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Variance Requests: • A. Category 1: Variances that will regularize the existing conditions on the site: a. Lot Width: 33.03 feet (lot is 56.97 feet wide; 90 feet required) b. Side setback-east side: 25 feet (5 feet existing; 30 feet required when property abuts an "R" district.) c. Side setback-west side: 30 feet (0 feet existing; 30 feet required when property abuts a street) B. Category 2: Variances that are requested to create a viable new business: a. Parking space requirement: 6 parking spaces (18 provided; 24 required) b. Parking space size: 8.6' x 18' provided where 9' x 20' feet is required. (Note that the spaces in the front lot are the full 20 foot length and the single required handicapped parking space is fully conforming with respect to length, width and setback. c. Landscaping/Lot coverage: 2400 square feet (758 square feet provided, where 3158 square feet are required) d. Rear yard setback (to the parking lot): 8 feet (12 feet provided, 20 required). Note that the structure does not encroach into the required 20 foot setback, only the parking lot. Analysis• • a. That the granting of the variance(s) will not be detrimental to the public welfare. 1. Side setbacks and lot width: Staff finds that these variances will not be detrimental to the public welfare as they recognize existing conditions on the property and no prior detriment has been shown to exist. 2. Parking, rear setback and landscaping: Staff finds that these variances will minimize any future detriment to the public welfare. The proposed plan seeks to establish an optimum balance between the community's interest in keeping as much parking on site as possible and the need to maintain appropriate greenspace. Additional landscaping provided in the public right of way will provide additional buffers around the business on the west and south. b. That the granting of the variance(s) will not substantially diminish or impair property values or improvements in the area. 1. Side setbacks and lot width: Staff finds that these variances will not substantially diminish or impair property values as they recognize existing conditions on the property and no prior impact on values has been shown to exist 2. Parking, rear setback and landscaping: Staff cannot predict whether these variances will substantially diminish or impair property values. It is a fact that allowing the site to deteriorate would have a negative effect on property values. Placing a different business in the existing structure would not necessarily have a better impact; the last few such businesses have failed. Any owner proposing to establish a vital, successful business on this site would • Staff Report:,1871 Larpenteur Variances June 28, 2005 Page 2 of 5