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PC <br /> Exhibit B <br /> PRACTICAL DIFFICULTIES DOCUMENTATION FORM <br /> LA23-000017 <br /> 1. The property owner proposes to use the property in a reasonable manner not <br /> permitted by the Zoning Chapter. <br /> Response: The unique lot depth, combined with the significant change in topography and the <br /> existing structure, create a limited space for building the detached garage. The large topography <br /> change from the street to the house doesn't allow for a garage (either attached or detached) to be <br /> located at the main floor level as the resulting driveway would be steeper than is allowable. The <br /> proposed location of the garage occupies the natural topographic change from the street to the house <br /> and reduces the hardcover of the site as a whole. By locating the garage doors facing the street (as <br /> many other detached garages along Tonkawa Road do), the proposed structure reduces the overall <br /> impact on hardcover and keeps the massing of the garage consistent and in-line with other structures <br /> along Tonkawa Road. Additionally, while different orientations of the garage were explored, they all <br /> increased the overall hardcover and created large retaining walls and earthworks to elevate the <br /> topography farther into the property. The proposed improvements to the house and the garage are <br /> consistent with other homes of this caliber in the neighborhood and along the bay, and are what <br /> would be expected for modern living. <br /> 2. The plight of the landowner is due to circumstances unique to his property not created <br /> by the landowner. <br /> Response: The variances are a result of the significant topography on the site, the existing <br /> configuration of the property, and the shorter depth of the property. There are no deliberate actions <br /> by the homeowner that result in the necessity of the variance request. In fact, the owners are <br /> attempting to improve the property by reducing the hardcover overage and adding more green space <br /> to the property as well as working to ensure that the property is consistent with the neighborhood <br /> and enhancing the visual appeal and charm of the parcel. <br /> 3. The variance, if granted, will not alter the essential character of the locality. <br /> Response: The homeowners consciously decided to keep the majority of the existing house and only <br /> add a half-story above for additional bedrooms. This keeps the main house from changing the views <br /> from neighboring properties. The separation of the house and the garage is consistent with the <br /> neighborhood as a whole; as many of the properties along Tonkawa Road have a similar configuration <br /> (often with garage doors facing the street). The garage location also allowed for the reduction in <br /> overall hardcover on the property and created more green space closer to the house (and closer to <br /> adjacent houses). By renovating the existing house, removing the existing non-conforming garage <br /> (currently located closer to the house than allowed by code), and constructing a new garage in-line <br /> with other garages along the street, the homeowner is seeking to keep with and enhance the <br /> character of the site and neighborhood. <br /> 4. Economic considerations alone do not constitute practical difficulties if reasonable use <br /> for the property exists under the terms of the Zoning Chapter. <br /> Response: The practical difficulties noted in the remainder of this document exist independently of <br /> the economic considerations for the project. The proposed plan for the property is not the most <br /> economically efficient for the property, but strives to balance the reasonable use of the property by <br /> the homeowner with the zoning ordinances as best as possible. <br />