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The applicant’s survey shows lot dimensions of 107 feet in width and 220 feet in depth – a total of 23,540 square feet. However, the 107 foot width includes 25 feet of Chelmsford Road street easement, and the 220 foot dimension includes 40 feet of 37th Avenue NE right of way. The dimensions noted on the survey include road area that is not counted toward lot area for building and zoning purposes. As a result, the lot area for subdivision purposes is significantly below the threshold needed to create two conforming parcels. A. Subdivision and Lot Size Variances The applicants own a parcel that is 82 feet wide along 37th Ave. NE, and 180 feet deep along Chelmsford Road, excluding right of way and street easements of record. This is a total of 14,760 square feet. A single family home is located on the south portion of the parcel, approximately 18 feet from the Chelmsford Road street easement boundary. The typical setback requirement is 30 feet from the right of way. The applicants propose to subdivide the property to create a smaller lot containing the existing home, and a new building lot at the corner of Chelmsford and 37th. The south parcel (Parcel “B”) would be 75 feet in width along Chelmsford, and at 82 feet deep, just 6,150 square feet in area. The applicant’s survey shows a lot depth of 107 feet, but that includes 25 feet of dedicated street easement, which is not included in actual lot area. The requirements for new single family lots in the R-1 zoning district is 75 feet of width, and a minimum lot area of 9,000 square feet – the proposal is more than 30% (2,850 square feet) short of the requirement. The proposed north corner parcel (Parcel “A”) is shown at 105 feet deep by 82 feet wide – a lot area of 8,610 square feet. For corner lots in the R-1 District, the requirements are 90 feet in width and 11,000 square feet in area. This lot then, is a total of 2,390 square feet short of the requirement, a differential of more than 20%. As such, the subdivision results in the need for lot area variances for both parcels. When evaluating variances, the City’s zoning ordinance applies the requirement that can be summarized as whether there is a unique condition on the property that creates a practical difficulty in putting the property to what would otherwise be a reasonable use. The language of the code is cited in Section 3. of this report below. In considering the scope of reasonable use, neighborhood character is often identified as a factor in understanding what might be “reasonable”, short of the minimum standard. The R-1 blocks to the west of this site have lots that average 17