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5231 Irondale Variance Report September 2, 2015 Page 2 b. The variance is consistent with the Comprehensive Plan. The Comprehensive Plan supports improvements to properties. The applicant, owning a smaller lot, is at a disadvantage to improve the property as other homeowners might because the house was placed with the minimum front setback. Every property owner has the right to apply for a variance to improve the function and livability of their property. c. The applicant proposes to use the property in a reasonable manner not permitted by this Title or the City Code. The applicant only wants to improve the look of the house and to stop the water and ice from pouring onto the front steps which causes safety issues. Because of the smaller lot and minimum setback, expansion and reinvestment becomes more of a challenge. d. Unique circumstances apply to the property which do not apply to other properties in the same zone or vicinity and result from lot size or shape, topography or other circumstances over which the owner of the property since the enactment of this Title has had no control. The unique circumstances do not result from the actions of the applicant. The circumstances are not a result of actions by the property owner. The house is a rambler style and the front half of the roofline slopes towards the front yard, so all the water and snow runs off the roof right in front of the front door and onto the steps. Granting the variance would not confer upon the property owner a special privilege in that many property owners do not have to work with these setback constraints. The City has approved similar variances to allow roof extensions for covered front stoops to encroach into front setbacks. e. The variance does not alter the essential character of the neighborhood. The proposed roof extension should add curb appeal to the house, which would benefit the neighborhood. f. The variance requested is the minimum variance which would alleviate the practical difficulties. Economic conditions alone do not constitute practical difficulties. The two-foot variance is the minimum variance needed since the Zoning Code minimum front setback is 30 feet and allows only a two-foot encroachment. Anything less than a 4-foot roof extension will not keep the water and ice completely off of the front steps. g. The Planning Commission may impose such conditions upon the premises benefited by a variance as may be necessary to comply with the standards established by this Title or to reduce or minimize the effect of such variance upon other properties in the neighborhood, and to better carry out the intent of the variance. The condition must be directly related to and must bear a rough proportionality to the impact created by the variance. Staff suggests that a condition be added to give a deadline for the completion of this project, such as 1-year from the date of permit issuance. There have been concerns from neighbors that exterior construction projects on this property are not completed in a timely manner.