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5.8 Staff analysis of undue hardship factors is as follows: A. The property in question cannot be put to a reasonable use if used under conditions allowed by the official controls: The Strub parcel is afforded a location option that meets the 30 foot required setback, but this location would require additional paving and a variance for impervious coverage. Mr. Strub could also construct an addition to the existing home for the desired storage space at considerably more expense; however, the addition would require a variance to allow a front yard encroachment. The Community Development staff has reviewed the existing (immediate) site conditions to determine whether there is a reasonable alternative/solution that warrants positive support for the variance requested. Based on our review of the existing situation on the Strub parcel and the existing conditions of the parcel to the north, staff has concluded that the most practical and reasonable location is five feet off the Dellwood Street property line and five feet off the side yard (north) property line. Based on our analysis of the situation the Community Development Staff has determined that the property can be made more livable, and can be put to a reasonable use under the official controls, if a variance is granted. B. The plight of the landowner is due to circumstances unique to the property not created by the landowner: Corner lots are the most difficult to develop and become very problematic when attempting to retrofit additions to homes or add accessory structures. Specifically, these lots have a 30 foot front, corner street side yard and rear yard setback and either a five foot or ten foot interior side yard setback. When applied to existing lots, it becomes evident that little area is available for expansion needs/desires. The Strub home was constructed after Section 1004.02D4 was adopted; however, it is clear that the City issued permits in this neighborhood (most corner lots along Dellwood Street from County Road B to Roselawn Avenue) that are in direct conflict with the 30 foot required side yard setback adjacent a public street. It also complicates the issue when one attempts to determine the front yard. In addition, the City Code states the narrowest frontage adjacent a street on a corner 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. In the case of the Strub parcel, there is also the issue of rain water ponding in the rear yard and how to address/deal with this situation. 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 (structure placement prior to code and topographic issues). PF3426 - ReA 102102 - Page 4 of6