100306 Planning
/4
_.
PLANNING COMMISSION MEETING
City Hall, 4401 Xylon Avenue North
Tuesday, October 3, 2006
7:00 p.m.
1. CALL TO ORDER
2. ROLL CALL
3. CONSENT BUSINESS
4. PUBLIC HEARING
. 4.1 Case 06-19 Request for variance to the rear yard setback requirement} 9131 34 1/2
Avenue North} Brent and Melissa Wissbrod} Petitioners
5. COMMITTEE REPORTS
5.1 Report of Design and Review Committee - next meeting October 19} 7:30 a.m.
5.2 Report of Codes and Standards Committee
5.3 Design Guidelines Subcommittee </'.. .
6. OLD BUSINESS
6.1 Nliscellaneous Issues
A. PC05-06} NCRC Sims Park Homes bond reduction} approved (9/25)
B. PC06-18} 3532 Decatur Court variance} approved (9/25)
7. NEW BUSINESS
7.1 Revievv/Approval of Planning Commission Minutes of September 5, 2006
7.2 Discuss Comprehensive Plan subcommittee
7.3 Discuss Residential Recognition Program panel
8. ANNOUNCEMENTS
9. ADJOURNMENT
. Petitioner must be in attendance
- Planning Commission Guidelines for Public Input
T11e PlaJ.ming Commission is an advisory body, created to advise the City COlillcil on land use. The
Planning Commission will recommend Council approval or denial of a laJ.1d llse proposal based upon
the Plann:ing Commission's determination of vvhether the proposed llse is permitted lmder the Zoning
Code and the Comprehensive Plan} and "Vvhether the proposed use will, or vvill not, adversely affect the
surrounding neighborhood.
The Planning Commission holds informal pllblic hearings on land 11se proposals to enable YOll to learn,
first-hand, vvhat such proposals are, and to permit you to ask questions and offer comments. Y Ollr
qllestions and comments become part of the record and "Vvill be 11sed by the Council, along with the
Planning Commission's recommendation, in reaching its decision.
To aid in your understanding and to facilitate your comments and qllestions, the Plannll1g CommissioI1
vvilllltilize the following procedure:
1. The Plarming Commission Chair will introduce the proposal.
</'.. .
2. City staff 'VviII outline the proposal and staff's recommendations and answer any qllestions from tIle
Planning Commission.
3. The petitioner is invited to describe the proposal, make comments 011 tile staff report, and ans"vver
questions from the Planning Commission.
4. The cl1.air vvilI open the public hearing, askmg first for those "VVll0 wisll to speak to so indicate b)'
raisll1g their hands. The chair may set a time limit for individllal qllestions/comments if a large
number of persons have indicated a desire to speak. Spokespersons for grollps vvillllave a lO11ger
period of time for questions/comments.
5. When recognized by the chair, the person "Yvishing to speak is asked to come forvvard and to give
t11eir full name and address clearly. Remember, your qllestions/comments are for the record.
6. Direct your qllestions/comments to the chair. The chair "vill determine "Vv-ho "Vvill answer your
questions.
7. No CIle "YviU be given the opportunity to speak a second time until everyone has had the opporttu1ity
to speak initially. Please limit your second presentation to new inforlnation, ll0t rebuttal.
8. At the close of the public l1earing, the Planning Commission vv-ill disCllSS the proposal and take
appropriate action.
A. If the Planning Commission recommends that the City Council approve or deny a reqllest, the
planning case will be placed on the City Council agenda for the next regular meeting. USllally
this Ineeting is within one to tvvo vveeks of the Planning Commission meeting.
B. If the Planning Commission tables the reqllest, the petitioner vviII be asked to return for the next
Commission meeting.
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PLANNING CASE REPORT
City of New Hope
Meeting Date: October 3, 2006
Report Date: September 29, 2006
Planning Case: 06-19
Petitioner: Brent and Melissa Wissbrod
Address: 9131 34 1/2 Avenue North
Request: Variance to rear yard setback requirement
I. Request
The petitioner is requesting a 12.25 foot variance to the 25-foot rear yard setback requirement to allow
construction of a garage addition approximately 12.75 feet from the property line} pursuant to Sections
4-5(f)(4) and 4-36 of the New Hope Code of Ordinances. ..,...- 4
II. Zoning Code References
Section 4-5(f) ( 4) R-l Zoning District - Setbacks
Section 4-36 Administrative - Variance
III. Property Specifications
Zoning: R-1} single family residential
Location: Southeast quadrant of Gettysburg and 34 1/2 avenues
Adjacent Land Uses: Single family residential in all directions
Site Area: 11,700 square feet (0.27 acres)
Building Area: Existing home 1}248 square feet
Existing garage 440 square feet (20} x 22')
Proposed new garage 560 square feet (20' x 28')
Lot Area Ratios: The house} garage and driveway combine for an impervious surface of 26.9
percent (3}148 square feet) of lot area. Green space equals 73.1 percent (8,552
square feet) of lot.
Plannmg District: No. 16; The Comprehensive Plan indicates that the single family homes in
this district are :in good to excellent condition. The city promotes housing
maintenance through private investment.
Specific Information: The house was built to face 34 1/2 Avenue North, although the zoning
ordinance defines the front of the lot to be on Gettysburg A venue (narrowest
width of lot). This technically makes the side of the existing garage and
where the plans call for the additional garage stalls to be built, the back yard}
Planning Case Report 06-19 Page 1 9/29/06
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requiring a 25 foot setback. The lot is relatively flat and surrounded by other
single family homes.
IV. Background
This house was originally built in 1967. The current owner purchased the house in 2003. They are in the
process of making significant improvements to the property. The applicant has submitted a request to
add a 20 by 28 foot garage addition to the east of the attached existing 20 by 22 foot garage. This
location per city code is considered the back yard and therefore has a 25 foot setback requirement. The
addition of this garage would encroach 12.25 feet into the required 25 foot backyard. In addition, the
applicant has added a large patio or brick pavers in the side yard and intends to re-roof the entire
house and paint the existing siding to match up the colors.
Existing Conditions. The subject site is a comer lot bounded by 34 1/2 A venue to the north and
Gettysburg A venue to the west. By definition} the shortest street frontage} along Gettysburg A venue} is
the front of the lot. The applicant's house is orientated to the side yard along 34 1/2 A venue.
The existing two-stall garage measures 440 square feet in size. Presently} the home and garage meet all
R-1 setbacks. With the proposed 560 square foot (20' x 28}) addition, the garage would measure 1,000
square feet in size. Individual garages are allowed up to 1}000 square fe"et of floor area in the R-l
District.
Setback Requirement. As previously indicated} the Gettysburg A venue frontage is considered the
legal front yard} with the east side of the property being the rear yard. The R-l District requires a
minimum 25 foot setback in the rear yard. As illustrated on the site plan} the proposed garage addition
would encroach 12.75 feet into the required rear yard setback, resulting in a 12.25 foot setback. To
accommodate the proposed setback, the processing of a variance is necessary.
The front of the garage would be approximately 28 feet from the side lot line adjacent to 34 1/2 A venue,
with a two foot overhang. This setback is compliant with the R-l District requirements.
V. Petitioner's Comments
The petitioner indicated on his application and in correspondence that the property is a comer lot with
the legal front yard on Gettysburg (narrowest street frontage) and the front of the home faces 34 1/2
Avenue. Petitioner proposes to add a two-stall garage addition onto the existing home which would
extend 15 feet into the rear yard. Rear yard setback requirement is 25 feet, therefore} a 15-foot setback
variance is being requested.
Additional comments in re-submittal:
Exterior steel siding will match existing as close as possible. The contractor talked to the homeoYVner to
let them know of fading with existing siding and the new siding will not match. The homeowner hired
a painting crew to paint exterior of home. The contractor stated that the roofing will be new on the
entire home and new garage addition and architectural shingles will be utilized. The contractor stated
that the garage door will match existing as closely as possible. The contractor stated that the two
exterior lights on each side of the new garage door would match existing lights as closely as possible or
an electrician would replace all front lights.
Planning Case Report 06-19 Page 2 9/29/06
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VI. Notification
Property owners within 350 feet of the property were notified. The petitioner submitted a letter from his
neighbor to the east (9125 341/2 Avenue) stating they had no concerns with the addition. The neighbor to
the west across Gettysburg A venue came to city hall to look at the plans; after looking at the plans} he had
no concerns with the addition.
VII. Development Analysis
A. Zoning Code Criteria
Variance
The purpose of a variance is to permit relief from the strict application of the terms of the Zoning
Code to prevent tmdue hardships or mitigate undue non-economic hardship in the reasonable use of
a specific parcel of property and where circumstances are unique to the individual property under
consideration and the granting of a variance is demonstrated to be in keeping with the spirit and
intent of this Code.
An application for vapance shall not be approved unless a finding is made that failure to grant the
variance will result in undue hardship on the applicant, and} as may q~, ~pplicable} the following
criteria have been met:
1. A hardship may exist by reason of a physical condition unique to the property and results in
exceptional difficulties when using the parcel or lot within the strict application of the terms of
this Code. Physical hardships may include lot shape} narrowness} shallowness, slope, or
topographic or similar conditions unique to the parcel or lot. Undue hardship also includes
inadequate access to direct sunlight for solar energy systems. Economic conditions alone shall
not constitute an undue hardship if reasonable use of the property exists under the terms of this
Code.
2. The undue hardship is unique to the parcel or lot for which the variance is being sought and is not
generally applicable to other properties within the same zoning district.
3. The hardship or circumstances unique to the parcel or lot has not been created by the landowner
or any previous owner.
4. Additional Criteria. The application for variance shall also meet the following criteria:
a. It will not alter the essential character of the locality.
b. It will not impair an adequate supply of light and air to adjacent property} or
substantially increase the congestion of the public streets, or increase the danger of
fire} or endanger the public safety.
c. It is the minimum action required to eliminate the hardship.
d. It does not involve a use which is not allowed within the respective zoning district.
Variance Evaluation Criteria. Per the planner's report, Section 4.36 of the Ordinance establishes
that the applicant must satisfy the following criteria for a hardship} in order to qualify for a
variance:
Planning Case Report 06-19 Page 3 9/29/06
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1. Does a hardship exist by reason of a physical condition unique to the property that results in
exceptional difficulties when using the parcel or lot within the strict application of the terms
of this Code?
Comment: Due to the existing orientation of the home and garage} expansion of the garage
must occur to the east. While it may be possible to reduce the size of the addition to lessen the
setback encroachment} the applicant has already revised plans to reduce the proposed
encroachment from 15 feet to 12.75 feet.
The home and garage orientation to 34 1/2 A venue presents a hardship in that the construction
of a garage addition is not possible without the granting of a variance.
2. In order for the city to approve the variance, a finding must be made that the proposed action
will not adversely affect the site or surrounding area.
Comment: As shown on the submitted building elevations} the addition is to match the roofline
of the existing home. The applicant has also submitted a narrative} stating that the materials of.
the proposed garage will match the materials of the existing garage and home as closely as
possible} including steel siding, shingles} lighting, and garage door. The entire home will be
painted to accommodate for any fading on the existing siding, and the. entire home is to be re-
shingled.
The proposed addition is considered well designed} and in character with the surrounding
residences. It should also be noted that a goal in the city/ s Comprehensive Plan is to promote re-
investment in housing stock. This type of reinvestment would add value to the neighborhood
and increase the livability of the home. In this regard/ the proposed garage addition is
considered a positive improvement.
3. Would approval of the variance confer on the applicant any special privileges that would be
denied to other landowners?
Comment: Similar variances have been approved in the past for homes on comer lots with the
front of the house facing the side yard.
4. Is the variance being requested the minimum action required to eliminate the hardship?
Comment: The necessary width of a single stall garage addition is 12 feet. As proposed, the
proposed stall exceeds the width of a single stall and the applicant may have adequate room for
two vehicles in the addition. However} as stated above} the applicant has reduced the width of
the proposed garage by two feet to allow for.a greater setback from the rear yard.
B. Development Review Team
The development review team met to discuss the plans and was supportive of the variance request.
Comments included: building materials to match existing house/ clarify if brick will be on the front
of addition, preservation of tree in fr<;>nt yard} obtain a building permit prior to start of construction.
C. Design and Review Committee
The Design and Review Committee met with the petitioner and discussed the plans. The
Committee was supportive of the expansion, but offered the following comments:
Planning Case Report 06-19 Page 4 9/29/06
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. The garage as proposed exceeds the maximum size allowable under the city code} the
garage could be shortened or made narrower to comply with the code.
. The driveway shall be angled to utilize the existing curb cut.
. Applicant shall verify building materials on the front of the home.
. The applicant should consider if they really want to try to save the Silver Maple in front of
the proposed garage} and if they decide to remove it now to replace it with a tree from the
city's preferred species list.
e Clarified that the garage addition would be used only for its intended purpose and would
not be utilized for a home occupation.
. Reiterated the comments made by the Development Review Team.
D. Plan Description
The petitioner submitted revised plans subsequent to the Design and Review Committee meeting.
The revised plans include the following details:
1. The re-submitted plans provide for an additional garage of 20} (width) by 28' (depth) (original
proposal was 22' by 28'). These dimensions, along with the existing#garage, is in conformance
with the city code requirement of a maximum size (1}000 square feet) for attached garages. The
change in the garage size places the proposed facility 12 feet 9 inches from the property line
and, therefore} in need of 12 foot 3 inch variance to the rear yard setback requirement of city
code.
2. The 28-foot depth includes a two-foot overhang for the front of the garage.
,.., Residential single family homes with three-stall garage shall not exceed a curb cut of 28 feet.
o.
The revised site plan illustrates an angled driveway} in compliance with this requirement.
4. Pictures submitted with the application show brick on the front of the existing garage. The
applicant has not indicated that the brick will be continued onto the addition. The Design and
Review Committee had varying opinions as to whether or not the brick should be utilized on
the garage addition. The Planning Commission shall determine if the proposed steel siding for
the front of the addition is appropriate} or if the applicant shall be required to utilize brick to
match the existing garage.
E. Planning Considerations
Comments from the planner's report are incorporated into this report.
F. Building Considerations
Comments from the building official are included :in the report.
G. City Engineer
The city engineer was not involved in the review of this request} as there are no significant
engineering issues.
Planning Case Report 06-19 Page 5 9/29/06
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H. Police Considerations
The Police Department was involved with the review of the plans, but had no concerns with the
expansion.
VIII. Summary
The applicant has applied for a 12.25 foot variance from the rear yard setback requirement of city code
to construct an additional 20 by 28 foot garage on their property, which will be attached to the east side
of their current garage approximately 12.75 feet from the property line. The ho~se when originally built
was positioned toward 34 1/2 A venue} which is technically the side yard according to city code. This} in
turn, makes the location of the garage addition the back yard necessitating the variance request. The
city has approved variances of this type previously.
Staff is very supportive of the improvements proposed for the property based on the following
findings:
1. The New Hope Comprehensive Plan encourages reinvestment in the City"S housing stock.
2. The proposed garage expansion will not negatively impact adjoining uses in the area.
3. The proposed addition meets all other performance requirements for the.R-l District.
4. Neighboring property owners support the improvements.
S. Similar variances have been approved in the past for homes located on comer lots technically
fronting the side yard.
IX. Recommendation
Staff recommends approval of the request} subject to the following conditions:
1. Building materials to match existing house.
2. Obtain building permit prior to start of construction.
Attachments: Application
Address/ZoningfTopo/ Aerial Maps
Certificate of survey
Petitioner's correspondence
Neighbor correspondence
Plans
Site photos
Planner's report
List of similar variances
Application Log
Planning Case Report 06-19 Page 6 9/29/06
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PLANNING
APPLICA TJON TO PLANNING COMMISSION AND CITY COUNCIL
City of New Hope) 4401 Xylon Avenue North, New Hope, MN 55428
Basic Fee Deposit
Case No. ()t,~J q
Date Filed q /i;()' Co Jti.-v /50 ~ /50 .-
Receipt No. q 777;J-
Received by ~
Name of Applicant: Bre."\. +- +- ,..1 e: ii-sse\. W I ~s i3.'Z.c.D
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Street Location of Property: </':.. -'.
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OWNER OF RECORD: Name:
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Home Phone: I (.-:) -~.,.. ;l.o1'~ tlJR Work Phone: -r ~3 ~-'~;l4" 1 ,/;1 L Fax: -
Applicant's nature of Legal or Equitable Interest:
Type of Request: (pertainihg to.what section of City Code)
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Please outline Description of Request: (use additional pages if ne~essary) 6~ A-;+<~ci-..a..c.c )
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Why Should Request be Granted: i-t~6a~-:J(}{z'" 1-0 ~'iJ..Ii./~!..-F i.) ~~:f.-,,oe.- J..-;? 2:../.....--., c:.
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(attach narrative to application form if necessary) . .
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Applicant acknowledges that before this request can be considered and/or approved, all fees, including the
_pasic zoning ree and any zoning deposits (as outlined in the attached application materials) must be paid to
the city and that, if additional fees are required to cover costs incurred by the city) the city manaqer has the
riaht to reauire additional payment.
The city hereby notifies the applicant that state law requires that the development review be completed
.within 60 days from the city1s acceptance or this application. If the development review cannot be
completed within 60 daysJ regardless or the reason, the city shall extend the review completion deadline
an additional 60 days as also permitted by state law. Development review shall be completed within 120
days unless additional review extensions 8ie approved by the applicant in writing.' The Community
Development Department will notify you of all meetings.
Signed: 1!: J--;.r' I" ... -
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Fee Owner (print or type name)
Applicant Other than Ownei (print or type)
FOR CITY USE ONL Y
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Evidence or Ownership Submitted: Yes~ No_ Required_
Certified Lot Survey: Yes_ No_ Required_
Legal Description Adequate: Yes ,/- No _ Required_
Legal Ad Required: Yes~ No_ Required_
Date of Design & Revievv fVieeting:
Date of Planning Commission Meeting:
Approved: Denied: -
By Planning Commission on:
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Approved: Denied: -
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By City Council on:
Subject to the following conditions:
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Property 9131 341/2 St. New Hope, MN SEP 2 2 2006
Specification: L::I
Exterior steel siding will match existing as close as possible talked with ho
them know of fading with existing siding and new siding will not match.
hired painting crew to paint exterior of home.
Roofmg will be new on entire home and new garage addition Architectual shingles
Garage door to match existing door as close as possible
Homeowner to supply Structure to install new posts for overhang over front of home
Electrical:
2 Exterior lights on each side of new garage door and match existing lights as close as
possible or have electrician replace all font lights.
</' .-
-'.
Property is on comer lot front yard is on Gettysburg front of home is on 34 ~ Ave.
Back yard setback needs 25ft to rear of property if front of property is on 34 ~ Ave
Rear setback and side yard setback would meet the City of New Hope setback for
R-l zoning. Homeowner and Contractor request for variance of 15 ft.
Homeowner LJ1- ~"-- W--
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Contractor
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September 8, 2006
City of New Hope
4401 Xylon A venue North
New Hope, 1YIN 55428
To whom it may concern;
Weare writing to document our approval regarding the expansion of our neighbor's
garage (at 9131 34 ~ Avenue North). We acknowledge that the garage extension will be
within 15 of our property line and we have no concerns.
Sincerely, . </'.. .
fOJr!711t0 /?6s7tt 'OT1L ... "" .. .
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/J~mes a:d ;~~la ~~~tiglione ~
9125 34 ~ Avenue North
New Hope lYfinnesota 55427
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9120106
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(\\ Firm Address:
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42"-48" frost tcoting (per city/county code)
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-10'x20" concrete footing I
-1 course 5" concrete b!ock Project: I Address: I
..5 course 10" concrete block I
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ITitle: I Sheet
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Revision: 8/23106 I Date: BaW6
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Revision Note:
Revision: 8/23106 Date: 8/21/06
9/20/06
ChecKed by: SIgnature:
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NORTHWEST ASS'OCIATED CONSULTANTS, :1 Ne.
4800 Olson Memorial Highway, Suite 202, Golden Valley, MN 55422
Telephone: 763.231 .2555 Facsimile: 763.231.2561 planners@nacplan'ning.com
TO: Kirk McDonald
FROM: Kimberly Holien/Alan Brixius
DATE: September 26,2006
SUBJECT: Wissbrod Variance
CASE NO: 131.01-06.13
60 DAY DEADLINE: November 7, 2006
</' .: .
Background
Brent and Melissa Wissbrodare requesting a variance to the 25-foot rear yard setback
requirement to allow for the construction of an attached second garage to their home,
located at 9131 34% Avenue North. Specifically, a variance of 12.25 feet is requested.
The property is a corner lot with the house facing 34% Avenue. However, the legal front
yard is on Gettysburg Avenue. The subject site is zonedR-1, Single FalTJily Residential.
Attached for Reference:
Exhibit A: Site Vicinity
Exhibit B: Site Plan
Exhibit C: Photos of Existing Conditions
Exhibit 0: Building elevations
Analysis
Existing Conditions. The subject site is a corner lot bounded by 34 ~ Avenue to the
north and Gettysburg Avenue N to the west. By definition, the shortest street frontage,
along Gettysburg AvenueN, is the front of the lot. The applicants' house is orientered
to the side yard along 34 % Avenue North.
The existing two-stall garage measures 440 square feet in size. Presently, the home
and garage meet all R-1 setbacks. With the proposed 560 square foot (20' x 28')
addition, the garage would measure 1 ,000 square feet in size. Individual garages are
allowed up to 1 ,000 square feet of floor area in the R-1 District.
Setback Requirement. As previously indicated, the Gettysburg Avenue frontage is
--,
considered the legal front yard, with the east side of the property being the rear yard.
The R-1 District requires a minimum 25 foot setback in the rear yard. As illustrated on
the site plan, the proposed garage addition would encroach 12.75 feet into the required
rear yard setback, resulting in a 12.25 foot setback. To accommodate the proposed
setback, the processing of a variance is necessary.
The front of the garage would be approximately 28 feet from the side lot line adjacent to
34 ~ Avenue, with a two foot overhang. This setback is compliant with the R-1 District
requirements.
Variance Evaluation Criteria. Section 4.36 of the Ordinance establishes that the
applicant must satisfy the following criteria for a hardship, in order to qualify for a
variance:
1. Does a hardship exist by reason of a physical condition unique to the
property that results in exceptional difficulties when using the parcel or lot
within the strict application of.the terms of this Code?
.",,,. ...
Comment: Due to the existing orientation of the" home and garage, expansion of
the garage must occur to the east. While it may be possible to reduce the size of the
addition to lessen the setback encroachment, the applicant has already revised
plans to reduce the pro.posed encroachment from 15 feet to 12.75 feet.
The home and garage orientation to 34 % Avenue N presents a hardship in that the
construction of a garage addition is not possible without the granting of a variance.
2. In order for the City to approve the variance, a finding must be made that
the proposed action will not adversely affect the site or surrounding area.
Comment: As shown on the submitted building elevations, the addition is to match
the roofline of the existing home. The applicant has also submitted a narrative,
stating that the materials of the proposed garage will match the materials of the
existing garage and home as closely as possible, including steel siding, shingles,
lighting, and the garage door. The entire home will be painted to accommodate for
any fading on the existing siding, and the entire home is to be re-shingled.
The proposed addition is considered well designed, and in character with the
surrounding residences. It should also be noted that a goal is the City's
Comprehensive Plan is to promote re-investment in housing stock. This type of
reinvestment would add value to the neighborhood and increase the livability of the
home. In this regard, the proposed garage addition is considered a positive
improvement.
3. Would approval of the variance confer on the applicant any special
privileges that would be denied to other landowners?
Comment: Similar variances have been approved in the past for homes on corner lots
with the front of the house facing the side yard.
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4. Is the variance being requested the minimum action required to eliminate
the hardship?
Comment: The necessary width of a single stall garage addition is 12 feet. As
proposed, the proposed stall exceeds the width of a single stall and the applicant may
have adequate room for two vehicles in the addition. However, as stated above, the
applicant has reduced the width of the proposed garage by two feet to allow for a
greater setback from the rear yard.
Design and Review Committee. The Design and Review Committee reviewed the
variance application at their September meeting. The committee was supportive of this
request, with the following comments:
. The applicant must obtain proper building permits.
ED No exterior storage shall be allowed on the east side of the home.
.0#'..... ..
G The driveway shall be angled to utilize the existing curb cut.
Comment: Residential single family homes with three-stall garages shall not
exceed a curb cut of 28 feet. The revised site plan illustrates an angled driveway, in
compliance with this requirement.
. The applicant shall verify building materials of the front of the home.
Comment: Pictures submitted with the application show brick on the front of the
existing garage. The applicant has not indicated that the brick will be continued
onto the addition. The Design Review Committee had varying opinions as to
whether or not the brick should be utilized on the garage addition. The Planning
Commission shall determine if the proposed steel siding for the front of the addition
is appropriate, or if the applicant shall be required to utilize brick to match the
existing garage.
G One significant tree presently exists on the east side of the driveway. This tree may
potentially be impacted by the proposed garage expansion. The applicant shall
make an effort to preserve this tree. In the event that the tree is not preserved, the
applicant shall replace it with a tree from the City's preferred tree list.
Additionally, the applicant shall use the garage only for its intended purpose, and shall
not operate any home occupation without proper .permits.
Recommendation
The proposed addition is well designed and consistent with a directive of the
Comprehensive Plan to encourage re-investment in the City's residential housing stock.
The Design and Review Committee has reviewed the proposal, and is supportive of the
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request. Staff believes the proposed variance is consistent with prior approvals within
the City, and therefore recommends approval. As such, the following action alternative
is offered:
1. Motion to approve the variance request, based on the following findings:
a. The New Hope Comprehensive Plan encourages reinvestment in the
City's housing stock.
b. The proposed garage expansion will not negatively impact adjoining uses
in the area.
c. The proposed addition meets all other performance requirements for the
R-1 District.
ce. Curt Jacobson ..,.. ....
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Memorandum
To: Planning Commission
From: Kirk McDonald} Director of Community Development
Date: September 29} 2006
Subj eet: Miscellaneous Issues
NOTE: The purpose of this miscellaneous issues memo is to provide commissioners with additional
detail on Council/EDA actions on Community Development related issues or other city projects. It is
not required reading and is optional information provided for your review, at your discretion.
1. September 11 Council Meeting - At the September 11 Council meeting, the Council discussed
the following planning/development/housing items: >#..: '
.. Update by Kathi Hemken regarding Planning Commission activities: See attached Council
request.
. Motion approving the formation of a committee for the 2008 comprehensive plan update
and review of project timeline: Authorized, see attached Council request.
2. September 25 Council Meeting - At the September 25 Council meeting} the Cormeil discussed
the following planning/development/housmg items:
. PC05-06, Resolution authorizing reduction of financial guarantee for Northwest
Community Revitalization Corporation: Approved} see attached Cormell request.
e PC06-18, Resolution approving request for a 2.4 foot variance from the side yard setback
requirements of city code at 3532 Decatur Court for a house addition: Approved as
recommended by the Planning Commission.
8 Project #793, Update on the potential development of the city-owned property south of
52nd Avenue and beh\Teen Pennsylvania and Louisiana avenues: Council chose Avalon
Homes as the preferred developer} see attac11ed Council request.
e Project #795, Motion authorizing staff to obtain an appraisal of the Bass Lake Road
Apartments from Herman Appraisal Services: Authorized appraisal} see attached Council
request.
e Update on City Center property status: Staff provided tl1e Council with an update on the
status of key properties in the City Center area} including the sale of the Kmart property to
Gator Investments} see attached Conncil request. The Cormell directed that letters be sent
inviting the property owners to meet with the City Cormeil regarding the status of the
properties.
3. Codes and Standards Committee - The Codes and Standards Committee did not meet.
Miscellaneous Issues Page 1 9/29/06
A. Design and Review Committee - The Design and Review Committee met with the petitioners in
September. The planning deadline for the November meeting is October 13. Staff will contact the
committee if any applications are submitted.
5. Design Guidelines Subcommittee - The design guidelines subcommittee includes Jeff Houle,
chair, Jim Brinkman, Roger Landy} Bill Oelkers, and Ranjan Nirgude. The committee met on
August 31 and September 8} and a tour of several cities utilizing design guidelines (Columbia
Heights and St. Anthony) was conducted on September 12. Meetings are also scheduled for
October 12 and 26. The committee vvill present its recommendations to the full Commission
before the end of the year.
6. Comprehensive Plan Subcommittee - The Council approved the 2008 Comprehensive Plan
update consultant proposals from NAC and Bonestroo at the end of August. The Council
approved the formation of a broad-based subcommittee (approximately 15 persons) to assist
with this process over the next 12 months at the September 11 Council meeting. The committee
will consist of representatives of the Planning Commission} Citizens Advisory Commission}
volunteers for the City Center Advisory Group, residents/businesses at large and a
representative from a watershed organization. Planning Commissioners who volunteered to
serve on the committee include Roger Landy} Tim Buggy} Kathi Hemken} and Jeff Houle. Staff is
in the process of accepting applications from other residents and business ovvners that want to
serve on the committee. It is anticipated that the Connell will appoint a committee at its work
session on October 16, with a tentative kick-off meeting date of October 24.
7. Residential Property Recognition Award - A small panel was formed with people from city
commissions} garden club members, and New Hope Women of Today. The city received six
nominations. The panel will be visiting the various properties and meet on October 10 to
recommend award winners. The recommendations will be presented to the City Council on
October 23 and the presentations will be made at the November 13 Council meeting.
8. City-Owned Property Near Railroad - Two developers submitted proposals for this eight-acre
city-owned site. A community open house was conducted on August 9 and persons attending
were encouraged to fill out a survey. Results were presented at the August 21 Council work
session. The Council discussed the proposals on September 25. The developers met with staff to
discuss several Council issues/concerns and were provided an opportunity to submit revised
plans and comments. The Council selected Avalon Homes as the preferred developer at the
September 25 Council meeting and staff will be coordinating on an agreement with them over
the next month.
9. Proj eet Status:
0 42nd and Quebec commercial- under construction
0 Holy Trinity Church -building permit issued - construction underway
0 Linden Park Condominiums (PPL) - plans submitted for construction/building permit-
under review
10. Miscellaneous Articles - The July issue of ZoningPractice is enclosed for your information.
11. Minutes - The September Planning Commission minutes are included for your review prior to
the Planning Commission meeting. Please remember that all approved Council minutes are on
the city's web site.
Miscellaneous Issues Page 2 9/29/06
12. If you have any questions on any of these items, please feel free to contact city staff.
Attachments: Planning Commission update
2008 Camp Plan Committee
NCRC bond reduction
City-ovvned property near 52nd/pennsylvania/Louisiana
Bass Lake Road Apartments appraisal quote
City Center property status
July issue of Zoning Practice
9/5/06 Planning Commission Minutes
.."..... .
Miscellaneous Issues Page 3 9/29/06
_.
CITY OF NEW HOPE
4401 XYLON A VENUE NORTH
NEW HOPE, HENNEPIN COUNTY} 1v1INNESOTA 55428
PLANNING COMMISSION l\.1INUTES September 5, 2006
City Hall, 7 p.m.
CALL TO ORDER The New Hope Planning Commission met in regular session pursuant to due
call and notice thereof; Chairman Svendsen called the meeting to order at 7
p.m.
ROLL CALL Present: Paul Anderson, Jim Brinkman, Tim Buggy, Kathi Hemken} Jeff
Houle} Roger Landy, Ranjan Nirgude, Steve Svendsen
Absent: Pat Crough, Bill Oelkers, Tam Schmidt
Also Present: Kirk McDonald} Director of Community Development, Steve
Sandrall, City Attorney, Curtis Jacobsen, Community
Development Specialist Pamela Sylvester, Recording Secretary
CONSENT BUSINESS There was no Consent Business on the agenda. ., ~, .. .
PUBLIC HEARING
PC06-17 Chairman Svendsen introduced for discussion Item 4.1, request for variance
Item 4.1 to the three-foot side yard setback requirement for a driveway, 3325 Ensign
Avenue North, Paul Swenson, Petitioner.
Mr. Curtis Jacobsen} community development specialist, stated that the
petitioner was requesting approximately a two-foot variance to the three-foot
side yard setback requirement to allow a driveway that was installed last
spring to remain in place approximately one foot from the side property line.
The property is zoned R-l, single family residential, and is surrounded by
single family properties in all directions. The site contains 12,524 square feet.
Mr. Jacobsen explained that the Swensons replaced their driveway in late
May of 2006, and neither the contractor or property owner applied for a
-permit prior to replacing the driveway. When informed of the three-foot side
yard setback requirement, the property owner chose to apply for a variance.
The petitioner indicated in correspondence that due to the angle at which the
house and garage were located relative to the street, they need the full width
of the driveway to turn vehicles to exit.
Property owners within 350 feet of the property were notified and staff
received one phone comment from a party who suggested that the added
flares at the end of the driveway would make it more difficult to park in the
cul-de-sac. Adjacent property ovvners signed a petition supporting the
petitioner's request for a variance.
Mr. Jacobsen reported that the development review team was not supportive
of this request, due to the fact that the driveway appeared to be wider than
the original, the three-foot setback requirement was not new and had, in fact,
recently been reduced from five feet to three feet, and the three-foot setback
requirement provided a drainage area between properties. The Design and
_. Review Committee discussed this issue and was generally non-committal
regarding the request. The Committee advised the applicant how to better
represent his case to the full Planning Commission.
Mr. Jacobsen summarized that the applicant had not applied for a permit for
driveway replacement and the current location did not meet city code. Staff
recommended the variance be denied due to the precedence it would set
regarding procedure, enforcement and violation of city code.
Commissioner Hemken questioned how much wider the driveway was from
the original. Mr. Jacobsen stated that the Hennepin County aerial photograph
indicated approximately an 18-inch flare on each side of the driveway at the
curb line, for a total of 36 inches.
Commissioner Brinkman wondered what changes qualified as requiring a
permit. Mr. Steve Sondrall, city attorney, replied that the ordinance indicated
if there was any enlargement or reduction of the driveway area, or any
altering of the driveway within the boulevard, then a permit was required. If
the driveway was replaced exactly as it was, then a permit was not required.
Mr. Kirk McDonald, community development direct9x},.added that the City
Council recently dealt with several properties in the Meadow Lake area
whose driveways/curb cuts did not meet the side yard setback requirement.
The non-conforming use section of the city code states that any non-
conforming use in the city in existence prior to July 5, 1979, could remain as it
was - it could be replaced but not enlarged. The Swenson's house was
constructed in 1973. A determination should be made whether or not the
driveway was enlarged. If the driveway was not enlarged, technically a
variance would not be necessary and the driveway could remain as it is. The
issue with Mr. Swenson's driveway arose in May, and in August the City
Council passed a blanket resolution allowing 17 properties in the Meadow
Lake area to continue their existing non-conforming use and allowed all of
those existing curb cuts to remain in place.
Chairman Svendsen questioned the non-conforming use of the Swenson's
driveway. It was determined that the flared ends may be new to this
~ ~iveway. Mr. McDonald stated the petitioner could explain what was
replaced and whether or not the driveway had been expanded.
Mr. Paul Swenson, 3325 Ensign Avenue North, came forward to answer
questions of the Commission. Mr. Swenson stated he appreciated the
opportunity to speak on behalf of his request for a variance. He pointed out
that he was originally told there was no grandfather clause that applied to his
situation, and was relieved to see there was a grandfather clause that applied.
Swenson stated that he and his wife had been residents of New Hope since
1964. They built the house at 3333 Ensign in 1973. Another family built the
house at 3325 Ensign and the Swenson's purchased that home in 1984. The
original driveway was poured in 1973 when the home was built and had
deteriorated over the years. There was a streak of blue clay under the
driveway, and Mr. Swenson stated they paid extra to have that removed and
a better base installed. He stated he felt a better constructed driveway would
improve the property value. A contractor was hired to do the work. His
Planning Commission Meeting 2 September 5, 2006
_. contract stated that the driveway was to be replaced, not enlarged. A building
inspector stopped at his house when the driveway was nearly complete and
informed them of the three-foot setback requirement and the need for a
permit. Mr. Swenson stated that his contractor was not aware of the permit
requirement, and according to the city attorney's earlier comment should not
have been necessary. He stated he inquired at that time of a grandfather
clause and was told there was no such provision, and his choices were to cut
back the new driveway or apply for a variance to the ordinance. The main
argument was the use of an aerial photo from Hennepin County's website
that indicated the driveway had been expanded at the curb. He further
explained that the angle of the aerial photo seemed to exaggerate the curb
lines. He stated he had contacted the Hennepin County surveyor's office to
determine the accuracy of the photos, and he was told the photos were not
intended to be used for that purpose and exact dimensions could not be
determined from the photos. Mr. Swenson stated that his neighbor to the
south had commented relative to the flared ends being a safety issue in the
cul-de-sac. Since that time} this neighbor had submitted a letter stating that he
was not in opposition to the variance.
Mr. Swenson showed photos indicating that his property was at a higher
elevation than the property to the south, and his neighbor had installed a
trench along the property line, allowing water to flow from the back of the
properties along the neighbor's property line to the street. He also showed
photos of the flares at the end of his driveway and the distance to property
line. The flared end extended 22 inches into the three-foot setback area on the
south side of the driveway. He added that he did not have an old photo of the
driveway showing how it looked before the replacement.
Mr. Swenson reiterated that he would appreciate favorable consideration of
the variance and allow him to leave the driveway as it was constructed.
There was no one in the audience to address the Commission.
Motion by Commissioner Brinkman, seconded by Commissioner Landy; to
close the public hearing on Planning Case 06-17. All voted in favor. Motion
carried.
Mr. Jacobsen confirmed that staff had not been to the site prior to the
driveway replacement. City records included a survey of the property
without the driveway. Mr. Swenson drew the driveway on the survey when
plans were submitted. Discussion ensued on the photos and the apparent
angle of the driveway.
Chairman Svendsen stated he felt the variance should be approved.
Commissioner Houle initiated discussion on whether or not a variance was
required for a non-conforming driveway under the grandfather clause of the
code. Mr. Sondrall explained that the threshold question was to determine
whether this driveway had been changed in any way. The petitioner
submitted information to indicate the driveway had not been changed. The
petitioner stated that his contractor installed the driveway in the same
location as it was when it was poured in 1973. The grade had not changed
Planning Commission Meeting 3 September 5, 2006
-. and the surmountable curb had not changed. There was no indication as to
where the previous driveway hooked into the curb. There were a number of
driveways in the area that had flared ends. By taking the applicant at his
word that the driveway was not changed} then under Section 6-7 of the city
code dealing with street excavation and the need for a permit, a pe~t would
not have been needed. As a result, it would not be appropriate to consider a
variance. Mr. Sondrall recommended that no variance be approved, because
in the future if the driveway would be enlarged or changed, he could then
apply for a variance.
Chairman Svendsen maintained due to the fact that a variance was not
required now, he did not see a problem leaving the driveway as it was.
Commissioner Buggy questioned whether or not the old driveway tied into
the curb cut prior to replacement. Mr. Swenson stated that the driveway did
tie into the curb as it had before. Mr. Sondrall interjected that there was no
separate curb cut; the curbing in the cul-de-sac was continuous.
Discussion ensued on how to proceed with the motion. It was determined
that if the decision was that no variance was requir~ed) .the application fee
would be refunded. Mr. Sondrall responded to a question that the petitioner
had been informed a variance was required due to the fact that there was a
dispute over whether or not the driveway had been enlarged or changed. By
looking at the driveway, it can be determined that there had been no
alteration in the driveway curb} gutter or apron. The surmountable curb
looked intact the same as it would have been prior to the driveway
replacement. It was fairly obvious that there had been no change to the
driveway grade. The other criteria to look at were whether the location had
been changed or the driveway had been enlarged or reduced and the
applicant indicated no change. Staff reacted to information in the photos and
information received from a property owner who indicated the driveway had
been enlarged. There may have been a misunderstanding to the facts and
circumstances of the requirement for a variance. Sondrall indicated that staff
was not at fault. The Planning Commission should look at all the facts and
determine whether any of the facts would support that a variance would be
_n.eeded. Sondrall stated that the only information in the record suggested that
a variance would not be needed due to the fact that there was no evidence of
an alteration to the driveway.
Commissioner Houle confirmed that there was no other information that the
city had to identify where the previous driveway had been located.
MOTION Motion by Commissioner Houle, seconded by Commissioner Landy, with
Item 4.1 regard to Planning Case 06-17, that the Planning Commission found it
probable that the driveway reconstruction that occurred this year at 3325
Ensign Avenue North was within the previous footprint of the old
driveway and therefore would fall under the grandfather clause for non-
conforming use and a variance was not required, Paul Swenson, petitioner.
V oting in favor: Anderson, Brinkman, Buggy, Hemken, Houle, Landy,
Planning Commission Meeting 4 September 5} 2006
-" Nirgude, Svendsen
V oting against: None
Absent: Crough, Oelkers} Schmidt
Motion carried.
Chairman Svendsen stated that the variance had been dissolved and the
driveway could remain as is. The variance application fee and deposit would
be refunded, and the application would not proceed to the City Council.
PC06-18 Chairman Svendsen introduced for discussion Item 4.2, request for side yard
Item 4.2 setback variance for house addition} 3532 Decatur Court, Brian and Shelly
Gilbert} petitioners.
Mr. Kirk McDonald, director of community development, stated that the
petitioner was requesting a 2.4-foot variance from the lO-foot side yard
." - setback requirement to allow construction of a house addition 7.6 feet from
the property line at the closest point to the addition. The property is zoned R-
I} single family residential, with single family properties to the north, south
and west, and St. Joseph's Church to the east. This property was platted as
Kimball Addition in the mid-1990s and subdivided-into nine single family
parcels. This lot contains 11,493 square feet. The petitioner purchased the
model home in 1995 and is now ready to add the 14-foot by 13-foot room
addition with a six-foot by eight-foot deck onto the rear of the existing home.
There is a bay window protrusion at the center of the back of the house which
limits where the addition could be constructed. The property slopes from the
front to the back and adjacent properties have retaining walls in the side and
rear yards to create usable property.
Mr. McDonald stated that property owners within 350 feet were notified and
staff did not receive any comments. The applicant submitted a petition signed
by all neighboring property ovvners who were in favor of the addition.
The petitioner indicated in correspondence the building materials and roof
line of the addition would match the existing home. A hardship could be
cited due to the unique shape of the property, which was not necessarily
_. ~pplicable to other lots in the subdivision. The topography of the property
could also be cited as a hardship. McDonald added that staff and the Design
and Review Committee felt this was a minor variance request and were
recommending approval, subject to the conditions in the planning report.
Mr. Brian Gilbert} 3532 Decatur Court, came forward to address the
Commission. He stated they were the original owners and would like to
expand now as their family has grown since 1995. He confirmed that due to
the bay window at the rear of the home, the expansion could be no larger
than 14 feet.
There was no one in the audience to address the Commission.
Motion by Commissioner Landy, seconded by Commissioner Brinkman, to
close the public hearing on Planning Case 06-18. All voted in favor. Motion
carried.
Planning Commission Meeting 5 September 5,2006
_.
MOTION Motion by Commissioner Houle, seconded by Commissioner Landy, to
Item 4.3 approve Planning Case 06-18} request for side yard setback variance for
house addition} 3532. Decatur Court, Brian and Shelly Gilbert, petitioners,
subject to the following conditions:
1. Building materials of addition to match existing house.
2. Building permit be obtained prior to start of construction.
V oting in favor: Anderson, Brinkman} Buggy, Hemken, Houle, Landy,
Nirgude, Svendsen
V oting against: None
Absent: Crough, Oelkers, Schmidt
Motion carried.
Chairman Svendsen stated this request would be considered by the City
Council on September 25 and asked the petitioner to be in attendance.
Design and Review Chairman Svendsen reported that the Design and Review Committee met
Committee with the petitioners in August. The next meeting ..was scheduled for
Item 5.1 September 14. Mr. McDonald stated one pre-application meeting was held
and may come forvvard.
Codes and Standards Commissioner Hemken stated that the Codes and Standards Committee had
Committee not met.
Item 5.2
Design Guidelines Commissioner Houle reported that the subcommittee met to begin the review
Subcommittee and another meeting was scheduled later this week. He stated
Item 5.3 recommendations should be ready for the Commission to review in
November.
The goal of the design guidelines is to establish a dialogue between property
owners looking to improve or develop property in the city as it would relate
to a number of issues not specifically covered in the Zoning Code. It should
_.n.ot dictate specifics but set out guidelines that the city, staff, and the
Commission and Council can utilize in discussing potential redevelopment or
new development.
OLD BUSINESS There was no old business.
Miscellaneous Issues
NEW BUSINESS
Motion to Approve Motion was made by Commissioner Landy, seconded by Commissioner
Minutes Houle, to approve the Planning Commission minutes of August 2, 2006. All
voted in favor. Motion carried.
Item 7.2 Mr. McDonald stated that the City Council had approved the revised
Comprehensive Plan proposals from NAC and Bonestroo for the 2008 Comprehensive Plan
Subcommittee update. Staff will be requesting that the City Council approve a motion
forming a comprehensive plan update committee of approximately 15 people.
Planning Commission Meeting 6 September 5, 2006
_. Staff would be recommending that members from city commissions and
volunteers from the business and residential community, and applicants for
the potential City Center advisory con1mittee serve on the comprehensive
plan update committee. Staff would recommend that one council member
also be designated to serve as a liaison to the City Council. The time
commitment for the committee may be approximately 12 months, meeting
one time per month. There would be opportunities for tvvo or more open
houses to draw public input into the plan. The Comprehensive Plan would
need to be submitted to the Metropolitan Council prior to December 31} 2008,
and the plan amendments would need to be submitted to adjacent cities for
comments approximately six months prior to that time. The goal is to have
the update completed by fall 2007. The current comprehensive plan is a good
document; portions of it just need to be updated. In the last update} the Met
Council closely examined transportation and water issues. Commissioners
Houle, Hemken, Landy, and Buggy volunteered to serve on the committee.
Item 7.3 :Mr. McDonald reported that the City Council established business and
Residential Recognition residential recognition programs this year. Outstanding businesses are
Program Panel recognized on a quarterly basis. Residential recognition awards would be
handed out on an annual basis and selected by a panel. There are several
categories in the residential recognition program, including
gardens/landscaping, building remodels/additions, general property
improvements, and environmentally sensitive improvements such as a rain
garden. The city received four nominations to date in the gardens/landscape
category. Nominations are due September 30. Staff was recommending, and
the City Council concurred, that the panel be comprised of commission and
garden club members, and staff was seeking a volunteer from the
Commisison. Commissioner Anderson volunteered to be on the paneL
ANNOUNCEMENTS Commissioner Hemken will present the Planning Commission quarterly
update to the City Council on September 11.
ADJOURNMENT The Planning Commission meeting was unanimously adjourned at 7:55 p.m.
Respectfully submitted,
-- . Q~0}~
Pamela Sylvester, Recording Secretary
Planning Commission Meeting 7 September 5, 2006