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The two-acre property is bordered by 1600 feet of shoreline and includes a peninsula. Within the property's total square footage of 88,543 feet, three quarters or 66,046 square feet are located in the 0-75' zone. This results in a property where the average lakeshore setback line is outside of the property boundaries,the actual build able acreage, within the 75-250' zone, comprises a relatively small proportion of the total lot area. In addition, the long and narrow configuration of the build able zone requires disproportionate use of hardcover for property access. Undue Hardship Section 10.08 subd. 3 of the zoning ordinance set forth examples of"undue hardships". Those specifically set forth and which apply directly to 2800 Pheasant include the following: 1. The plight of the landowner is due to circumstances unique to his property not created by the landowner. Three fourths of the dry acreage is in the 0-75' zone. The circumstances of a 600-foot long, 75-foot wide peninsula are wholly unique to this property. In addition,the narrow aspect of the build able zone requires a disproportionate use for the driveway access hardcover, severely minimizing hardcover for dwelling unit. 2. The variance, if granted, will not alter the essential character of the locality. The variance will result in 0 net hardcover change and reduce the non-conforming hardcover in the 0-75' zone. The proposed structure will establish well in the locality and preserve the character of the neighborhood. 3. Econornic consideration alone is not the reason for this request. Economic considerations really have no bearing on the request. Should a variance not be granted, the applicant would be required to rebuild on the existing foundation. The resulting hardcover in both the 0-75' and 75-250 ` zone would be unchanged from today and would result in the continued non-conformity with the zoning ordinance and the Comprehensive plan. Alternatively, if the variance is granted, it will be somewhat more expensive to set back a new home and foundation within the 75-250' zone, but the result will be a reduction in hardcover in the 0-75' zone,no net increase in hardcover, and a structure that more fully complies with the Comprehensive plan and spirit of the zoning ordinance. 4. The special conditions applying to the land are peculiar to such property and the conditibn does not generally apply to other land in the district. As stated, there is no other property in Orono that is two acres,peninsular, has one and one-half dry acres in the 0-75' zone and approximately 1,600 feet of shoreline resulting in the average lakeshore setback line outside the property boundaries.