Laserfiche WebLink
When contemplating a variance request, there is a three (3) factor test for practical difficulties that must be met by <br />the Applicant. The following are the three (3) factors: <br />1. Is the property owner proposing to use the property in a reasonable manner? <br />2. Is the landowner's problem due to circumstances unique to the property and not caused by the landowner? <br />3. If granted, would the variance alter the essential character of the locality? <br />Detached accessory buildings are a common improvement in residential areas. The Applicants are attempting to <br />comply with the standards of their association by storing items indoors on the Subject Property and having a roof <br />pitch that matches their home, neither of which are requirements throughout the city. While storing the items off <br />site may be an alternative, the use of a detached accessory building to store the items is reasonable. The proposed <br />Building would not appear to alter the essential character of the locality. Several nearby properties already have <br />detached accessory buildings in their rear yards. Also, due to the grade change from the front of the Subject <br />Property to rear, where the Building would be located, the additional height would not be as evident and it would be <br />compatible with the home. The owner of the parcel west of the Subject Property, nearest to the proposed location of <br />the Building, supports the request. Finally, the parcel to the north, based on its size, could have an accessory <br />building with a mean gable height of twenty-two (22) feet, which is a greater height than what is proposed. <br />Alternatives <br />Option #1: Adopt Resolutions #15-05-113 and #15-05-114 granting a variance to maximum allowable height for a <br />detached accessory building. The need for the excess height is the result of trying to match the roof pitch of the <br />home per the NHA architectural review committee standards as well as accommodating the inside storage of <br />vehicles/equipment per the NHA's restrictive covenants. The location of the proposed Building is about six (6) feet <br />lower than in front of the home on the Subject Property, which assists in maintaining a compatible appearance with <br />the home. Additionally, the land north of the Subject Property would be eligible for a mean gable height of <br />twenty-two (22) feet and the land east of the Subject Property is part of a golf course rather than another residential <br />property. Thus it does appear that it will not alter the essential character of the immediate neighborhood. Staff <br />supports this option. <br />Option #2: Approve a modified version of Resolutions #15-05-113 and #15-05-114. This option would be <br />predicated on discussion by the Planning Commission. <br />Option #3: Do not approve the request for a variance. While the items could potentially be stored off site, it does <br />not appear that the proposed Building would negatively alter the character of the neighborhood based on the reasons <br />previously mentioned. A detached accessory building is a reasonable use on a residential property and it would <br />comply with other standards such as setbacks, square footage allowance and exterior finish. The additional height is <br />an attempt to address provisions of the restrictive covenants and said covenants are unique to this subdivision rather <br />than applicable throughout the community. Staff does not support this option. <br />Funding Source: <br />All costs associated with this request are the Applicant's responsibility. <br />Recommendation: <br />Staff recommends approval of the variance. <br />Action: <br />Motion to adopt Resolutions #15-05-113 and #15-05-114 approving a variance to the mean gable height restriction <br />for a detached accessory building at 9491 Inverness Lane NW. <br />Attachments <br />Site Location Map <br />