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2014.11.10 PC Meeting MinutesApproved Minutes of November 10, 2014 Planning Commission Meeting Page 1 of 3 J:\PLANNING\Planning Commission\2014\11.10\approved minutes.doc CRYSTAL PLANNING COMMISSION MINUTES Monday, November 10, 2014 at 7:00 p.m. Council Chambers, Crystal City Hall A. CALL TO ORDER The regular meeting of the Crystal Planning Commission convened at 7 p.m. with the following members present: X Commissioner (Ward 1) Sears [Vice Chair] X Commissioner (Ward 2) Kolb Approved Minutes of November 10, 2014 Planning Commission Meeting Page 2 of 3 J:\PLANNING\Planning Commission\2014\11.10\approved minutes.doc Commissioner Kolb questioned what triggered the CUP in this instance and wanted to know if a dental office that also manufactured these types of devices would require a CUP as well. Planner Sutter stated it depends on the principal use of the property, a dental office could do some manufacturing on site as an accessory use, but because the principal use of this property is manufacturing, a CUP is required due to it being zoned commercial not industrial. The following were heard: No one spoke before the commission. Moved by Commissioner Kolb and seconded by Commissioner Sears to recommend approval of Application 2014-9 for a conditional use permit for custom manufacturing at 5249 Douglas Drive North (Borja Dental). Motion carried. 2. Consider Application 2014-10 for a roof height variance to allow expansion of a nonconforming garage at 6602 59th Avenue North. Planner Sutter said this is the property one house west of Elmhurst and 59th Ave. The garage has a 19’ roof height at the peak and was built in the late 1990’s. When it was built, building height was calculated as the average between the eave and the peak of the roof. In 2004 the code changed so that the height was whatever the highest point of the roof was. This change ended up making some existing garages nonconforming. The property owner would like to add an addition onto the back of the garage. The garage will be just under the maximum size of 1,000 square feet. They would like to make the roof height of the new addition the same 19’ as the existing garage, so a variance from the 15 foot maximum height is required. Staff recommends approval with the condition that the upper level of the garage continuing only be used for storage; the city does not allow apartments above garages. When questioned why the city ever measured height by the average between the eave and the peak, Planner Sutter said he didn’t know the answer, and speculated that it may have been to give pitched roofs a break versus a flat roof, although we don’t have a lot of residential flat roofs here anyway. Commissioner Kolb referenced Exhibit C and asked if it was common practice to have residents justify the need for expanding their property. Planner Sutter said we do ask that they provide a narrative to explain the project, and in the case of a variance, to explain the practical difficulties, but the owner provided the additional details on her own without prompting from staff. The following were heard: Approved Minutes of November 10, 2014 Planning Commission Meeting Page 3 of 3 J:\PLANNING\Planning Commission\2014\11.10\approved minutes.doc No one spoke before the commission. Commissioner Heigel asked whether there were any utility easements on the back of the property, Planner Sutter indicated that the there is a 5 foot platted utility easement along the rear lot line but the garage would be well clear of it. Commissioner Buck questioned why the property owner would put a garage door on the back of the property when there is no driveway access to that location. Planner Sutter said that is becoming more common to provide access to make it easier to get tools and equipment in and out of the garage and the yard. Moved by Commissioner Strand and seconded by Commissioner Buck to recommend approval of Application 2014-10 for a roof height variance to allow expansion of a nonconforming garage at 6602 59th Avenue North with the condition that the upper level be only used for storage. Motion carried. D. GENERAL INFORMATION 1. City Council actions on October 21 regarding previous Planning Commission items: ▪ Approved a conditional use permit for outdoor food and beverage service at 5592 West Broadway (Noodles & Company) ▪ Approved the Preliminary Plat of Gaulke Pond Homes on property located at 3908 and 3924 Douglas Drive North 2. City letter to Hennepin County regarding curb cuts for Gaulke Pond Homes, and the county’s response 3. Canadian Pacific Railroad letter and maps regarding Positive Train Control tower installation 4. Staff preview of likely agenda items for Monday, December 8, 2014 meeting Mr. Sutter indicated there was nothing he was aware of at this time. 5. Meeting Calendar and Application Due Dates for 2015 E. OPEN FORUM No one spoke before the commission. F. ADJOURNMENT Moved by Commissioner Sears and seconded by Commissioner Heigel to adjourn. Motion carried. The meeting adjourned at 7:15 p.m.