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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 common in residential areas and are considered to be a reasonable use of the <br />Subject Property. If the land west of the Subject Property had not been developed (the Applicant had no control of <br />those actions), they would not have been required to provide a street easement over a portion of the Subject <br />Property and thus, the proposed location would not have required a variance. Not only are several of the <br />surrounding properties greater than two (2) acres in size (eligible to construct a detached accessory building nearer <br />the front lot line than the home), but the proposed Building would be within a wooded area, which will provide <br />some screening, the variance would not alter the essential character of the neighborhood. <br />Alternatives <br />Alternative 1: Adopt Resolution # 17-10-249 granting a variance to construct a detached accessory building nearer <br />the front property line than the home on the Subject Property. As outlined above, the Subject Property is technically <br />two (2) acres in size, but since the Applicant had to grant an easement for street purposes, the area encumbered by <br />that easement is not counted when considering accessory building standards. The proposed finish of the Building <br />will match that of the home on the Subject Property, will not exceed the height of the home, and does not exceed <br />the allowable square footage for the Subject Property. Staff supports this alternative. <br />Alternative 2: Do not approve a variance to allow the detached accessory building nearer the front property line than <br />the home. The applicant worked with City Staff on exploring alternative options for the Building, including the side <br />and rear yards. These locations were either not feasible based on required setbacks or resulted in the loss of a <br />number of trees and/or created issues with accessing the Building. The proposed location does comply with the <br />minimum setbacks for the R-1 Residential (Rural Developing) district and had it not been for the adjacent <br />development needing access across a portion of the Subject Property, a variance would not have been needed. Staff <br />does not support this alternative. <br />Funding Source: <br />All costs associated with this request are the responsibility of the Applicant. <br />Recommendation: <br />Staff recommends approving Resolution #17-10-249 granting a variance to construct a detached accessory building <br />nearer the front property line than the home on the property located at 7155 160th Lane NW. <br />Action: <br />Motion to adopt Resolution # 17-10-249 granting a variance to construct a detached accessory building nearer the <br />front lot line than the home on the property located at 7155 160th Lane NW. <br />Attachments <br />Site Location Map <br />Applicant Narrative <br />Applicant's Site Plan <br />Building Details <br />Aerial Image <br />Image of Existing Home <br />Resolution #17-10-249: Findings and Variance <br />