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FILE # LA25-000024 <br />18 August 2025 <br />Page 2 of 6 <br /> <br /> <br />attached as Exhibit C, and should be asked for additional testimony regarding the application. <br /> <br />Planning Staff Practical Difficulty Analysis: Regarding practical difficulty, Staff finds that there are several challenging <br />issues on this site. The lot’s narrow width, the curved shoreline, and the low elevation all support granting variances. <br />The proposed hardcover level is a 34 square foot reduction, which slightly improves the existing condition. <br /> <br />Redevelopment of nonconforming properties can be challenging. The applicants designed a home keeping in character <br />with the neighborhood, with as few variances as possible, and still result in a reasonable building footprint. They've <br />received supportive feedback from their neighbors as they designed the home for the property. The narrow width and <br />low elevation of the property present a unique challenge from a grading standpoint. The elevation eliminates the <br />ability to incorporate a basement, which results in additional challenges relating to storage (and home square footage). <br /> <br />The requested variances are reasonable and are supported by practical difficulties on the small, narrow property. The <br />footprint of the home has been moved back ±8 feet farther from the lake, providing additional green space between <br />the home and the lake to allow for better stormwater infiltration. <br /> <br />LOT ANALYSIS WORKSHEET <br /> <br />Section 6.12.1550 & 6.12.6940 – Setbacks: <br />LR-1C Required Existing Proposed <br />Rear/Street 30’ 57’ Home <br />17.4’ Detached Garage 29.1’ <br />West Side 7.5’ * 13.6’ Home 10.9’ <br />East Side 7.5’ * 5.5’ Home <br />5.8’ Detached Garage 10’ <br />Lakeshore 75’ 56.6’ Home <br />46’ Deck <br />65’ Home <br />60’ Balcony <br />Average Lakeshore <br />The existing home is situated 16.5’ lakeward of the average lakeshore setback <br />line. The new home (and balcony) will encroach 3 feet lakeward of the ALS, <br />improving the encroachments. <br />*Exception: City Code Section 6.12.1550 (b)(1) <br /> <br />Section 6.12.1550 – Lot Area/Width: <br />LR-1C Lot Area Lot Width <br />Required 21,780 s.f. (0.5 acres) 100’ <br />Actual 7,895 s.f. (0.18 acre) ±49’ @ 75’ / ±40’ @ OHWL <br /> <br />Section 6.12.6930 – Structural Building Coverage: <br />Total Lot Area Total Structural Coverage <br />7,895 s.f. (0.18 acre) Allowed: 2,000 s.f. * <br />Existing: 1,490 s.f. <br />Proposed: 1,698 s.f. <br />*City Code Section 3.12.6930(1)(b) <br /> <br />Section 6.12.9110 and 6.12.9210 – Hardcover Calculations: <br />Stormwater <br />Overlay District <br />Tier <br />Total Area <br />in Zone <br />Allowed <br />Hardcover Existing Hardcover Proposed Hardcover <br />Tier 1 7,895 s.f. 1,973.75 s.f. <br />(25 %) <br />2,526 s.f. <br />(31.99%) <br />591 s.f. w/in <br />75’ setback <br />2,492 s.f. <br />(31.56%) <br />359 s.f. w/in <br />75’ setback <br /> <br />10