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Most of the homes in the area were constructed around 1958, with some receiving improvements 42 such as additions and garages over the years. The property directly to the north has an attached 43 garage that lies approximately 14 feet from the front property line that appears to have been 44 constructed between 1974 and 1985. The three homes to the south at Irene Street, North 45 McCarron’s Boulevard, and Western Avenue were constructed in 1995, 1996, and 2003. 46 VA ARIANCENALYSIS 47 RV: Section 1009.04C of the City Code establishes 48 EVIEW OF ARIANCE APPROVAL REQUIREMENTS a mandate that the Variance Board make five specific findings about a variance request as a 49 prerequisite for approving the variance. Planning Division staff has reviewed the application and 50 offers the following draft findings. 51 a. The proposal is consistent with the Comprehensive Plan. Planning Division staff believes 52 that the proposal is generally consistent with the Comprehensive Plan because the 53 addition of a useable shed and its location is more functional and represents the sort of 54 reinvestment promoted by the Comprehensive Plan’s goals and policies for residential 55 areas. 56 b. The proposal is in harmony with the purposes and intent of the zoning ordinance. 57 Planning Division staff believes that the proposal is consistent with the intent of the 58 zoning ordinances because while the proposed shed would be located in the front yard 59 approximately 16 feet from the street curb, its location would be on one of the few flat 60 useable areas of the property. The shed would also be somewhat screened behind a lilac 61 hedgerow, and the proposed location lies a few feet further from the street than the 62 adjacent parcels attached garage. 63 c. The proposal puts the subject property to use in a reasonable manner. Planning Division 64 staff believes that the proposal makes reasonable and practical use of the subject property 65 given the challenges presented by the topographical, landscaping, and mature tree. 66 Although the property has a small flat useable area directly adjacent to the rear of the 67 home, this is the only portion of the lot that can be used by the family for play or 68 recreation. The only other reasonable option is within the front yard. This area supports 69 better use of the shed for storage as it lies adjacent to small, single-stall, tuck-under 70 garage. 71 d. There are unique circumstances to the property which were not created by the 72 landowner.The unique circumstances of this property would be the topographic 73 challenges, landscaping, and mature trees, all of which play a role in determining where 74 new shed could be placed in compliance with the code. Most of the yard has dramatic 75 slopes, except for a small portion of the rear, directly adjacent to the back of the house 76 and a small area in the front yard. The rear area is narrow and runs the length of the 77 home and is currently used by the homeowner’s two children for recreation. Placing the 78 new shed in the back yard would require it to be placed south of the current location by a 79 number of feet. This placement, given the current design of the yard and home features 80 such as windows and rear door means the shed would take up nearly 1/3 of the only 81 usable back yard area of the property.Planning Division staff believes that the 82 topographic challenges of the property, the limited useable flat area for play and 83 recreation, and the mature trees are the kinds of unique characteristics that justify the 84 approval of the requested variance. 85 PF16-011_RVBA_050416 Page 3 of 4