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residence will be set back from the lake approximately 10 feet further than the existing house, so that any neighbor views that do exist will be opened up further. A9. Proposed hardcover on the property consists primarily of the house and driveway, with sidewalks, steps and patios accounting for the remainder. This is one of the smallest lots on Bohn's Point. The proposed house footprint is within the 15% structural coverage limit. Proposed hardcover at 27.2% is approximately 600 square feet over the 25% limit. This amount is approximately equal to the area of the portion of driveway north of the garage apron, which provides for the loop access and entry sidewalk. The proposed hardcover decrease is accounted for in ancillary hardcover such as decks, sidewalks and stairways. Al0. Applicants are proposing a reduction from the existing 29.0% to 27.2% hardcover, which is a positive improvement. Additionally, the lack of nearby on-street parking and the relatively small ( compared to the neighborhood) lot size are practical difficulties justifying the hardcover variance. The property is served by a long, narrow shared driveway that is not wide enough to allow for parking, forcing on-street parking to be 200 feet or more from the proposed residence in the southern loop area of Bohn' s Point Road. This factor supports the need for additional driveway hardcover within the property. A 11 . In considering this application for variances, the Council has considered the ad vice and recommendation of the Planning Commission and the effect of the proposed variances upon the health, safety and welfare of the community, existing and anticipated traffic conditions, light and air, danger of fire , risk to the public safety, and the effect on values of property in the surrounding area. VARIANCE ANALYSIS : B 1. "Variances shall only be permitted when they are in harmony with the general purposes and intent of the ordinance .... " . Single family homes and the associated amenities are permitted uses in the LR-JB district. The average setback variance will preserve lake views enjoyed by adjacent homeowners. Hardcover will be reduced from its existing level B2. "Variances shall only be permitted ... when the variances are consistent with the comprehensive plan." The proposed new residence structure is consistent with the comprehensive plan guiding of this and surrounding properties fo r residential use. B3 . "Variances may be granted when the applicant for the variance establishes that there are practical difficulties in complying with the zoning ordinance . 'Practical difficulties ,' as used in connection with the granting of a variance, means that: 1. The property owner in question proposes to use the property in a reasonable manner, however, the proposed use is not permitted by the official controls." P age 3 of7