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A lot coverage variance is not required in this case, in spite of the large size of the proposed garage. 1800 Albert is one of the few properties in the city that is large enough to accommodate a three car garage, or larger, and, as a corner property with the option of side street access, the area of the driveway is not an issue with respect to lot coverage. Due to its size, this property is also one of the few lots in Falcon Heights that can accommodate the allowed maximum 1000 square feet, total, of detached accessory structures. (Most properties have additional constraints of lot coverage and setback which impose much smaller limits.) The proposed garage is 912 square feet, and there are no other detached accessory structures on the property, so the maximum would not be exceeded. Analysis• a. That the granting of the variance(s) will not be detrimental to the public welfare. Staff finds that the granting of the variance will be no more detrimental to the public welfare than the existing conditions. Vehicles parked on the driveway presently do encroach into the public right of way and will continue to encroach into the public right of way if the setback variance is granted. b. That the granting of the variance(s) will not substantially diminish or impair property values or improvements in the area. Staff finds that the granting of the variances will not substantially diminish or impair property • values or improvements in the area. c. That the granting of the variance(s) is necessary for the preservation and enjoyment of substantial property rights. Staff finds that the granting of these variances is not necessary for the preservation and enjoyment of substantial property rights. The size and configuration of this property would allow many options for the replacement and relocation of alarger-than-average garage without any need for variances. Options have been discussed with the property owner. d. That the variances(s) will not impair an adequate supply of light and air to adjacent property. Staff finds that the granting of these variances would not impair an adequate supply of light and air to adjacent properties. e. That the variance(s) will not impair the orderly use of the public streets; Staff finds that the variances will not impair the orderly use of the public streets any more than the existing configuration. Vehicles parked on the driveway presently do encroach into the public right of way and will continue to encroach into the public right of way if the setback variance is granted.