2018.08.13 PC Meeting Packet
-1696
Tel: (763) 531--
Crystal Planning Commission Agenda Summary
Monday, August 13, 2018
7 p.m.
Crystal Community Center Crystal A
1. Call to Order
2. Approval of Minutes*
a. Monday, June 11, 2018 meeting minutes
3. Public Hearings*
a. Subdivision request from the City of Crystal for the Bass Lake Addition
Preliminary Plat (Application Number 2018-10)
b. Subdivision request from the City of Crystal for the Cavanagh View Addition
Preliminary Plat (Application Number 2018-11)
c. Variance request from the City of Crystal for a new single-family home at
5018 Vera Cruz Avenue North (Application Number 2018-12)
4. Old Business - None
5. New Business - None
6. General Information
a. City Council actions on previous Planning Commission items:
1. Site plan review application for a new Taco Bell restaurant at 5547
West Broadway
b. Update from Council liaison
c. Staff preview of likely agenda items for Monday, September 10, 2018 meeting
7. Open Forum
8. Adjournment
* Items for which supporting materials are included in the meeting packet
Page 1 of 3
CRYSTAL PLANNING COMMISSION
DETAILED AGENDA
Monday, August 13, 2018 at 7:00 p.m.
Crystal A, Crystal Community Center
Commissioners, please call 763.531.1142 or
email dan.olson@crystalmn.gov if unable to attend
* Items for which supporting materials are included in the meeting packet
1. CALL TO ORDER
The regular meeting of the Crystal Planning Commission convened at ______ p.m. with the
following members present:
Commissioner (Ward 1) Commissioner (Ward 2) Commissioner (Ward 4)
Sears Selton Einfeldt-Brown \[Secretary\]
Commissioner (Ward 1) Commissioner (Ward 3) Commissioner (Ward 4)
Heigel Maristany Johnson \[Chair\]
Commissioner (Ward 2) Commissioner (Ward 3) Commissioner (At-Large)
Strand Buck \[Vice Chair\] Daly
2. APPROVAL OF MINUTES *
Moved by _______________ and seconded by _______________ to approve the minutes of
the June 11, 2018 regular meeting with the following exceptions:
Motion carried.
3. PUBLIC HEARINGS*
a. Subdivision request from the City of Crystal for the Bass Lake Addition preliminary plat
(Application Number 2018-10)
Staff presented the following:
The following were heard:
Page 2 of 3
Planning Commission discussion:
Moved by _______________ and seconded by _______________ to recommend ______ to
the City Council of the Bass Lake Addition preliminary plat.
b. Subdivision request from the City of Crystal for the Cavanagh View Addition preliminary
plat (Application Number 2018-11)
Staff presented the following:
The following were heard:
Planning Commission discussion:
Moved by _______________ and seconded by _______________ to recommend ______ to
the City Council of the Cavanagh View Addition preliminary plat.
c. Variance request from the City of Crystal for a new single-family home at 5018 Vera Cruz
Avenue North (Application Number 2018-12)
Page 3 of 3
Staff presented the following:
The following were heard:
Planning Commission discussion:
Moved by _______________ and seconded by _______________ to recommend ______ to
the City Council of the variance for the new single-family home at 5018 Vera Cruz Avenue
North.
4. OLD BUSINESS - None
5. NEW BUSINESS - None
6. GENERAL INFORMATION
a. City Council actions on previous Planning Commission items:
a. Site plan review request for a new Taco Bell restaurant at 5547 West Broadway
b. Update from Council Liaison
c. Staff preview of likely agenda items for Monday, September 10, 2018 meeting
7. OPEN FORUM
8. ADJOURNMENT
Moved by _____ and seconded by ______ to adjourn.
Motion carried.
The meeting adjourned at ______ p.m.
Unapproved Planning Commission Minutes June 11, 2018
CRYSTAL PLANNING COMMISSION
MINUTES
Monday, June 11, 2018 at 7:00 p.m.
Council Chambers, Crystal City Hall
1. 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) X Commissioner (Ward 2) X Commissioner (Ward 4)
Sears Selton Einfeldt-Brown \[Secretary\]
Commissioner (Ward 1) X Commissioner (Ward 3) X Commissioner (Ward 4)
Heigel Maristany Johnson \[Chair\]
X Commissioner (Ward 2) X Commissioner (Ward 3) Commissioner (At-Large)
Strand Buck \[Vice Chair\] Daly
Other attendees: City Planner Dan Olson, City Council Liaison John Budziszewski, Greg
Dahling and Barb Schneider (representing Taco Bell project)
2. APPROVAL OF MINUTES
Moved by Selton and seconded by Einfeldt-Brown to approve the minutes of the April 9, 2018
regular meeting, with the following two amendments:
1.
2. In section d, add the following words before the sentence that begins Selton
asked why the previous City Council: In response to the policy question of
whether to allow vehicle sales and leasing on West Broadway north of Bass
Ayes all.
Motion carried.
3. PUBLIC HEARING
a. Site plan review request from BFI Real Estate Holdings for a new Taco Bell restaurant at
5547 West Broadway Avenue (Application Number 2018-07)
Planner Olson presented a summary of the staff report and indicated that staff is
recommending approval of the site plan.
Commission member Maristany asked if the Commission was approving sign permit as
well. Olson stated that the applicant will apply later for administrative sign permit approval.
Unapproved Planning Commission Minutes June 11, 2018
Commission member Buck asked where snow storage would take place. Barb Schneider
stated shes working with Target and the Crystal Shopping Center to address snow
storage.
Chair Johnson opened the public hearing. With no one from the public wishing to speak,
Johnson closed the hearing.
Moved by Maristany and seconded by Buck to recommend approval of the site plan for
Taco Bell at 5547 West Broadway Avenue. Ayes all.
Motion carried.
4. OLD BUSINESS - None
5. NEW BUSINESS
a. Conformance to Comprehensive Plan Council direction to sell surplus property to raise
funds for park system capital improvements.
Planner Olson presented a summary of the staff report and indicated that staff is
recommending that the sale of the properties is in conformance with the Comprehensive
Plan.
e of the lot are located on poor soils.
Olson stated that that is true and staff is still researching how to correct the soils so that
support quality housing.
Maristany asked if any there would be any trail connections retained. Council liaison
Budziszewski stated that the city would retain trail easements on two of the properties.
Moved by Einfeldt-Brown and seconded by Sears to determine that the sale of the surplus
properties is in conformance to the Comprehensive Plan. Ayes: Maristany, Strand,
Sears, Einfeldt-Brown, Buck, Johnson. Nay: Selton.
Motion carried.
b. Conformance to Comprehensive Plan - Sale of 5751 West Broadway to owner of 5747
West Broadway for lot consolidation
Planner Olson presented a summary of the staff report and indicated that staff is
recommending that the sale of the property is in conformance with the Comprehensive
Plan.
Commission member Johnson asked if the two properties will be consolidated. Olson said
yes, through a lot consolidation application.
Moved by Strand and seconded by Sears to determine that the sale of the property at
5751 West Broadway is in conformance to the Comprehensive Plan. Ayes all.
Motion carried.
Unapproved Planning Commission Minutes June 11, 2018
c. Request to endorse a complete streets resolution from the Environmental Quality
Commission (EQC).
Planner Olson presented a summary of the staff report and indicated that the EQC is
asking the Commission to endorse the resolution.
Maristany asked if sidewalks would be required as part of street reconstruction. Olson
ks
would be included during reconstruction projects. The policy would also most likely
address instances where sidewalks would not be required. Maristany further asked how
this policy might affect public involvement. Olson said that the policy may address the
impacts of public involvement in the decision making process.
Johnson said that during his recent street reconstruction these issues were discussed. He
Selton stated that a policy would provide a guideline for the Council to think about before
the street reconstruction project.
Strand would like to see a policy include an educational component so that residents know
where the trails and sidewalks are.
a fully developed city. The
city already has guidelines for street design, and a policy just might add to the
bureaucracy.
ed since it appears these design elements
are already being addressed.
Moved by Selton and seconded by Strand to endorse the complete streets resolution.
Ayes: Strand, Buck, Selton and Johnson. Nays: Sears, Maristany, and Einfeldt-Brown.
Motion carried.
d. Discussion to identify planning-related topics for further discussion with the City Council.
Commission members identified various topic for further Council discussion, including what
haracter. Maristany wondered if the city should
adopt new exterior lighting standards to address light pollution. Chair Johnson asked each
member to send him a list of potential discussion topics and he and City Council member
Deschler would discuss what the next steps should be.
6. GENERAL INFORMATION
a. City Council actions on previous Planning Commission items:
Planner Olson informed the Commission that the City Council approved a variance request
for 5612 Adair Avenue North, a subdivision request for Myrtle Acres, a conditional use
permit for a vehicle impound lot at 5632-5640 Hanson Court, and amendments to the
unified development code (UDC). Last week the City Council authorized the draft of the
2040 Comprehensive Plan to be
Unapproved Planning Commission Minutes June 11, 2018
b. Update from Council Liaison:
City Council liaison Budziszewski
during Council discussion of land use applications and code amendments, including the
recent amendments to the UDC. Budziszewski also gave an update on the formation of
the Crystal historical society. Commission member Einfeldt-Brown is on the task force
creating the historical society and also gave an update to the Planning Commission.
c. Staff preview of likely agenda items for Monday, July 9, 2018 meeting.
Planner Olson indicated that he has not received any applications yet, but that the
application deadline is not until tomorrow.
7. OPEN FORUM
8. ADJOURNMENT
Moved by Einfeldt-Brown and seconded by Buck to adjourn.
Motion carried.
The meeting adjourned at 8:50 p.m.
PLANNING COMMISSION
STAFF REPORT
Proposed Preliminary Plat
_____________________________________________________________________
FROM: Dan Olson, City Planner
____________________________________________________________________
TO: Planning Commission (for August 13 Meeting)
DATE: August 8, 2018
RE: PUBLIC HEARING - Subdivision request (Preliminary Plat) by the City
of Crystal for Bass Lake Addition (Application Number 2018-10)
A. BACKGROUND
On June 5, 2018 the City Council determined that PID #04-118-21-31-0022 is
surplus land and that it should be subdivided and sold for construction of two
new single-family homes. Proceeds from the sale of the lots will be used to fund
park improvements. The plat creating these lots is named Bass Lake Addition
and the site is zoned Low Density Residential (R-1). Notice of the August 13
public hearing was published in the Sun Post on August 2 and mailed to owners
within 500 feet (see attachment B).
Attachments:
A. Site location map
B. Map showing public hearing notification area
C. Existing zoning map
D. Proposed preliminary plat
B. PROPOSED PROPERTY SUBDIVISION
Existing use
The site is a vacant parcel previously identified as part of North Bass Lake Park
addressed as 5625 Xenia Avenue North. The site is not dedicated or restricted
to park purposes. The site has no history of active park use and does not contain
any recreational facilities or structures.
BASS LAKE ADDITION PRELIMINARY PLAT APPLICATION
PAGE 1 OF 3
Proposed use
The proposed use is for two new single-family homes to be addressed as 5618
and 5624 Welcome Avenue North, plus an outlot to remain under city ownership
to provide access from the Welcome Avenue cul-de-sac to North Bass Lake
Park.
Parcel Area Details
35,969 sq. ft. (0.8 acre) Total area to be replatted
- 1,434 sq. ft. (0.03 acre) Right-of-way for Welcome Avenue
- 2,553 sq. ft. (0.06 acre) Outlot A to be retained by the city for access to
North Bass Lake Park from Welcome Avenue
= 31,982 sq. ft. (0.7 acre) Area remaining for the two new lots
14,133 sq. ft. (0.3 acre) Lot 1 (new 5618 Welcome)
17,850 sq. ft. (0.4 acre) Lot 2 (new 5624 Welcome)
Subdivision design features
The proposed plat would be named Bass Lake Addition. The following are the
notable design features of this subdivision:
1. Zoning Requirements
Building setbacks Any proposed homes on these two proposed
properties will meet the setbacks required for the R-1 district, which are 30
feet for the front and rear property lines. Side setbacks will be controlled
by the five foot drainage and utility easements. No part of the homes,
including eaves, may be located within a drainage and utility easement.
Lot size and area The proposed lots meets the minimum lot area (6,000
sq. ft.), width (5, and depth requirements of the R-1 district.
2. Pedestrian and Street Access
Pedestrian connections There is not a sidewalk accessing these lots
and none planned.
Street access The two lots will be accessed from new curb cuts to be
installed on Welcome Avenue North.
3. Utilities
The proposed new homes will connect with existing water and sanitary sewer
mains. The city will install these service connections in fall 2018 prior to the
lots being sold. There are no existing overhead private utility lines on the
property, but new drainage and utility easements are dedicated with this new
BASS LAKE ADDITION PRELIMINARY PLAT APPLICATION
PAGE 2 OF 3
plat. Existing easements on the property will be vacated and replaced with
the new easements.New private utility services to the new homes, such as
Xcel Energy, Century Link and Comcast, will be buried underground.
4. Grading, Drainage and Erosion Control The city does not require a grading,
drainage and erosion control plan for parcels under one acre in size.
However during home construction, the city will require erosion control
techniques to be used on-site including silt fences and inlet protection.
5. Landscaping Existing trees on the two lots are shown on the preliminary
plat. It is possible that trees will be removed from the property to
accommodate the new homes. As part of the sale of the properties, the city
will require the builder to install new trees.
6. Park dedication Because net revenue from the lot sales will go into the
Parks Capital Fund, and park dedication fees are deposited into the same
fund, the park dedication requirement is already being met.
C. REQUESTED ACTION
The Planning Commission is being asked to make a recommendation to the City
Council to either approve or deny the preliminary plat application for the Bass
Lake Addition which would provide two lots for new single-family homes at 5618
and 5624 Welcome Avenue North. This recommendation should include findings
of fact either for or against the proposal. The Commission may reference the
findings for approval in Section B, above.
Staff is recommending approval of the preliminary plat.
City Council action is anticipated on August 21, 2018. On that same date the City
Council will be holding a public hearing for the sale of the lots to the selected
builder. The lot sales would likely close in September 2018 and the new homes
completed by spring 2019.
BASS LAKE ADDITION PRELIMINARY PLAT APPLICATION
PAGE 3 OF 3
Hennepin County Locate & Notify Map
Date: 7/17/2018
0120240480ft
Buffer Size:
500 feet
Map Comments:
500' Mailing Area
This data (i) is furnished 'AS IS' with no representation as to
completeness or accuracy; (ii) is furnished with no warranty of any
kind; and (iii) is notsuitable for legal, engineering or surveying
purposes. Hennepin County shall not be liable for any damage, injury
or loss resulting from this data.
For more information, contact Hennepin County GIS Office
300 6th Street South, Minneapolis, MN 55487 / gis.info@hennepin.us
PLANNING COMMISSION
STAFF REPORT
Proposed Preliminary Plat
_____________________________________________________________________
FROM: Dan Olson, City Planner
____________________________________________________________________
TO: Planning Commission (for August 13 Meeting)
DATE: August 8, 2018
RE: PUBLIC HEARING - Subdivision request (Preliminary Plat) by the City
of Crystal for Cavanagh View Addition (Application Number 2018-11)
A. BACKGROUND
On June 5, 2018 the City Council determined that PID #09-118-21-13-0066 is
surplus land and that it should be subdivided and sold for construction of three
new single-family homes. Proceeds from the sale of the lots will be used to fund
park improvements. The plat creating these lots is named Cavanagh View
Addition and the site is zoned Low Density Residential (R-1). Notice of the
August 13 public hearing was published in the Sun Post on August 2 and mailed
to owners within 500 feet (see attachment B).
Attachments:
A. Site location map
B. Map showing public hearing notification area
C. Existing zoning map
D. Proposed preliminary plat
B. PROPOSED PROPERTY SUBDIVISION
Existing use
The site is a vacant parcel previously identified as Schutz Park and addressed
as 5000 Vera Cruz Avenue North. The site is not dedicated or restricted to park
purposes. The site has no history of active park use and does not contain any
recreational facilities or structures.
Proposed use
Three new single-family homes to be addressed as 5006, 5012 and 5018 Vera
Cruz Avenue North.
CAVANAGH VIEW ADDITION PRELIMINARY PLAT APPLICATION
PAGE 1 OF 3
Parcel Area Details
43,542 sq. ft. (1.0 acre) Total area to be replatted
- 19,037 sq. ft. (0.4 acre) Right-of-way for Vera Cruz and 50th Avenues
= 24,505 sq. ft. (0.6 acre) Area remaining for the three new lots
8,902 sq. ft. (0.2 acre) Lot 1 (new 5006 Vera Cruz)
7,506 sq. ft. (0.2 acre) Lot 2 (new 5012 Vera Cruz)
8,097 sq. ft. (0.2 acre) Lot 3 (new 5018 Vera Cruz)
Subdivision design features
The proposed plat would be named Cavanagh View Addition. Since the
subdivision abuts a county roadway (Bottineau Boulevard), Hennepin County
staff has reviewed this subdivision request and finds it acceptable. The following
are the notable design features of this subdivision:
1. Zoning Requirements
Building setbacks Except for lot 3, for which setback variances are
requested (see agenda item 3c), any proposed homes on these proposed
properties will meet the setbacks required for the R-1 district, which are 30
feet for the front and rear property lines. Side setbacks will be controlled
by the five or ten foot drainage and utility easements. No part of the
homes, including eaves, may be located within a drainage and utility
easement.
Lot size and area Except for lot 3, for which a variance is requested to
lot depth (see agenda item 3c), the proposed lots meets the minimum lot
area (6,000 sq. ft.), width (5, and depth requirements of the R-1
district.
2. Pedestrian and Street Access
Pedestrian connections There is an existing sidewalk along Vera Cruz
Avenue. Directly north of Lot 3, the sidewalk connects to an existing local
bituminous trail on the west side of Bottineau Boulevard. The Crystal Lake
Regional Trail is located on the east side of Bottineau Boulevard.
Street access The three lots will be accessed from new curb cuts to be
installed on Vera Cruz Avenue North.
3. Utilities
The proposed new homes will connect with existing water and sanitary sewer
mains. The city will install these service connections in fall 2018 prior to the
CAVANAGH VIEW ADDITION PRELIMINARY PLAT APPLICATION
PAGE 2 OF 3
lots being sold. Existing overhead utility lines are located along Vera Cruz
Avenue. These utilities will be located in drainage and utility easements that
are dedicated with this new plat. If those lines are relocated or extended,
then the lines and extensions must be buried underground. New private
utility services to the new homes, such as Xcel Energy, Century Link and
Comcast, will be buried underground.
4. Grading, Drainage and Erosion Control The city does not require a grading,
drainage and erosion control plan for parcels under one acre in size.
However during home construction, the city will require erosion control
techniques to be used on-site including silt fences and inlet protection.
5. Landscaping Existing trees on the three lots are shown on the preliminary
plat. It is possible that trees will be removed from the property to
accommodate the new homes. As part of the sale of the properties, the city
will require the builder to install new trees.
6. Park dedication Since the city is the applicant for this subdivision request,
new revenue from the lot sales will go into the Parks Capital Fund, and since
park dedication fees are deposited into the same fund, the park dedication
requirement is already being met.
C. REQUESTED ACTION
The Planning Commission is being asked to make a recommendation to the City
Council to either approve or deny the preliminary plat application for the
Cavanagh View Addition which would provide three lots for new single-family
homes at 5006, 5012 and 5018 Vera Cruz Avenue North. This recommendation
should include findings of fact either for or against the proposal. The
Commission may reference the findings for approval in Section B, above.
Staff is recommending approval of the preliminary plat.
City Council action is anticipated on August 21, 2018. On that same date the City
Council will be holding a public hearing for the sale of the lots to the selected
builder. The lot sales would likely close in September 2018 and the new homes
completed by spring 2019.
CAVANAGH VIEW ADDITION PRELIMINARY PLAT APPLICATION
PAGE 3 OF 3
Hennepin County Locate & Notify Map
Date: 7/17/2018
0120240480ft
Buffer Size:
500 feet
Map Comments:
500' Mailing Area
This data (i) is furnished 'AS IS' with no representation as to
completeness or accuracy; (ii) is furnished with no warranty of any
kind; and (iii) is notsuitable for legal, engineering or surveying
purposes. Hennepin County shall not be liable for any damage, injury
or loss resulting from this data.
For more information, contact Hennepin County GIS Office
300 6th Street South, Minneapolis, MN 55487 / gis.info@hennepin.us
PLANNING COMMISSION STAFF REPORT
Variance for 5018 Vera Cruz Avenue North
_______________________________________________________________
FROM: Dan Olson, City Planner
____________________________________________________________________
TO: Planning Commission (for August 13 Meeting)
DATE: August 8, 2018
RE: PUBLIC HEARING - Variance request from City of Crystal for a new
single-family home at 5018 Vera Cruz Avenue North (Application
Number 2018-12)
A. BACKGROUND
The subject property is part of a city-owned parcel (PID 19-118-21-13-0066) at 5000 Vera
Cruz Avenue North being replatted into three lots for new home construction. Before selling
the lot at 5018 Vera Cruz Avenue, the city is requesting variances to the setback and lot depth
requirements. The property is zoned Low Density Residential (R-1). Notice of the August 13
public hearing was published in the Sun Post on August 2 and mailed to owners within 500
feet (see attachment B). To date staff has not received any comments on this proposal.
Attachments:
A. Site location map
B. Map showing public hearing notification area
C. Existing zoning map
D. Site plan
B. VARIANCES
(UDC) because it fronts on more than two roadways. As such, the west side of the property is
defined as the front yard, the east side as the rear yard, the north side as the corner side yard,
and the south side as the interior side yard (see attachment D). Due to the unusual trapezoid
shape of the lot and the location of the lot facing three roadways, the city is requesting the
following variances for a proposed new home:
o Variances to reduce the required east and west yard setbacks from 30 to 20 feet.
The home will face Vera Cruz on the west side.
5018 VERA CRUZ AVENUE NORTH VARIANCE APPLICATION
PAGE 1 OF 3
faces north, then the setback from that lot line would automatically increase from
10 to 20 feet.
o VariancThe variance is
only necessary along the north side lot line, as the lot depth along the south side lot
line is 120.44 feet.
The following are the relevant approval criteria for this variance as outlined in city code section
510.33, followed by staff response:
a) Variances shall only be permitted when they are in harmony with the general
purposes and intent of the official control and when the terms of the variances
are consistent with the comprehensive plan.
Response: The intent of the czoning ordinance is to provide for
regulations to promote orderly development that allows for adequate
access to light, air, and convenient access to property. The approval of a
home that is closer to the west and east property lines, and that does not
meet the lot depth requirement, will not impede access to adequate light or
air for adjacent properties or for the proposed home. If the variance is
approved, the home
Low Density Residential future land use designation.
b) Variances shall only be permitted when the City Council finds that strict
enforcement of specific provisions of this section would create practical
difficulties due to circumstances unique to a particular property under
consideration. Practical difficulties, as used in connection with the granting of a
variance, means that the property owner:
1) proposes to use the property in a reasonable manner not permitted
by an official control; and
2) the plight of the landowner is due to circumstances unique to the
property not created by the landowner; and
3) the variance, if granted, will not alter the essential character of the
locality.
Response:
The use of the subject property for a single-family home is a reasonable
use permitted by the czoning regulations.
The parcel was originally platted in 1911 as a standard rectangle, but after
100 years of road realignments and easement acquisitions, the property is
now a trapezoid fronting three streets, one of which is a busy arterial
roadway with approximately 30,000 vehicle trips per day and a busy
signalized intersection north of the property. The setback variance is
necessary to ensure that a house can be placed on the lot in a way which
provides the best possible residential use and enjoyment of the property.
5018 VERA CRUZ AVENUE NORTH VARIANCE APPLICATION
PAGE 2 OF 3
The lot depth variance is necessary because the lot is half as deep on the
north property line as it is on the south property line, and lot is otherwise
oversized relative to minimum dimensional requirements.
The essential character of this area will not change if the variance is
approved:
With front and rear setbacks reduced from 30 to 20 feet, the
new home can be optimally placed on the lot to minimize the
impact of adjacent roadways.
The new home will be at least 10 feet from the proposed home
to the south at 5012 Vera Cruz Avenue this is equal to the
typical separation between homes in Crystal.
c) Economic considerations alone do not constitute practical difficulties.
Response: A new home could be built on the lot without the variance, but
with the variance the new home can be located in a way that better fits
the character of the surrounding streets. Therefore economic
considerations alone are not the sole reason for requesting this variance.
C.REQUESTED ACTION
The Planning Commission is being asked to make a recommendation to the City
Council to either deny or approve the variance application to establish minimum
setbacks of 20 feet from the west and east lot lines at 5018 Vera Cruz Avenue North,
and to allow a minimum lot depth of 65.25 feet measured along the north side lot line.
This recommendation should include findings of fact either for or against the proposal.
The Commission may reference the findings for approval in Section B, above.
Staff recommends approval of the variance request.
City Council action is anticipated on August 21, 2018.
5018 VERA CRUZ AVENUE NORTH VARIANCE APPLICATION
PAGE 3 OF 3
Proposed Setback Variances
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