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accommodate a new two story 22' wide garage. Mr. Carlson showed an aerial photo of the Wiger lot. The lot is below the minimum size requirement for the R -1 district. He said the width is adequate but the depth is Tess than typical or desirable and that such a non conforming lot may not be more intensively developed. The photo showed there are many shallow lots on the block between Asbury and North Snelling Drive similar to the Wiger lot. He said the ordinance standards in §9 -2.02 Subd.8(b) allow alterations, additions, or enlargement of non conforming uses as long as all other standards (including setbacks) are adhered to. Mr. Carlson stated that since both the house and garage need setback variances, the proposed project does not meet this standard. Mr. Carlson explained that there is room to expand to the south of the house without needing a substantial variance. He felt that because the rear yards on this block are already shallow and the houses close together, that to allow an encroachment other than a garage would set a negative precedent. Also, Mr. Wiger would need to demonstrate that he cannot meet the ordinance standard without causing a hardship. It has not been shown that expanding the house to the south where a limited variance would be needed would create a hardship, so Mr. Carlson felt a rear yard variance is not justified. However, the side yard variance request for the garage is necessary to avoid a hardship because an adequate size garage would be considered a necessity. Mr. Wiger, property owner, brought plans for the commission to review showing both the original and the expansion plans. He said that expanding to the south is not an option because the house is a colonial style home and cannot be expanded without making it look "added on Also, he explained, their side yard is used for recreation and they do not want to lose any of it. He said that if they expanded to the south, a good share of the house would have to be gutted, so to keep it within a reasonable price range and not lose side yard space, expanding to the west made more sense. Mr. Wiger explained the second story on the garage will be used for storage of airplane parts that are currently in a rental hanger. Neighboring property owner, Glen Olson of 1780 Snelling Drive, said that he would like to have the variance denied because the Olsons have a small back yard that is landscaped so he and his wife can enjoy some seclusion, especially from Snelling Avenue. He said if the variance were to be granted they would lose this seclusion. Mrs. Helms of 1789 Asbury was also present and expressed concern about the size and appearance of the proposed addition. Commissioner Salzberg asked Mr. Wiger if he would be agreeable to having the variance discussion continued to the March meeting thus giving him some time to investigate the feasibility of expanding to the south. Mr. Wiger said yes, if was necessary.