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April 16, 2019 Page 3 A. Front Setback Variance. The homes adjacent to the subject parcel result in an average setback of 35.9 feet for this parcel. The existing home on the property is currently at 32.6 feet, encroaching by 3.3 feet into the required setback as measured by the average of the adjoining properties. The applicants propose to construct front steps that would encroach an additional 7 feet into the required front yard, a resulting proposed setback of 25.6 feet, 10.3 feet closer than the average adjoining setback. The zoning ordinance includes an allowed encroachment for stoops to extend into a front yard by an additional five feet. Thus, the measured encroachment for the proposed front yard variance would be 5.3 feet. The zoning ordinance sets out a series of criteria for a request to qualify for variance consideration. Those criteria are found in §152.245, (C) Evidence of the Zoning Chapter, and are included in this report for reference below. The criteria can be summarized as whether there are unique conditions on the property that contribute to creation of a practical difficulty in putting the property to what would otherwise be considered a reasonable use – reasonable use is often thought of as one that would be common and acceptable in the area. Variances may not be entirely economic in nature, nor be the result of the actions of the applicant. In this case, the applicants suggest that there are conditions that meet the required criteria. First, the applicant’s home is setback 32.6 feet from the street – similar to, or slightly more than, nearly every other home constructed along the block of Pahl Avenue. Only the location of the single neighboring property to the east – a larger parcel at the corner of Pahl and Wilson Street NE – includes a 39.8 foot setback, which skews the subject property setback requirement significantly. The house on the parcel to the west is setback at 31.9 feet (0.7 feet closer than the subject parcel), and includes a front stairway encroaching to 23.0 feet from the right