Resolution 3710 - Laserfiche WebLink

The Zoning Code does not explicitly indicate setback requirements for transfer stations, rather it states that building setbacks shall be determined during the review process. This provides the reviewing authority with discretion to evaluate the nature of the use, compatibility with surrounding uses and zones, and environmental impacts of the proposed use. The setbacks which have been established for the recycle transfer building are similar to setback requirements for other uses in the C-1 zone, including automobile service businesses, and truck parking and repair. Some uses in the C-i zone would not be required to have building setbacks; however, these uses do not have the potential for generating environmental impacts that a container storage yard and transfer station would have. The side yard setbacks have been established in order to allow for placement of screening and landscaping on portions of the site facing more sensitive residential uses. This applies to the setback requirement of 10 feet where the proposed building would be located across the alley from the Housing Hope residential facility and three single-family residences (see Exhibit #8) . The MDNS requirement would only reduce the building size by five feet below what was proposed in the application. The building height maximum of 40 feet was derived in a manner similar to building setbacks. That is, it was based on height limits for other permitted uses in the C-1 zone, and was intended to minimize impacts of height, bulk and scale on adjacent residential uses. The authority to impose this condition lies in the City's SEPA ordinance. Based on the elevations provided by the Applicant's consultant, the recycle transfer building would be permitted without modifications at the height proposed (see Exhibit #7) . Conclusions: 1) The limitations and the minimum standards that would apply to other uses in the C-1 zone are set forth in Section 20 of the Zoning Code. 2) The limitations in the MDNS on building height and setbacks are reasonable and necessary in light of zoning standards for other uses in the C-i zone, and in light of anticipated environmental impacts of the proposed use, particularly those related to visual and aesthetic impacts of height, bulk and scale of the recycle transfer building. The basis for these requirements is in the Zoning Code; the authority to impose them is provided by SEPA. The limitations in the MDNS will not significantly affect the building design and configuration. Neighborhood Appeal - Building height and setbacks was not an appealed issue.