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FILE#LA22-000041 <br /> 15 Aug 2022 <br /> Page 2 of 5 <br /> Practical Difficulties Statement <br /> Applicant has provided supporting documentation regarding the applicable Practical Difficulties <br /> attached as Exhibit B, and should be asked for additional testimony regarding the application. <br /> Practical Difficulties Analysis <br /> Staff finds that the applicant's choice to build a replacement home in the proposed location is not <br /> supported by practical difficulty, although it slightly improves the lake views from the adjacent home <br /> from the existing condition. There is a conforming building envelope on the property to support the <br /> applicant's proposed home footprint. <br /> LOT ANALYSIS WORKSHEET <br /> Section 78-350&78-1279-Setbacks: <br /> LR-1C Required Existing Proposed <br /> Rear 30' 68.4' 83.8' <br /> North Side** 10' 8' 28' <br /> South Side 10' 31.1' 20.3' <br /> Lakeshore 75' 158' 173' <br /> The required setback is 210' determined by the home at 3015 CPR. <br /> The existing home is 158'from the lake. <br /> Average Lakeshore The proposed home is shown at 173'; a 15 foot encroachment <br /> improvement within the average lakeshore setback. <br /> **The north lot line will be adjusted so the existing and proposed side yard setbacks on the north side <br /> as noted are not comparable. • <br /> Section 78-350-Lot Area/Width: <br /> LR-1C Lot Area Lot Width <br /> Required 21,780 s.f. (0.5 acres) 100' <br /> Section 78-1403-Structural Building Coverage: <br /> The property exceeds 1.99 acres in area and structural coverage limitations do not apply. <br /> Section 78-1680 and 78-1700-Hardcover Calculations: <br /> The project will have a conforming hardcover level. <br /> Applicable Regulations: <br /> Average Lakeshore Setback Variance (Section 78-1279) <br /> The subject property is situated at the beginning of a slight convex curve of the Casco Point shoreline. <br /> The properties to the south have a unique orientation in that the immediately neighboring lot has a <br /> lakeshore lot notched out of the shoreline.The neighboring home is pushed back from the lake 210 <br /> feet due to a relatively narrow 50' lakeshore strip.The result is a large average lakeshore setback <br /> over the subject property. <br /> The proposed home has been designed to reduce the impact to the adjacent property owners'views <br /> of the lake from the existing condition.The applicant is proposing to reduce the encroachment into <br /> the average lakeshore setback by 15 feet, and reorient the home to pull back from the lake and away <br /> from the neighboring lots in the average setback area. There is a difference of approximately 98 feet <br /> of separation between the 75-foot setback and the average lakeshore setback line on the property. <br /> Situating the home behind the average lakeshore setback would essentially put the house behind the <br />