4. BASR 01-09-2007 - Laserfiche WebLink

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Case File: V 07-O1 Page 2 Location: 11061 173`d Avenue Zoning: C3 (Highway Commercial) Land Use: HB (Highway Business) Adjacent N - C3 Adjacent N - HB Zoning: E - C3 Land Use: E - HB S-C3 S-HB W-C3 W-HB Site Area: 2.58 acres 60 Day Rule: Action must be taken on this request by February 23 , 2007 Overview The applicant would like to add a 38-foot addition to the north side of the existing Precision Frame building. In order to do so, they need to be granted a variance of 20-feet as the rear yard building setback requirement is 40-feet. With the general change in the collision repair business where auto body repair shops do most frame straightening in house, Precision Frame is getting more business from large vehicles such as motor homes. With these types of vehicles, there is a need for larger space to accommodate them. Although an addition of approximately 18-feet can be constructed that would meet the zoning requirements it would not meet the needs for the larger vehicles. The need for a variance is the setback requirements on a corner lot. The determination of which is the rear lot on a corner lot is by the address of the property, as rear lot lines are opposite the address side. Because the north side of the property is considered the rear lot line, the required 40-foot setback is not met, however, the visual impact between the rear and side yards are minor. If this building would have been addressed off of Vance Street, this addition would meet the setback requirement for the north side and a variance would not be needed for this side. Although it would meet the setback requirements on the north side, then it would require a variance for the west side. Alternatives have been considered, but rejected due to interference with vehicular circulation on the site. Existing Conditions The subject property is located at the northwest corner of 173`d Avenue and Vance Street. It is an approximately 2.58-acre. The majority of the property is dedicated to parking and circulation. The properties to the north of the subject property are developed with parking lots that serve those properties immediately adjacent to the proposed addition. It does not appear the addition would not adversely affect these properties. S:\PLANNING\Case Files\2007\Variance\V 07-O1 Deanos Qohn Weicht)\V 07-01_BA.doc