2016.04.19 PC Minutes - Laserfiche WebLink

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(A) Brian Bona requests consideration of a Site Plan, Nonconforming Use Permit, Variance, and Special Use Permit concerning a building addition and associated site improvements to the truck and trailer repair business located at 309 and 327 Old Highway 8 NW. Planning Director Janice Gundlach reported the applicant is requesting the following land use requests for 327 Old Highway 8 NW: • Site Plan — required in order to secure permits to conduct site improvements on all business and industrial -zoned property in the City. • Special Use Permit — required in order to conduct truck and trailer repair in an industrial district. This use is currently being conducted at this property under grandfather rights. Since the applicant is making a significant investment to improve the property, staff has advised the applicant to secure the Special Use Permit. • Nonconforming Use Permit — required in order to obtain a Site Plan and Special Use Permit when certain Zoning Code standards are not in compliance with current regulations. The nonconformities in question consist of front and rear yard parking lot setbacks and building setbacks that are less than required by code. ■ Variance — to allow more than one vehicular door to face the public right-of-way. Planning Director Janice Gundlach indicated the applicant is currently restoring the existing truck and trailer repair building on the property, which was damaged significantly by fire on February 4, 2016. To complement the existing building, and to meet the growing needs of their family-owned business, the applicant wishes to construct a 9,890 SF addition to the south of the existing building. This building will contain 12 overhead vehicular doors, six facing Old Highway 8 and six facing the east. The applicant is also proposing fencing and landscaping improvements associated with the project. Other than removal of approximately 900 SF of drive- aisle/parking lot in the front yard, installation of a new curb in the front yard, and a new concrete pad and 20' bituminous pad on the west and east side of the building addition, no other parking lot improvements are proposed as the existing lot is adequate to accommodate the addition. Parking stalls will be striped in the front yard (customer parking) but not in the rear yard. Besides owning 327 Old Highway 8 NW, the applicant also owns 343 Old Highway 8 NW to the adjacent north and 309 Old Highway 8 NW to the adjacent south. This is relevant in that existing shared access exists with 343 Old Highway 8 NW and shared parking and access exists with 309 Old Highway 8 NW. The applicant leases out 327 Old Highway 8 NW to another truck business and operates a body and paint business out of 309 Old Highway 8 NW (both of these uses are grandfathered in). Other than utilizing shared access and parking, no improvements are proposed on 343 or 309 Old Highway 8 NW. Lastly, there is an existing sanitary sewer and easement that exists in the area of the proposed addition. This sewer only serves 327 & 309 Old Highway 8 NW. Because the cost to relocate sewer can be expensive, the applicant requested, and City staff has agreed, to make this section of sewer private. While not ideal to build over an existing sewer, the only properties affected would be the applicants. The City is prepared to allow him to build his addition over the pipe, provided the applicant videotapes the sewer pre and post project. The applicant will be responsible should access to the pipe be needed in the future. On a related note, there is an existing sanitary sewer easement that doesn't align with the actual pipe. Following land use approval, the applicant and staff will undergo an easement vacation and re -dedication process to resolve this issue. The applicant will also be required to legally combine the parcels addressed 327 and 309 Old Highway 8 NW due to the private sewer arrangement, as well as to take advantage of other Zoning Code standards as mentioned herein. Staff recommends approval of the Site Plan, Special Use Permit, Nonconforming Use Permit, and Variance, subject to the following conditions: 3