2012 GRAND AVE 2016-01-01 MF Import

i �,. � FINDINGS AND CONCLUSIONS: Criterlon No. 1• at e vaz�ance is nccessary because of exceptional or extraordinary circumstances regarding the size, shape, topography, or location of the subject property; or the location of a pre-exisnng improvement on the subject property that conformed to the zoning code in effect when the improveme.t was wnstructed. a. Findin : Tt�e applicant states that the subject properry is a umque site because the lot is only 25 feet wide by 183 fect deep for a total lot azea of only 4,575 sq.ft. In addition to its narrow size, the topography of the lot immediately drops approximately 6 from the sueet grade then continually slopes downward toward a steep bluff near the westcm edge of the property then drops about 100 feet to base of the bluff and the west property line adjacent to the BNRR R.O.W. The residence is 18 feet wide by 40 feet long. It was constructed in 1910 and is located very close to the north property line and also the east property line adjacent to Grand Ave. The house is a two-story swcture with a main level and daylight basement. The main living levei is on the same level as the street. On the north side of the house is the driveway to Grand Avenue condominiums. At the west end of the lot is the bluff and there is no alley. The only way to get additional access to the main living quarters from the street is by use uf a walkway/deck on the south side of the house. b. Conclusioos:. The subject properry is a nanow substandard ot�s not meet the rypical minimam lot width of 50 feet or the typical minimum lot area of 5,000 square feet for the R-3 zone. The only possible location for a deck or walk�vay along the side of the house is on the south side where there is approximately 5 feet of setback. Due to the immediate 6 foot drop in the topography from the street level to the grade of the house, it is not possible to ac�ess the main level from the south side and consuuct a deck/walkway within the sideyard setback azea that dces not exceed the maximum allowed 42 inches in height from grade. Criterion No. 2• hat the vanance will not be materially detrimental to the properry in the area of the subject property or to the City as a whole. a. F�indi_n�s_:. The applicant states that to the north is a condommium (2008 Grand Ave) that will not be affected at