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f. <br />g- <br />I. <br />J <br />Three mature maple trees in viable condition exist in the 7S-2S0' zone, one <br />of which is located centrally on the property. Preservation of these maples will <br />preserve an amenity for the property and the neighborhood, and will be <br />consistent with the Comprehensive Plan by preserving the wooded nature of <br />the Lake Minnetonka shoreline. Further, the trees are so large that their <br />relocation is not feasible, and replacement with trees of similar size and <br />character is not feasible. For these reasons, the location of these trees presents <br />a hardship to redevelopment of the property, limiting the variety of possible <br />house/garage configurations and locations. The proposed house is designed <br />and located to limit encroachment into the root systems of these trees. <br />The proposed driveway is intended to serve a 3-stall garage and allow for a <br />backup area so that vehicles can enter Concordia Street without backing into <br />the street. This is important because existing vegetation on adjoining <br />properties limits traffic visibility. Even though Concordia is a relatively low- <br />traffic street, it is a through street, with a very narrow (only 25') right-of-way. <br />While a smaller driveway consisting of less hardcover could be designed to <br />accomplish the same objectives, such a driveway would have to be located <br />to the immediate south of the two mature maples nearest the road, rather than <br />in the existing/proposed driveway location north of said trees. This would <br />have a negative impact on their root systems, which have developed primarily <br />in this undisturbed area to their south rather than under the existing/proposed <br />driveway, as documented by applicants ’ forester, Steven J. Cook in letters <br />dated March 2,2002 and April 8,2002. <br />Hardcover in the 75-250' zone can be reduced by approximately 160 s.f by <br />reducing the driveway width from 18' to 14* for the first 40' as it enters the <br />property, resulting in 75-250' hardcover of4,637 s.f. or 32.43 %. <br />Each of the factors noted above individually would not justify the granting of <br />a variance, but the combination of gli factors affecting this specific property <br />does comprise a hardship to the property which supports the granting of a <br />variance. <br />Page 3 of7