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3.7 The proposed location of the 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) (Section 1005.09C); 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.O1D6B); and 3) a 10 foot variance for the pre-existing non- conforming driveway which is located 40 feet from the intersection where there is a required 50 feet setback from intersecting street right-of-way lines (Section 1005.09E). Code Existing Proposed Variance Re uirement Condition Condition Condition Setback Ad'acent 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 .0 1 D6B and 1005 .09 to be pre- existing and require City action to a11ow 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. 3.12 Staff also has determined the setback variance from Section 1005.09 of the Roseville City Code to be pre-existing. The removal of the Dale Street access will provide the site with additional landscaped and buffered green area, creating a pleasant extension on the Dale Street pathway project and is supported by the applicant. However the second access to County Road B is necessary to provide safe maneuverability of the gasoline tanker trucks. For this reason, staff supports the variance. PF3253 RCA (092500) Page 3 of 5