3131 NASSAU ST ANKLE AND FOOT CLINIC 2018-01-02 MF Import

FINDINGS AND CONCLUSIONS: Criterion No. 1: That the variance is necessary because of exceptioral or extraordinary circumstances regarding the size, shape, topography. or location of the subject property; or the location of a pre-existing improvement on the subject properly that conformed to the zoning code in efrect when [lie improvement was constructed. a. Findings: The subject property is zoned R-3 Multiple Family Medium Density with a Clinic overlay; therefore clinics are an outright permitted use in the zone. The subject property was previously developed with several single-family residences, however these structures were demolished to make way for the proposed clinic. The proposed clinic will be approximately 8,200 square feet in area and was approved through the SEPA process (SEPA04-036). The zoning code mandates that the proposed structure's front facade be located on the front setback line; the front setback for the site is twenty feet. The zoning code allows for a maximum eighteen inch encroachment of eaves into a required setback. The applicant has stated that the 18" overhang is insufficient for solar control, as well as it restricts the building design thereby diminishing the visual interest and appeal of the proposed building. The applicant has stated that there is approximately 24' from the edge of the roof overhang to the public sidewalk. The Board finds that there are exceptional circumstances related to the site which support the need for a variance. The fact that the zoning code mandates the building's location on the front setback line, but does not allow for increased eave overhangs does create a need for a variance. In addition, the Board finds that residential structures could be located away from the setback line, but by constructing a clinic building, which is a permitted use in the zone, the applicant has a hardship with the site that is not consistent to all structures in the zone. A Final Mitigated Determination of Non Significance was issued for the proposed project, as well as a parking modification of ten percent. The proposed project does comply with required building setbacks. b. Conclusions:. The Board finds that the subject site does have extraordinary features, such as the placement of the proposed clinic on the setback line which limit the options for building design and roof overhangs. als EO 'd LS98 LSZ SD 'ON Xdd S301AHS .1I1433d 117"HA3 Wd 61,21 03M bO-ZZ-ES