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PC Exhibit B #18-3997 December 13th, 2017 Halvorson Variance Application -Practical Difficulties Property Address: 1300 Bracketts Point Road Orono, MN 55391 Submitted by George & Laurie Halvorson along with Rehkamp Larson Architects The following verbiage responds to questions #1-12 on the Practical Difficulties Documentation Form of the attached Variance Application: 1. "The property owner proposes to use the property in a reasonable manner not permitted by the Zoning Chapter" The ent i re home is nonconforming as it is within the string test so any change to the volume requires a variance. These requests for improvement are only vertical as the footprint is not affected. The homeowner would like to adjust the style of the home by altering 2 roof lines and a front entry canopy height. They would also like to add a family room that captures v iews to the west. 2. ''The plight of the landowner is due to circumstances unique to his property not created by the landowner" The parce l is located such that the string test setback required by Sec . 78-1279(6) and the locat ion of the lakeshore create an atypical zoning condition which pl aces the existing home entirely within a non-conforming area. 3. "The variance, if granted, will not alter the essential character of the locality" Correct. The essential bones of this house remain intact. The small addition and refinements to the roofs are improvements that will not alter the already eclectic characte r of the neighboring properties. The views of neighbors will not be adversely affected by these i mprovements. 4. "Economic considerations alone do not constitute practical difficulties if reasonable use for the property exists under the terms of the Zoning Chapter" The home is entirely within the string test set back/average lake shore setback preclud i ng any improvements to the ex isting aging structure without a var iance . The homeowners chose to invest in this ex isting home and do a significant remodel rather tha n tear down. 5 . N/A 6 . "The board of Appeals and Adjustments or the Council may not permit as a variance any use that is not allowed under this Chapter for property in the zone where the affected person's land is located" The home's use is to remain a single -family residence. Hardcover is unaffected . 7 . N/A 1300 Bracketts Point Road Variance Application 1