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could also be attached to the home, however, substantial improvements and structural design would be required and be costly to complete. The Community Development staff has reviewed the existing (immediate) site conditions to determine whether there is a reasonable alternative/solution for support of this variance request. In review of the existing situation on the Peck parcel and the existing conditions of the parcel to the east, staff has concluded that the most practical and reasonable location is to place the detached accessory building 14 feet from the property line adjacent to County Road C2 and a minimum of 5 feet from the east property line. Community Development Staff has determined that the property can be made livable, and can be put to a reasonable use under the official controls, if two variances are granted. B. The plight of the landowner is due to circumstances unique to the property not created by the landowner: Comer lots are the most difficult to develop and become very problematic when attempting to expand homes or add accessory structures. Specifically, these lots have a 30-foot front, comer street side yard and rear yard setback and either a 5 foot or a 10 foot interior side yard setback. When applied to existing lots, it becomes evident that little area is available for expansion. The Peck parcel, as well as most of the other parcels along this section of County Road C2, were construct prior to a City Code or under different rules and regulations. A review of City Records concludes that the City or Village issued permits in this neighborhood that are inconsistent with the 30 foot required side yard setback adjacent a public street. However, it is unclear when the 30-foot setback requirement was adopted. Comer lots also complicate matters when one attempts to determine the front yard. The City Code states the narrowest frontage adjacent a street on a comer lot is the front yard. Adding to this confusion is a general assumption (minus Code language) by many individuals that a front yard is the street frontage a principal structure faces. The Peck parcel has front yard adjacent to Dellwood Street. These facts limit any proposed structural modifications or detached structure without an approved deviation (variance) from the City Code. The Community Development Staff has determined that the plight of the landowner is due to circumstances unique to the property not created by the landowner (age and structure placement prior to code). C. The variance, ifgranted, will not alter the essential character of the locality: The improvements proposed (a large deviation from the Code) is somewhat uncharacteristic. However, this location is consistent with how construction activity and building permits have been issued in the past for this neighborhood. Further, placing the detached accessory structure adjacent his neighbors, creates a more aesthetically pleasing situation than requiring the structure to be located elsewhere on the parcel. The Community Development Staff has determined that this variance, if granted, 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. PF3532 - ReA 102003 - Page 4 of 6