4117 HOYT AVE 2018-01-02 MF Import

William P. Brust Appeal 6-92 Q Page -2- m to S C N FINDINGS OF FACTS is the owner of the property at 4117 Hoyt Avenue, Everetig o m o 1. The Appellant is zoned B-2 community Business, IV H Washington. The property, which Washington. The property is used as the location R developed as commercial property. z M 0 � of the 41st Bar & Grill, a tavern and restaurant. zn o has for a parking lot expansion at the subject M R 2. The Appellant proposed Currently, the property has 47 parking spaces. It is the z3 y property. Appellant to add an additional 12 parking spaces in order z intent of the As a result of the expansion, a e m H to provide 59 parking spaces. -site would be used for parking and m significant amount of the property on e i ro not for perimeter landscaping. r H O n that adjoins the subject property to the south is zone 3. The property R-4. 4. The Everett Zoning Code (EZC), Chapter 35, sets forth the landscaping As set forth in and screening requirements of the City of Everett. required for the subject property, Table 35.1, the type of landscaping zoned property to the. south, is either a where it abuts the residential foot wide strip or a Type II landscaping Type I landscaping with a ten I landscaping is intended to provide a with a fifteen foot strip. Type to significantly separate uses and zones (EZC very dense sight barrier laudscaping is intended to create a visual 35.050(A)). Type II but includes a see -through buffer (EZC separation between uses and zones 35.050(B)). j'A o 'afto' requested that the City modify the landscaping 5. The Appellant site was submitted depicting the proposed parking requirements. A plan along with an approximate 2.5 foot strip of perimeter 1 �" stalls on -site on the south boundary of the subject property. The site �. ! landscaping for a six foot high fence on the south side of the �� plan also called y. to dstrip it adjoinsstrip Type IIIt subject property where neither Type P landscaping gr nor however, satisfy landscaping requirements. Appellant proposed 1,358 square to the 2.5 foot strip, the App P feet. 6. In addition feet of interior landscapin3 instead of the required 1,218 square islands throughout the The interior landscaping would be provided on parking lot. 7. EZC 35.070 sets forth the discretionary authority of the Planning The Director to reduce, modify, or waive landscaping requirements. the instant case is section of EZC 35.070 that is applicable to Subsection "5" which reads: When the Applicant proposes an alternative method of �s landscaping that would achieve the intent and purpose o v JZ the landscaping required in this ordinance in which the throng Director determines to provide superior quality existing ite, the use of native vegetation trees, preservation of preservation of groves of and/or wildlife habitat, increasein perimeter wetlands n landscape with strategic locations, providing unique focal points of interests, or to other means.