Agenda - Planning Commission - 04/04/2019

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would enter the Subject Property and stop on an in -ground scale before entering the transfer station. Route trucks may exit the Subject Property either back onto 141st Avenue or via McKinley Street to the south. All semi tractor trailers will exit the Subject Property onto McKinley Street. The exterior finish of the building expansion will match that of the existing finish, which consists of raked precast panels with a smooth, painted band. The building coverage, building height, and building setbacks all comply with the bulk standards of the E-2 Employment District. However, the proposed additional parking stalls for refuse trucks are within the required twenty (20) foot setback. A variance application to address this encroachment has been submitted by the Applicant. Amended Conditional Use Permit The Applicant secured a Conditional Use Permit (CUP) for the construction and operation of a mixed solid waste and recycling transfer station in 2000 (approved by Resolution #00-04-104). The existing CUP allowed for up to a 17,100 square foot transfer station. The proposed expansion is 8,066 square feet, for a total building size of 16,137 square feet. This is within the parameters of the existing CUP. However, the proposed expansion differs from the original layout. Staff has carried over all the applicable terms from the original CUP and added an exhibit to identify the location of the transfer station. No other changes are proposed for the CUP. It should be noted that the Applicant has already obtained the necessary approvals from state agencies for this proposed expansion. Variance The proposed pavement, which includes curb/gutter and asphalt, for additional refuse truck parking is proposed to be 9.5 feet from the right-of-way boundary along Basalt Street. The Applicant has attempted to reduce the amount of encroachment by reducing the stall depth from 45 feet to 40 feet. The Applicant had noted that the newer refuse trucks are slightly longer than the older versions. The Applicant is attempting to retain a 36 foot wide drive aisle between the stalls and the building expansion for access purposes through the eastern elevation overhead door and to ensure safe two way refuse truck traffic. Additionally, this extra maneuvering area is needed to facilitate the trucks exiting the building from the eastern overhead door. Finally, the Applicant chose this configuration for aesthetic purposes, as it limits or eliminates the view of operations within the building from vehicles traveling along 141st Avenue. Basalt Street is an gravel public road that terminates at the Subject Property. It provides the only access for a single business on the east side of Basalt Street and a secondary access for another business. This is not a through street, nor will it likely ever be a through street based on the use of the Subject Property. There is very little traffic that utilizes this short road segment. The intention of the setback from the road right of way is to create a 'green space' to enhance the aesthetics of a site from the road. Additional plantings could be included along Basalt Street to create a slight buffer, which in conjunction with the limited use of this minimum design and travelled road. When considering a variance, there are three factors that must be considered to determine whether practical difficulties exist: • Reasonableness: The Applicant is already lawfully operating a transfer station on the Subject Property.The proposed expansion is reasonable and meets all bulk standards of the E-2 Employment District with the exception of the setback from road right-of-way. • Uniqueness: The Subject Property abuts Basalt Street, which is a gravel road that terminates at the Subject Property. Basalt Street is not a through street. In fact, this segment only provides access for a single business on the east side of the road. There are very few vehicle trips on this segment of road. With additional plantings, a slight buffer could be provided. • Essential Character: The surrounding area is all industrial users. The adjacent property to the west is an asphalt plant that also has pavement within the setback area. Alternatives Alternative 1: Adopt Resolution # 19-081 granting a variance to setbacks from right-of-way and recommend City Council approve an amended CUP and Site Plan for the proposed building expansion. Alternative 2: Adopt a modified Resolution #19-081 granting a variance to setbacks from road right-of-way and