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O'Reilly Auto Parts — Site Plan and Variances front setback along Highway 61 and will provide a reasonable amount of space between the building and the property line. The south side of the building will encroach 8 feet into the front setback along 147t' Street. There will be a small grass area between the building and the property line as well as the side walk constructed between the building and the street. Chapter 4 of the Comprehensive Plan includes the downtown plan and design guidelines. There are sections in the design guidelines encouraging buildings to be oriented towards the street and to anchor the corner. It is in staff's opinion that the variance requests meet the spirit and intent of the ordinance and policies in the Comprehensive Plan. (4) Prohibited Use. The variance, if granted, shall not have the effect of allowing any use prohibited in the district. The retail use is allowed in the Central Business (C-1) zoning district. (5) Hazard Consideration. The variance, if granted, shall not permit a lower degree offload protection than required by this chapter. The variance shall be determined the minimum necessary, considering the flood hazard, to afford relief, and the variance shall not be issued within any designated regulatory floodway if any increase in flood levels during the base flood discharge would result. The property is not located within a FEMA designated floodplain. (b) Septic and Well Compliance. The sewage treatment system and water system of the subject property is in compliance with city and state codes The property is served by municipal sewer and water. Parking The Section 90-253 PARKING of the City Code states that a retail user shall have 8 parking stalls plus 1 parking stall for every 200 square feet of retail space. The proposed retail space totals 6,600 square feet. With this calculation the applicant is required to have 41 parking stalls. Since the applicant is only proposing 26 spaces, a variance is necessary. Staff has been working with the applicant on the number of parking stalls that would be adequate for the retail use. Staff feels that the current parking regulations for a retail use are more restrictive than typical parking standards found in most other zoning codes. The way that the applicant and staff figured out the number of parking stalls that they would need was 4 stalls per 1,000 square feet of retail space. This brings the total to 26 parking stalls to accommodate a typical retail use. Staff is comfortable with this number of parking stalls proposed for the retail use. Additionally, staff finds that 26 parking spaces is adequate for nearly all other retail uses that would be allowed in the Central Business (C-1) zoning district. Staff used these standards to review the variance request for the number of parking spaces and finds that it meets the standards as follows: E