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structure, and a second correction notice was issued by the Building Official. Staff noted that it appears that, based on field survey and available aerial photography, that at least one tree was required to be removed in order for construction ofthe structure to commence. This fact was confirmed by the Applicant. Staff requested that the Applicant review an alternative location as depicted in the attached alternatives. The response to that request is also attached for the Board's review. In the proposed alternative, based on contours derived from aerial photography flown circa 2005, the change in grade appears to be approximately two feet over a potential buildable area. The Applicant has stated that this location would still negatively impacttrees and that the change in grade. Staff requested that the Applicant provide a survey by a registered land surveyor to determine actual grade. The Applicant's response to this proposal is attached as Exhibit B of the Findings. Staff agrees that the existing vegetation provides a large degree of screening to the accessory structure. Staff does note, however, that visibility is increased in the winter months in 'leaf-off conditions. In addition, it should be noted that the screening could be impacted by factors beyond the Applicant's control,. such as a weather or disease condition impacting the vegetation. Recommendation: The request for Variance is complicated due to the fact the structure is already largely completed. It appears that, based on the information available, that an alternative site does exist that would suffice for a reasonable use of the proposed structure. Staff would recommend approval of the Variance only if the Board of Adjustment considers the topography as an undue hardship. Board Action: Motion to adopt the Resolution to adopt the Findings of Fact related to the request for a variance at 5161 156th LaneNW. -and- Motion to adopt the Resolution to approve the request for a variance to construct an accessory building nearer the front property line thanthe principal structure at 5161 1 56th Lane NW, based on the findings of fact,. -or- Motion to deny the request for a variance at 5161 1 56th Lane NW, based on the findings of fact. Reviewed by: Copies to: Planning Manager City Attorney BOA: 12.03.2009 Attachments: a) Site location map b) Site plan c) Proposed Findings of Fact (including Applicant responses) d) Proposed Variance . e) Findings of Fact from previous requests as noted by Applicant f) Proposed Alternative 2