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April 9, 2019 Page 4 shake, and lapped siding, and continues the single‐story rambler pattern common to the area. The proposed design does not appear to be out of character with the neighborhood. For any variance, the underlying requirement must be that the proposed use of property is reasonable, that is, a condition that most would presume to be a common and expected use of property. If so, the next test is whether unique conditions exist on the property, and whether those conditions create “practical difficulties” in using the property reasonably. In this case, the expansion to the west (front) appears to be reasonable – it retains and enhances the “curb appeal” of the property in the context of the neighborhood, and is in character with other neighboring properties. Adding the porch and living space accommodate reinvestment in the property, an important goal of the City’s comprehensive planning. While a rear‐yard addition would accomplish the reinvestment objective, it would not improve the neighborhood character. Moreover, expansion to the north (toward the side property line) would be possible, but would create a greater potential impact on the adjoining property. As such, the variance is supportable, even though there are alternative designs that would accommodate building expansion. As noted above, staff recommends approval of the variance for the front yard encroachment for the proposed porch and living space as shown in the applicants’ application. B. Side Yard Setback Variance – 34th Avenue NE. The applicants propose to add living space and an attached garage to the south of the existing home, removing an existing detached garage to the rear of the property. For corner lots such as this one, the side yard setback requirement facing a street is increased from the common 5 feet to 30 feet, equal to the front setback. The applicants propose to construct living space and the attached garage within the side yard facing 34th Avenue on the south side of the house. The current setback is approximately 38 feet from the property line. The proposed expansion adds living space to a setback of 23.4 feet, and further extends the garage an additional eight feet, resulting in a 15.4 foot setback. While detached garages are afforded greater flexibility in setback restriction, attached garages are treated as a portion of the principal building. Therefore, the setback standard of 30 feet applies to the 34th Avenue frontage. At the Planning Commission meeting, the applicants agreed to amend the proposed garage setback to 20 feet, a change that was accepted by the Commission, and incorporated into their recommendation to the City Council. 32