5201 COLBY AVE 2016-01-01 MF Import

� -.- r:., _' . l� CITY OF EVERETT 1��2.ppl PLANNING DIRECTOR DETERMINATION Up to 25% Expansion of a NCU Review Process 11 #01-010 Conaway Motors INTRODUCTION: The City of Everett Pianning Department has received an application from Conaway Motors, 5201 Colby Avenue, Everett WA 98203, to demolish an existing 862 square feet of garage/shop area, and replace with a new 1,554 square foot office/repair shop. Section 38 of the City's Zoning Code allows for the Planni�g Uirector to permit the expansion or change of a non-conforming use or building, provided that the change or expansion complies with all other requirements of the zoning code ordinance: and that lhe nonconformity has been certified by the Planning Department. BACKGROUND: The property is located in the R-3, Multiple Family Medium Density zone. The site is developed ��ilh an existing auto repair business with associated vehicle garages. The R-3 zone restricts this site to residentiai uses, however the auto repair use has been certified as a legal non- conforming use (NCU #2). This proposal is considered an expansion oF a non-conforming use and is subject to Review Process II and the evaluation criteria listed in Section 38.090 and as follows: The impact of traffic generated by the proposed use on the surrounding area, pedestrian circulation and public safety; and the proposal's ability to mitigate potential impacts. Findings: Access to the site is gained from a driveway off of Colby Avenue. There is a drive thru lane in iront of the existing buildings, running parallel to Colby Avenue, which allow cars to enter the sile, and then drive into the north garage. The new structure will allow tor additional cars to be parked inside, and away from the drivelanes on site. The additional indoor parking will also clear up the congestion in the parking lot and should allow for more organized circu�ation on site. ' Conciusions: The existing structures have been used for auto repair for over 50 years, and the minor remodel of the existing garage should not generate any additional traffic. The proposed changes to tha repair shop will lend to a more orderly use of the on site parking facilities, and improve pedestrian trafiic on the west side of the business. 2. The site has suNicient area to provide for off-street parking, landscaping and screening from adjacent uses. Findings: The neighboring property has expressed concern over ihe parking siluation on site. Parking will need to be provided in accordance wiih City Standards, including Section 34 of the Everett Zoning Code. The City's Zoning Code requires three parking stalls to be provided on site, plus two per service bay, with each service bay counting as one space. A minimum of 13 parking stalls are required on site for this business activity; the thirteen stalis provided on site should be located outside the service garages. According to the applicant there are 37 parking stalls on site, including those contained in the garages. There is a chainlink fence around the south and east property lines. The site is nonconforming per landscaping requirements, and will need ta be brought into conformance concurrently with the new proposal. Conclusions: The proposed conversion of the shop area from 862 square feet to 1,552 square feet shouid not require any additionai parking to be provided on site. A redesign of the parking facility may be necessary to accommodate on site landscaping. The parking layout �y