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3.8 Staff has further concluded that an accessory structure 1008 square feet in size eliminates the need for a second structure (garden shed or larger). 3.9 The proposed accessory structure and its placement on the lot reduce the amount of pavement (impervious area) necessary for access and use. 3.10 A single structure allows better control of roof runoff via gutters and the impact rainwater has on adjacent properties. 4.0 STAFF VARIANCE FINDINGS 4.1 Section 10 13.02 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 of the 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 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. 4.5 The proposal seeks the previously supported variance and conditional use permit for a 1,008 square foot detached accessory building and an additional variance allowing an accessory structure to be larger than the principal structure. 4.6 Given the current conditions, the Boucher's could construct an 832 square feet detached accessory building and a 120 square foot garden shed, for a total of952 square feet. The proposal seeks to eliminate the allowance for a garden shed and include an additional 176 square feet of area onto the maximum allowance by City Code (832 sq. ft.) to create a 1,008 square foot detached (garage) accessory building. 4.7 Staff has determined that the total difference from the parcel's allowance (952 sq. ft.) and the Boucher proposal (1,008 sq. ft.) is 56 square feet. PF3325 RPCA (080801).doc Page 3 of5