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3.6 There appears to be no impact on general health, safety, and public welfare, The project expansion is located in an area surrounded by commercial uses and parking lots. The car wash entry and exit doors face east and west allowing vehicles to enter from the east and exit to the west and north where there are no directly affected residential structures, And, rooftop equipment - if needed - must be screened from view, The car wash will have automatic closing overhead doors to reduce the noise of the washing and drying apparatus, In addition, the project complies with the Comprehensive Plan designation as a business use, 3,7 The proposed location ofthe storage area and car wash (south of the existing structure and least visible from the street) utilizes existing impervious area, 3,8 Site improvement conditions may include such items as increased setbacks from property lines, landscape screening, architectural color and design/materials details, drainage provisions, and limiting additional exterior storage, 3,9 The proposal also requests three variances. They include: 1) a 3 foot setback variance for the proposed exit drive lane to be located two feet from the side lot line (west); 2) a 7 foot variance for the pre-existing non-conforming parking area currently located 8 feet from the east property line where there is a required 15 foot parking lot setback from a street right-of-way (Section 1005,OID6B); and 3) a XX foot variance for the pre-existing non-conforming driveway which is located XX feet from the intersection where there is a required 50 feet setback from intersecting street right-of-way lines (Section 1005,09). Code Existing Proposed Variance Requirement Condition Condition Condition Setback Adiacent Street ROW 15 feet 8 feet Same 7 feet Side Yard Setback 5 feet 5 feet 2 feet 3 feet Access from Street ROW Line 50 feet 40 feet 40 feet 10 feet 3.10 The City has worked with Mr, Brausen to design the car wash addition to have the least amount of noise, physical, and visual impacts on the site and the adjacent (south) residential properties, However, the site could not be designed to eliminate the variance for the drive lane, The drive lane must be a minimum of 12 feet wide to handle larger vehicles. The applicant discussed purchasing easements or up to 5 feet of property from the Jubilee parking lot but found that solution costly and wasteful of existing parking areas, 3,11 The staff has determined the variances from Section 1005,OlD6B and 1005,09 to be pre- existing and require City action to allow Mr, Brausen to proceed with site improvements, Requiring Mr, Brausen to modify his existing parking area adjacent to Dale Street to meet City Code would effect the ability of the site to meet the off-street parking requirements, Mr. Brausen, at the urging of staff, will close the northern most access to Dale Street, eliminating one pre-existing non-conforming driveway access, Staff also recommends closing the eastern access along County B. However, Mr, Brausen has indicated a preference in keeping the access, The removal of this Dale Street access will provide the site with additional landscaped and buffered green area, creating a pleasant extension on the Dale Street pathway project. PF3253 RPCA (091300) Page 3 of 5