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O'Reilly Auto Parts — Site Plan and Variances B. Natural Characteristics of Site The property is currently vacant and is flat. There are no wetlands on the property. 5. ANALYSIS: A. Site Plan Building Setbacks and consistency with the Downtown Design Guidelines The City approved the downtown plan and design guidelines in April of 2007. The plan and guidelines identify the core downtown area focused along Highway 61 from County Road 8 to 147' Street, however, the plan extends north to the post office and south to 140"' Street. The downtown design guidelines state that buildings in this area should be oriented to the street with fully articulated street facades (doors and windows) based on traditional downtown storefronts. Furthermore, the design guidelines state "zero lot line commercial buildings are allowed and highly encouraged on all streets within the downtown district". The downtown plan shows a building at the southwest corner of the property with the building placed at the corner of 147' Street and Highway 61. The former Ricci's building was placed at the southwest corner of the property and this was considered the downtown area at that time. The Central Business (C-1) zoning district requires a 10 feet front yard setback, a 0 foot side yard setback, and 30 foot rear yard setback. Since the property is a corner lot it has two fronts along the streets and two sides to the north and east. The applicant is showing the building 8 feet, at the closest, from the west property line along Highway 61 and 2 feet from the south property line along 147a' Street. There is only a small corner of the building encroaching into the front setback along Highway 61. This does include the 8 feet of additional right-of-way along Highway 61 and the northwest corner of the building is at the right -of way line. Variances are required for both proposed front yard setbacks. Staff used these standards to review the variance requests and finds that it meets the standards as follows: (1) Law. The variance as requested is permissible by law. The proposed variance is permissible by law. (2) Practical Difficulties. The applicant for a variance shall establish that there are practical difficulties in complying with the provisions of the zoning regulations. The term "Practical Difficulties" as used in the granting of a variance means. a. Reasonable Use. The property owner proposes to use the property in a reasonable manner root permitted by the .zoning ordinance and; A retail building is allowed in the C-1 zoning district and the property is in an area guided by the downtown plan and design guidelines. The downtown design guidelines state that c