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3.8 The Boucher's have requested approval of an accessory building that is 108 square feet greater than their parcel's allowable rear yard area and 176 square feet greater that the size of the principal structure. 3.9 Staff has concluded the Code would allow an 832 square foot detached accessory structure on the premises with a conditional use permit and a (one) 120 square foot garden shed for a total of 952 square feet of accessory building storage space. 3.10 Staff has considered the impacts of multiple accessory structures on the parcel and determined that an alternative solution on one larger structure is more efficient than constructing a smaller garage and placing a garden shed somewhere on the property. They use the back yard for training of their dog and desire not to have a shed occupying rear yard space. 3.11 Staff has further concluded that an accessory structure 1008 square feet in size eliminates the need for a second structure (garden shed or larger). 3.12 The proposed accessory structure and its placement on the lot reduce the amount of pavement (impervious area) necessary for access and use. 3.13 A single structure allows better control of roof runoff via gutters and the impact rainwater has on adjacent properties. 3.14 By eliminating the shed and constructing a single structure, the overall difference from that allowed by Code (952 sq. ft.) and that proposed by the applicant (1,008 sq. ft.) is 56 square feet. 4.0 STAFF VARIANCE FINDINGS 4.1 Section 1013.02 requires the applicant to demonstrate a physical hardship and to demonstrate that no practical alternatives exist that would reduce the need for a variance. 4.2 A variance may be granted where the strict enforcement of the literal provisions ofthe ordinance would cause "undue hardship". The granting of a variance shall only occur when it can be demonstrated that such an action will be in keeping with the spirit and intent of the ordinance. 4.3 "Undue hardship" as used in connection with the granting of a variance means the property in question cannot be put to a reasonable use if used under conditions allowed by the official controls, the plight of the land owner is due to circumstances unique to the property not created by the land owner, and the variance, if granted, will not alter the essential character of the locality. 4.4 In review of this request, staff has concluded that an alternative proposal would be in the best interest of the City and the adjacent property owners. Staff considered the potential impacts of the request, the potential precedent it would set, fairness to a property owner, ways to compromise, and neighborhood support of the request. PF3325 RCA (082701) Page 3 of?