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.- FILE#12-3547 <br /> 9 March 2012 <br /> � Page 3 of 5 <br /> Structural Covera�e: <br /> Total Lot Area Total Structural Coverage <br /> 62,247 square feet(1.42 acres) Allowed: 9,337 s.f. (15%) <br /> Proposed: 2,418 s.f. (3.8%) <br /> Hardcover Calculations: <br /> Hardcover Zone Total Area in Zone Allowed Hardcover Proposed Hardcover <br /> 0—75 35,076 s.f. 0 s.f 0 s.f.* <br /> � (0%) (0%) <br /> 75—250 6,792.7 s.f. 3,334 s.f. • <br /> 27,171 s.f. � (25%) � (12.2%) <br /> * Although none is proposed, a stairway would be permitted for access to a dock according to <br /> City Code Section 78-1282. • <br /> ------------------------------------------------------------------------------------ <br /> Rear/Street Yard Setback Variance <br /> The proposal includes a 20-foot variance to allow a setback from the rear or street lot line of 30 <br /> feet where a 50-foot setback is normally required. � <br /> Bluff Impact Zone and Bluff Setback Variance <br /> The applicant requests a 15-foot variance to allow construction of the home 15 feet from the <br /> top of bluff where a 30-foot setback is required. Additionally, the proposal would place the <br /> home five (5) feet into the required 20-foot bluff impact zone as well. The applicant's proposal <br /> includes a "possible" lower garage beneath the upper main garage. <br /> Average Lakeshore Setback Variance <br /> The location of the average.lakeshore setback line for this property is difficult to ascertain as the <br /> property exists on a partial point and the northerly adjacent lakeshore home is significantly <br /> "behind" this property in orientation. The result when using the closest lakeward point of the <br /> home to the south places the average lakeshore setback line completely off of the subject <br /> property; when using the point of the southerly home closest to, or most "impacted by", the <br /> subject property places the average lakeshore setback line within the required 50-foot rear <br /> setback. Either of the lines result in the subject lot having no conforming buildable area with <br /> respect to the average lakeshore setback.A variance may be requested from City Council or City <br /> Code Section 78-1279(6)(a) provides an administrative approval option should each affected <br /> neighbor provide written approval of the plan. <br /> Practical Difficulties Statement <br /> The applicant has completed the Practical Difficulties Documentation Form attached as Exhibit <br /> B, and should be asked for additional testimony regarding the application. <br /> Practicaf Difficulties Analysis <br /> In considering applications for variance, the P/anning Commission shall consider the effect of <br /> the proposed variance upon the health, safety and welfare of the community, existing and <br /> anticipated tra�c conditions, light and air, danger of fire, risk to the public safety, and the <br /> effect on va/ues of property in the surrounding area. The P/anning Commission shall consider <br /> recommending approval for variances from the litera/ provisions of the Zoning Code in <br />