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DSU, INC. C~j003lO10 Planning Reporf 9595 NorthroplSchiffman-Klc~ser ?2l8/g5 2 • The existing one-car garage is attached at the northeast corner of the house with the driveway and garage door facing out to Falwell Street. The applicants' pNan (attached sketch, Figure 2} is to use part of the existing garage and construct additional garage space to achieve a new 22' x 24' two-car garage. The south half of the garage would be remodeled internally to be part of the kitchen. ! have spoken with the applicants on the phone and met with Dr. Schiffman to review his plans and my recommendation. PLANNING C®NS1131=RATIONS Based on my understanding of conversations with the applicants, they have three wishes in this case: 9} To have atwo-car garage attached to the house 2) To expand the existing kitchen 3} To preserve the existing yard space and views to and from the house Many Karnes in Faleon Heights were built with one-car garages, but variances have been granted to alloy firvo-car garages, depending an the individual circumstances. Considering modern reliance an the automobile, adding a typical two-car garage {assume 22' x 24' in size} is not unreasonable. This approach is followed in many Twin Cities communities. The first consideration above is therefore a reasonable starting paint in discussing the variance request. The second issue above is created lay the applicants themselves and is not considered a necessity for this lot and house. We can certainly sympathize with their desire, and we encourage investment in properties, but it should not be considered a necessity. The third issue above has some bearing on the variance consideration, but this private benefit must be weighed against the overall public interest of establishing and maintaining a (rant yard setback to public streets. One consideration in the current yard situation is a large oak tree in the northwest corner of the iot which may be affected by the proposed plan or another plan. The applicant should proceed carefully with any building project that would affect the drip line of the tree. 'This can be done with careful planning, pruning, and careful treatment of the ground under the tree. The City has nine cxiteria under "Standards for Granting a Variance" in the caning Code. Before considering each of these standards, it would be helpful, I believe, to ask the basic question: can the desired result be achieved without needing a variance? The answer, 1 believe, is yes, it can.