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12 September 18, 2012 Page 2 2. Overview As shown in Exhibit A, the front of the property is located on Stinson Boulevard and the home is oriented towards the rear of the lot. As proposed, a variance would be needed for the front yard setback. The property is a corner lot, situated at the junction of Stinson Blvd and 27th Ave. The existing lot is 60 feet by 189 feet. The 189 -foot portion of the lot is parallel to Stinson Boulevard, with the 60 -foot portion of the lot parallel to 27th Avenue NE. This is consistent with the homes located along 27th Avenue. Because the front of the house is oriented towards Stinson Boulevard (long side of the lot) and the home meets existing front yard setback requirements, the house is located only 10 feet from the rear lot line. The City's Zoning Ordinance requires accessory structures to be located in the rear yard. In this case, that is physically impossible to do and still meet City requirements. There is no room to include the construction of a shed in this area and still meet the required rear yard setback. A garage currently exists on the property and is located in the side yard on the southern end of the property. The garage is currently used for storage of equipment such as a lawn mower, snow blower, and outdoor lawn furniture. The Applicants wish to use the proposed shed for the storage of this equipment in order to make room to park a vehicle in the garage. In 2011, the property owner constructed an addition to the north end of the garage, which is used as an art studio. The art studio complicates the possibility of expanding the garage to incorporate additional storage. The art studio would need to be removed in order for the expansion to occur. The owner has stated that they believe the art studio enhances the aesthetic appeal and enjoyment of the property and do not wish to have it removed. See Exhibit B for pictures. The property owners have indicated the proposed storage shed will be located next to a mature pine tree, as well as a fence located on the property so as to provide the most screening from Stinson Boulevard. Other options are available which would not require a variance. The property owners could expand the existing garage or add on to the home. Both of these options would involve substantial construction. Also, because the intent of the request is to provide outdoor equipment storage, staff believes that a shed would be more aligned with this use than an addition to the home or the art studio. 3. Applicable Code. Title XV Land Usage, Chapter 152 Zoning Code, Section 152.176 Accessory Buildings (A) requires that "no accessory building may be located within any yard other than the rear yard, except that garages may be located in side yards". 4. Criteria for and Consistency with Criteria for Variance Approval. Title XV Land Usage, Chapter 152 Zoning Code, Section 152.245, (C) Evidence, lists the criteria the City Council must consider in determining whether to grant or deny a variance. The applicable criteria include: 1. The subject matter of the application is within the scope of this section. The application for a variance is necessary considering the proposed shed is located in a yard where it is not allowed. Criteria met. 2. Strict enforcement would cause practical difficulties because: