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Practical Difficulties Statement <br />FILE# 15-3748 <br />15 June 2015 <br />Page 4 of 4 <br />Applicant has completed the Practical Difficulties Documentation Form attached as Exhibit B, <br />and should be asked for additional testimony regarding the application. <br />Practical Difficulties Analysis <br />The lot size and area are preexisting conditions, not changed by the applicant. As noted <br />previously, the side yard setbacks overlap; respecting the setbacks would not allow any <br />construction, or enlargement of the existing structure. Staff finds that the proposed <br />improvements are consistent with the character of the neighborhood, and the applicant has <br />made an attempt to mitigate or minimize negative impacts to the adjoining properties. Further, <br />it does not appear that the adjacent property owners will be adversely impacted by the <br />redevelopment of the property. Staff finds that there are special conditions relating to the <br />existing home and property which support granting the requested average lakeshore, side yard, <br />lot size and lot area variances. <br />Issues for Consideration <br />1. Does the Planning Commission find that that the second level deck negatively impact <br />views from the property owner to the south? <br />2. Does the Planning Commission find that the variances, if granted, will not alter the <br />essential character of the neighborhood? <br />3. Does the Commission find it necessary to impose conditions in order to mitigate the <br />impacts created by the granting of the requested variances? <br />4. Are there any other issues or concerns with this application? <br />Staff Recommendation <br />The Planning Commission should evaluate the practical difficulty criteria against the requested <br />variances and make a recommendation to the City Council. Planning Staff recommends <br />approval of the variances to allow the redevelopment of the property for a new two story <br />residential structure with attached garage.