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A. The property in question cannot be put to a reasonable use if used under conditions allowed by the official controls: The Wilson home was constructed in a manner that does not allow a garage to be reasonably attached to the home without variance. The Community Development Staff has determined that the property cannot be put to a reasonable use under the official controls. The garage will replace an inadequate accessory structure and allow for better access by reducing the slope, eliminating a difficult grade. The proposed attached garage will afford the Wilson's much needed space for storage and vehicle parking and protection from the weather. B. The plight of the landowner is due to circumstances unique to the property not created by the landowner: The Wilson's situation (garage replacement) is unique to this property, which uniqueness also lies on a number of other lots along West Owasso Boulevard. The Wilson's current carport lies approximately (as determined by City Staff) 23 feet from the front property line creating an existing encroachment of7 feet into the required front yard setback. In 1955, the City approved the location, but it is unclear whether the lot decreased in size for roadway expansion purposes (the normal right-of-way depth - curb to property line is 10 feet to 15 feet). With the new street and curb now complete along West Owasso Boulevard, the front property line is approximately 32 feet from the street curb. In the case of this request, the Community Development Staff does not look upon this variance as being created by the property owner, but rather a valid living/storage space addition that has no alternative. C. The variance, if granted, will not alter the essential character of the locality: In review of the proposed house/garage plans, the Community development Staff has determined that the design of the attached garage and living space will not be out of character or context of a home from the mid to late 1950's. Because the new addition will be approximately 47 feet from the curb, the Community Development Staff has determined that the proposed garage and living space would not alter the essential character or the locality, nor adversely affect the public health, safety, or general welfare, of the city or adjacent properties. D. Staff has the following comments regarding the variance to Section 602.02: With the recent construction of West Owasso Boulevard the Wilson parcel has a unique 32 foot wide street right-of-way boulevard that included a 19 foot driveway, an 8 foot pedestrian path, and a 5 foot apron. With proper design and a variance encroachment of 7 to 10 feet, the Wilson's should not block the pedestrian trail. The design of the new driveway (garage) should reduce the slope or elevation and meet the requirements of Section 703.04B8, creating safer better site access. A car parked on the driveway on a 25 foot long pad adjacent to the garage would still allow for more than 20 feet of separation from the car to the curb line. PF3400 - ReA 061702 - Page 3 of 5