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The applicant in this case has been notified by the City that the portion of private <br />driveway within the Rose Lane right of way cannot be used for the storage or parking of <br />vehicles or trailers, just as the "boulevard" portion of other single family parcels must <br />remain clear. In response, the applicant is seeking a variance to permit the storage of <br />this equipment and firewood in the front yard of the property. The requested storage <br />area consists of a wood pile, a boat and trailer, and a utility trailer. <br />When considering variances, the City is required to find that there are practical <br />difficulties in complying with the zoning regulations, and that due to unique conditions <br />on the property, the applicant's alternative results in using the parcel in a reasonable <br />manner. When the City can find that the requisite conditions exist, it may grant the <br />variance. <br />In this case, the applicant suggests that the following unique conditions create the <br />practical difficulties: <br />• Existing grade. The property is subject to steep slopes along the side yards of <br />the parcel which make storage of the material on the driveway or in the rear yard <br />(the conforming locations) impractical. <br />• Existing tree cover. The proposed location (in the northeast corner of the lot) is <br />situated such that the existing trees and slopes screen the storage area better <br />than if located in the rear of the home. <br />• The configuration of the lot, in which the front yard faces the rear lot lines of <br />property to the north, and the rear yard is more exposed to other adjacent <br />parcels, creates a situation where storage of material in the rear yard, while <br />meeting the code requirement, would be less visually attractive to most <br />surrounding property owners. <br />It would appear that while the storage location in the front yard is more convenient to <br />the applicant's use, storage in the rear yard would not be impossible. Under previous <br />variance language of hardship and necessity, the applicant would have been required to <br />show that it was nearly impossible to use the property at all without the variance. The <br />new standard is less restrictive, permitting the City to make judgments as to which <br />alternative is more reasonable. <br />Staff would agree that the combination of slopes, tree cover, and configuration of the <br />parcel create conditions that are unique to this property. Using the variance process to <br />find the most reasonable location for storage of material that is not uncommon on <br />residential property clearly puts the proposal within the City's discretion for variance <br />consideration. <br />The principal issue for the City will be whether the proposed location constitutes use of <br />the property in a reasonable manner. As noted, the applicant argues that the northeast <br />corner of the property is the least visible to neighbors, and the most accessible for his <br />use. The unique aspects of the parcel would avoid concerns that there would be <br />widespread precedent issues from an approval, if the City were to grant the request. <br />24 <br />