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approximately 10,000 square feet in area, and with the exception of one or two parcels, the majority of those lots are 9,600 square feet or greater. As noted above, the required lot area for lots in the R-1 District is 11,000 square feet for a corner lot and 9,000 square feet for an interior lot, a total of 20,000 square feet. The applicants’ proposed subdivision would create two parcels on a total of 14,760 square feet, an average lot size of less than 7,900 square feet. As such, planning staff does not believe that the creation of two parcels of the size proposed by the applicants can be supported as “reasonable use”, given the nature and size of the adjoining single family neighborhood. B. Parcel A Setback Variance. Complicating this proposal further is that a third variance would be necessary to accommodate the subdivision, due to setback requirements on Parcel A. The City’s requirements for setbacks in the R-1 District are 30 feet front and rear, 30 feet on a corner side yard, and at least 5 feet on the interior side yard. The street-side setback requirement is also subject to an averaging requirement and incorporates the average setback of the adjoining buildings if greater than the standard 30 feet. In this case, the setbacks of the adjoining parcels along 37th Avenue NE are approximately 62 feet on the westerly parcel, and 80 feet for the easterly parcel, an average required setback of 71 feet from the 37th Avenue right of way line. Moreover, there is a high-capacity overhead power transmission line along this portion of 37th Avenue that encroaches onto the applicant’s property. The easement for this power line is not shown on the applicants’ survey. However, it would appear to significantly impact the ability to construct a building on proposed Parcel A, as much as 50 feet of the north side of the property. This power line would explain the significant setbacks shown on the other parcels along this right of way. It appears highly unlikely that the applicants would be able to construct a single family home as proposed on the Parcel A, even if the City were to grant a significant setback variance. In summary, planning staff does not believe the reasonable use standard is met for this variance request. We would further note the power line encroachment that may make the variance request impossible to achieve in any case. 2. Representative Codes Referenced. Title XV Land Usage, Chapter 152 Zoning Code, Section 152.035 – 152.039 (R-1 Zoning District regulations). 18