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• . 5.14 The propertv in question cannot be put to a reasonable use if used under conditions allowed bv the official controls: Many residential properties in this area face the compounding constraints of smaller-than-normal lot sizes and larger-than-normal front setbacks, which causes even the most modest site development to meet or exceed the impervious coverage limit. Nearly any alterations on these properties will therefore require one or more variances; but even so, the scale of any new developments on these lots needs to conform to the size of the lot. In light of the situation identified in Section 5.4 of this report, Planning Division staff could support a variance for an encroachment into the rear yard setback. And because the existing garage is small and in poor condition, staff could also support a variance to the impervious coverage limit, since any reasonable two-car garage (whether attached or detached) would require such a variance. For these reasons, the Planning Division has determined that the property can be put to a reasonable use under the official controls if the VARIANCE request is approved. But the size of the proposed garage, which is large enough for storing a boat or camper in addition to two vehicles, exceeds what Planning Division staff can consider "reasonable". Therefore, while coverage and setback variances would still be necessary to accommodate a more modest proposal, staff cannot support variances to the degree requested. 5.15 The plight of the landowner is due to circumstances unique to the property not created bv the landowner: The current situation is unique to properties like the one in question. As stated above, such pre-existing nonconforming lots face unusual development constraints, and a number of them require one or more variances to allow the kinds of improvements that are supported by City housing policies; this is a condition not created by this owner or any previous land owner. The Planning Division has determined that the plight of the landowner is due to unique circumstances not created by the landowner. 5.16 The variance(s), if �ranted, will not alter the essential character of the locality: Most of the lots surrounding the subject property appear to have impervious surfaces covering 40% to 60% (or more) of the entire lot area, so allowing about 41 % coverage on this property would not change the character of the surrounding residential area. The mitigation of marginal storm water runoff, as a condition of approval, would prevent adverse impacts to the public health safety and general welfare. The Planning Division has determined that the allowance of the requested VARIANCES will not alter the essential character of the locality, nor adversely affect the public health, safety, or general welfare of the city or adjacent properties. 6.0 STAFF RECOMMENDATION: 6.1 Based on the comments and findings outlined in Section 5 of this report, the Planning Division recommends DENIAL of the Ronke request for a 900-square-foot VARIANCE from § 1004.01 A6 (Maximum Total Surface Area) and the 18-foot VARIANCE from § 1004.016 (Residential Setbacks) of the City Code which would allow the construction of the proposed residential addition on the property at 1311 Ryan Avenue. 6.2 If the Variance Board prefers to approve the requested VARIANCES because of the unusual circumstances of the property, the Planning Division recommends the following conditions designed to mitigate the effects of the excess impervious coverage: PF07-003 RVBA 010307 Page 4 of 5