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PLUIfJ:RG REPORT DATE: 11 September, 1991 CASE NUMBER: 2342 APPLICANT: Clutch & Transmission Service, Inc. (CATCO) LOCATION: 2785 Long Lake Road ACTION REQUESTED: Variance to Setback for Parking PLURIRG CORSIDERATIORS: 1. BACKGROUND Clutch & Transmission Service needs additional parking in front of their building (see the attached letter from the owner). CUstomers have resorted to parking on Long Lake Road on occasion. They are applying for a variance to the front yard setback along Long Lake Road in order to expand the existing parking lot and add 16 spaces in a new bay of parking. CATCO's contractor actually started work some months ago on the project, without a building permit. City inspectors told them to halt the work until the necessary permit was granted. This is an "after-the-fact" application for a variance for work that is partially completed. 2 . DEVELOPMENT ANALYSIS Planninq Considerations The required setback for parking in front of a building in the I-2 District is 40'. The request is for a variance to allow the new parking area to be within 22' of the front lot line. The vehicle repair use is permitted in the I-2 District, and it is assumed that for this use a certain portion of the parking is for customers, and should be in a convenient location. The applicant has not supplied a detailed breakdown of parking spaces, or of the uses and space within the building, but the aerial photo reveals about 90 parking spaces on site, and a building of approximately 40,000 square, or about 2.2 spaces per 1,000 square feet. This ratio is reasonable given the use. The new parking area would add 16 ,spaces (for a total of about 106) and would raise the overall ratio to about 2.7 per 1,000. The total amount of parking and the location of it appears typical.