Laserfiche WebLink
16-3883 <br /> April 17,2017 <br /> Page 2 of 7 <br /> This property was the subject of a sketch plan review in April 2016(minutes attached). The current <br /> proposal incorporates some of the recommendations from that review, including shortening of the <br /> private road and cul-de-sac length. Lot lines have been revised to create lot shapes that provide <br /> more functional and desirable buildable areas based on the existing topography. However, the <br /> result is the need for a lot width variance for proposed Lot 1 (discussed below). <br /> Lot&Outlot Areas Wetland(acres) Total Dry(acres) Total Wet+Dry(acres) <br /> Lot 1 0.01 1.52 1.53 <br /> Lot 2 0.03 1.00 1.03 <br /> Lot 3 0.01 1.06 1.07 <br /> Total in Lots 1-3 0.05 3.58 3.63 <br /> Outlot A(Private Road) 0.00 0.39 0.39 <br /> Totals 0.05 3.97 i 4.02 <br /> Conformity with the Orono 2030 Community Management Plan Update <br /> The proposed subdivision would generally be in conformity with the 2030 CMP which guides the <br /> property for low-medium density single family residential use. <br /> Conformity with Zoning District Lot Requirements <br /> The LR-1B District, allows for single family residential uses with a minimum lot size of 1.0 dry <br /> buildable acres, and minimum lot width of 140' measured at the shoreline and at the 75' lakeshore <br /> setback line. Each of the three lots appears to meet the 1.00 acre dry buildable requirement. Lots <br /> 2 and 3 each appear to meet the width requirement for lakeshore lots, while Lot 1 only meets the <br /> 140' standard at the 75' setback line. <br /> Lot width measurement for lakeshore lots is defined in the zoning code as follows: "Lot width <br /> means the horizontal distance between side lot lines measured at the following locations: (2) <br /> For lots which abut a lake or tributary, at the shoreline measured in a straight line between the <br /> points at which the side lot lines intersect the OHWL,and at the required structure setback from <br /> the OHWL, measured in a straight line between the points of intersection of the side lot lines <br /> with the structure setback line." <br /> Applicants are requesting a lot width variance for Lot 1, which is only 100' in width at the <br /> shoreline. The reason for this request is based on the topography and desired orientation of the <br /> house on Lot 2. While there is sufficient lakeshore such that each lot could meet the 140' width <br /> at the shore, the probable orientation of the house on Lot 2 would have its primary views directly <br /> to the north. If the variance is not allowed,the house on Lot 2 will have its main views overlooking <br /> a triangular lakeshore portion of Lot 1. Lot lines and lot areas could be adjusted to make Lot 1 <br /> completely conforming. Planning Commission should discuss whether this variance is justified. <br /> If so, the reasons for an approval recommendation must clearly establish why this is appropriate <br /> at this location for this subdivision while it would not generally be allowed. The intent would be <br /> to not establish a precedent. <br /> The setback lines depicted on the survey would appear to meet the minimum LR-1B requirements <br /> of 35' street, 35' side street, 10' sides, and 75' lakeshore. <br /> Averaze lakeshore setback. Subdividing lakeshore property does result in some unique <br /> relationships between homes. In this proposed subdivision, Lots 1 and 2 each have a homesite <br /> depicted that meets the 75' setback, as well as the average setback as defined by a line between <br />