY OF ORONO <br /> RESOLUTION OF THE CITY COUNCIL <br /> y�, `,� No. 6 7 6 2 <br /> `�xESH04� <br /> construction vehicle access from Long Lake Boulevard. Total fill in this area is estimated <br /> at another 500 cubic yards, and will range up to approximately 2'deep where it replaces <br /> the retaining walls. <br /> A10. The proposed slopes at 2.5:1 or 3:1 are at the limit of what is maintainable as yard area. <br /> Applicant has indicated that permanent ground cover in these sbped areas will be a low- <br /> growth fescue which is anticipated to provide good soil stability. While grading and filling <br /> in a bluff area is generally prohibited,the proposed replacement of the existing structures <br /> substantially in kind with only minor revisions to allow for greater safety would appear to <br /> be reasonable and have no additional impacts on the bluff ff appropriate erosion c;ontrol <br /> and permanent vegetation measures are implemented. <br /> A11. Construction of the proposed retaining walls in excess of 4 feet in height will require <br /> engineering. A stairvvay adjacent to the easteriy pool wall is propose, to replace the <br /> existing freestanding step system located further east of the existing retaining walls and <br /> the existing stair system extending from the weste�ly decks. <br /> Al2. In considering this application for variances, the Council has c�nsidered the advice and <br /> �ecommendation of the Planning Commission and the effect of the proposed variances <br /> upon the health, safety and welfare of the community, existing and anticipated traffic <br /> conditions, light and air, danger of fire, risk to the public safety, and the effect on values <br /> of property in the surrounding area. <br /> VARIANCE ANALYSIS: <br /> B1. The variance is in harmony with the general intent and purpose of the Ordinance. Sfng/e <br /> family r�esidences are a pen»itted use wlthln the LR-!A zoning dlsbict <br /> B2. The variance is consistent with the comprehensive plan. The resJdentJal pr�Incipal <br /> structur�e and assocfated amenitfes ar�s riesident�a/uses whlch are consisterrt wlti► <br /> the canprehenslve p/an gufdfng of thls and surround/ng properties for resldent/al <br /> use. <br /> B3. The applicant establishes that there are practical difficulties. <br /> a. The property owner proposes to use the property in a reasonable manner not <br /> permitted by the official controls; The property owner ls proposJng to use the <br /> property In a reasonab/e manner but ihe conRguratlon and/ocaHon of d�e <br /> exisdnA amenitles is such that thePr reconstructlon and�placement do not <br /> meet the standards of the Zonfng Code. <br /> b. There are circumstances unique to the property not cxeated by the landowner. The <br /> extreme/y/engthy/ake se�ack of the adjacent home fo the immedlate west <br /> estab/ishes a setback line that makes the exisdng and proposed amenitfes <br /> nonconforming; and <br /> c. The variance will not alter the essential character of the locality. Because the <br /> proposed encroachments of the average setback line ar+e essent�a/ly <br /> 3 <br />