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HomeMy WebLinkAbout07-06-2011 PLANNING COMMISSION REGULAR MEETING AGENDA July 6, 2011 -- 7:00 P.M. 1. Call to Order 2. Roll Call 3. Approval of Minutes: May 18, 2011 4. Citizens Requests and Comments Relating to Planning and Zoning Issues Not Already on the Agenda. (Before speaking, please give your full name and address for the record.) 5. Planning Cases A. CM2011-001 Outdoor Storage Conditional Use Permit Amendment Address: 2159 Mustang Drive Applicant: Bauer Welding, Doug Bauer, owner 6. Other Planning Activity A. Discuss Proposed Driveway and Parking Area City Code Amendments 7. Next Planning Commission Meetings: A. July 20, 2011 B. August 3, 2011 8. Adjourn to Agenda Session AGENDA SESSION 1. Review Minutes: a. June 1, 2011 2. Staff Reports a. Upcoming Planning Cases 3. Chairperson and Planning Commissioners’ Reports 4. Meeting Conclusion PROCEEDINGS OF THE MOUNDS VIEW PLANNING COMMISSION CITY OF MOUNDS VIEW RAMSEY COUNTY, MINNESOTA Regular Meeting June 1, 2011 Mounds View City Hall 2401 Highway 10, Mounds View, MN 55112 ______________________________________________________________________________ 1. Call to Order The meeting was called to order by Chair Stevenson at 7:00 p.m. June 1, 2011. ______________________________________________________________________________ 2. Roll Call Members Present: Commissioners Cramblit, Meehlhause, Miller, Schiltgen, and Stevenson. Absent and Excused: Commissioners Rundle and Smith. Also Present: Planning Associate Heidi Heller. ______________________________________________________________________________ Index to Minutes Page Approval of Minutes 1 VR2011-001. Variance for Reduced Driveway Setbacks 2 VR2011-002. Variance for Reduced Driveway Setbacks 3 VR2011-003. Variance for Reduced Driveway Setbacks 3 VR2011-004. Variance for Reduced Driveway Setbacks 4 VR2011-005. Variance for Reduced Driveway Setbacks 4 PA2011-001. PUD Amendment to Allow Recreational Uses in the Mounds View Business Park South 5 _____________________________________________________________________________ 3. Approval of Minutes March 16, 2011. MOTION/SECOND: Commissioner Cramblit/Commissioner Schiltgen. To approve the Minutes of the March 16, 2011 regular Planning Commission meetings as slightly amended. Ayes – 5 Nays – 0 Motion carried. Mounds View Planning Commission June 1, 2011 Regular Meeting Page 2 ________________________________________________________________________ 4. Citizens Requests and Comments on Items Not on the Agenda None. ______________________________________________________________________________ 5. Planning Cases A. Consideration of Variance Requests to allow for one-foot driveway setbacks at 5330 and 5332 Raymond Avenue; Planning Case VR2011-001 Planning Associate Heller explained the applicant, property owner, Michael Kinyon, is requesting variances to permit the new driveways at five of his side-by-side duplexes to have one or three foot setbacks from the north and south property lines. Mr. Kinyon will be adding attached garages to the rest of his duplexes, one on each end of the building, along with new driveways to replace the existing gravel. The lots are all 100 feet wide so only a single car garage will fit, but the owner would like to make the driveways wide enough for two cars to park next to each other. Most of the tenants have more than one vehicle, and with the current narrow driveways, they either park or drive off the driveway, or they have to move cars around when someone is leaving. Since there is no overnight parking on the streets in Mounds View, all vehicles must be in the driveways. Associate Heller stated the east side of Raymond Avenue has 14 side-by-side duplexes on identical 100 foot wide lots which causes issues when owners want to add additional space or more than a one car wide driveway to these properties. The applicant, Mr. Kinyon, owns ten of the duplexes on Raymond Avenue and received variances for reduced driveway setbacks in 1995 and 2008 when he added garages to his other duplexes on the block. Another duplex owner on this block received a reduced setback variance in order to add living space closer than 10 feet to the property line. Due to the lots being rather narrow for side-by-side style duplexes, the applicant is requesting to place the driveways one foot or three feet from the property lines. City Code requires that all driveways be at least five feet from the property line without a variance. The request is being made in conjunction with the street improvement project. This would assure that the proper sized aprons are installed to align with each new driveway. Associate Heller indicated the City was responsible for reviewing the practical difficulty of each request. Staff notified all surrounding properties of the variance request and no input was received. Chair Stevenson expressed concern about the protection of the lift station. He questioned if the lot located at 5374 had enough space for a driveway given its close proximity to the lift station in front of the house. Associate Heller stated this address would have the narrowest driveway and would run within two feet of the lift station. She noted that a guardrail surrounds two sides of the equipment and would offer protection, but that she would ask the Public Works staff if they felt something additional needed to be installed. Mounds View Planning Commission June 1, 2011 Regular Meeting Page 3 ________________________________________________________________________ Commissioner Schiltgen questioned if there had been any concerns with the lift station in the past. Associate Heller noted she would speak with public works regarding this concern but stated she was not aware of any issues, and the lift station has been there for many years. She noted a bollard could be placed between the new driveway and the building. Commissioner Schiltgen asked if the building schedule was known for the future garages. Bob Yentsch, property manager for Kinyon Properties, stated this was uncertain but that they did hope to start one of the garages this summer. Commissioner Schiltgen inquired how long the applicant had to complete the garages before the variance expired. Associate Heller stated the City Code states that if the work that the variance was granted for is not completed within one year, the approval becomes void. She indicated that the applicant can apply for an extension before the variance expires. She stated that in this case, the City is willing to work with Mr. Kinyon because of the unique circumstances with Raymond Avenue being reconstructed and the changes being done to ten of his curb cuts. The extension request would come before the Planning Commission for approval. She noted if the variance were to expire, the applicant could simply reapply. She stated that she had spoken to the applicant who said that he may install the driveways before the garages are built. Commissioner Miller requested a minor language change on each resolution. Chair Stevenson opened the public hearing at 7:20 p.m. Chair Stevenson closed the public hearing at 7:20 p.m. MOTION/SECOND: Commissioner Schiltgen/Commissioner Miller. To approve Resolution 938-11, a Resolution Recommending Approval of a one-foot Driveway Setbacks at 5330 and 5332 Raymond Avenue; Planning Case No. VR2011-001. Ayes – 5 Nays – 0 Motion carried. ______________________________________________________________________________ B. Consideration of Variance Requests to allow for one foot driveway setbacks at 5338 and 5340 Raymond Avenue; Planning Case VR2011-002 Associate Heller provided information on this request in Item 5A. Chair Stevenson opened the public hearing at 7:21 p.m. Chair Stevenson closed the public hearing at 7:21 p.m. Mounds View Planning Commission June 1, 2011 Regular Meeting Page 4 ________________________________________________________________________ MOTION/SECOND: Commissioner Cramblit/Commissioner Miller. To approve Resolution 939-11, a Resolution Recommending Approval of a Variance for one-foot Driveway Setbacks at 5338 and 5340 Raymond Avenue; Planning Case No. VR2011-002. Ayes – 5 Nays – 0 Motion carried. ______________________________________________________________________________ C. Consideration of Variance Requests to allow for one foot driveway setbacks at 5344 and 5346 Raymond Avenue; Planning Case VR2011-003 Associate Heller provided information on this request in Item A. Chair Stevenson opened the public hearing at 7:22 p.m. Chair Stevenson closed the public hearing at 7:22 p.m. MOTION/SECOND: Commissioner Meehlhause/Commissioner Miller. To approve Resolution 940-11, a Resolution Recommending Approval of a one-foot Driveway Setbacks at 5344 and 5346 Raymond Avenue; Planning Case No. VR2011-003. Ayes – 5 Nays – 0 Motion carried. ______________________________________________________________________________ D. Consideration of Variance Requests to allow for one and three foot driveway setbacks at 5372 and 5374 Raymond Avenue; Planning Case VR2011-004 Associate Heller provided information on this request in Item A. Commissioner Schiltgen requested again that staff speak with public works regarding the lift station. Associate Heller stated she would speak with public works and report back to the Commission if there were any concerns. She noted that conditions could be added to the driveway approval if necessary. Chair Stevenson opened the public hearing at 7:24 p.m. Chair Stevenson closed the public hearing at 7:24 p.m. MOTION/SECOND: Commissioner Cramblit/Commissioner Schiltgen. To approve Resolution 941-11, a Resolution Recommending Approval of a three foot Driveway Setback at 5372 Raymond Avenue and a one-foot Driveway Setback at 5374 Raymond Avenue; Planning Case No. VR2011-004. Ayes – 5 Nays – 0 Motion carried. ______________________________________________________________________________ Mounds View Planning Commission June 1, 2011 Regular Meeting Page 5 ________________________________________________________________________ E. Consideration of Variance Requests to allow for three foot driveway setbacks 5380-5382 Raymond Avenue; Planning Cases VR2011-005 Associate Heller provided information on this request in Item A. Chair Stevenson opened the public hearing at 7:26 p.m. Chair Stevenson closed the public hearing at 7:26 p.m. MOTION/SECOND: Commissioner Stevenson/Commissioner Meehlhause. To approve Resolution 942-11, a Resolution Recommending Approval of a three-foot Driveway Setback at 5380 and 5382 Raymond Avenue; Planning Case No. VR2011-005. Ayes – 5 Nays – 0 Motion carried. ______________________________________________________________________________ F. PA2011-001 Consideration of an Amendment to the Mounds View Business Park South Planned Unit Development (PUD) to Allow Indoor Recreational Uses; Planning Case PA2011-001 Planning Associate Heller indicated Scott Nagel, representing “Zero Gravity Trampoline Park,” has applied for an amendment to the Mounds View Business Park South Planned Unit Development (PUD). This 17-acre PUD, located on the southeast corner of County Road 10 and Wooddale Drive, has three large buildings with a total of 270,000 square feet of space. The south business park was developed for manufacturing, assembly, warehouse storage and office uses. Mr. Nagel is requesting an amendment to the PUD so that he can open a trampoline park business in one of the buildings. The amendment would broaden the scope to allow for indoor recreational uses within the South Business Park PUD. Virtual golf simulators and gymnastics are other similar recreational type businesses often found in industrial parks because of the large spaces and high ceilings found in these buildings. Associate Heller reviewed the alignment of this use with the Comprehensive Plan. City Staff was in favor with the amendment and felt the proposed use coincided with Mounds View’s Comprehensive Plan. Commissioner Miller expressed concern about potential injuries with a trampoline park. Associate Heller stated this was an existing concept and the applicant would have proper management onsite along with insurance. Chair Stevenson questioned why the applicant was choosing the middle of a building and not an end space. Scott Nagel, the applicant, explained Bays 1-3 had potential tenants at this time and the leasing company offered Bays 4-7 to him. Mounds View Planning Commission June 1, 2011 Regular Meeting Page 6 ________________________________________________________________________ Chair Stevenson asked how noise issues would be addressed. Mr. Nagel stated there would be an interior fire wall on each side of the space, and did not foresee this being an issue. He explained that other trampoline parks operated well without any noise concerns. Commissioner Miller inquired if medical personnel would be on site during all hours of operation. Mr. Nagel indicated there would be 12-15 staff members on site during business hours. The site would be well monitored by staff. Commissioner Schiltgen questioned if the proposed business would be similar to the trampoline facility in Plymouth, Minnesota. Mr. Nagel stated it would be very similar. The site would also have a padded jumping pit and two dodge ball courts. He explained that there were only 20 facilities of this kind in the country and was a growing business. Commissioner Meehlhause felt this would be a great use for the space. Chair Stevenson asked the timeline for the project. Mr. Nagel estimated the site could be built out and ready for use by Fall of 2011. MOTION/SECOND: Commissioner Meehlhause/Commissioner Cramblit. To approve Resolution 943-11, a Resolution Recommending Approval of an Amendment to the Mounds View Business Park South Planned Unit Development to Allow Indoor Recreational Uses; Planning Case No. PA2011-001. Ayes – 5 Nays – 0 Motion carried. ____________________________________________________________________________ 6. Other Planning Activity None. ______________________________________________________________________________ 7. Next Planning Commission Meeting: A. June 15, 2011 B. July 6, 2011 ______________________________________________________________________________ 8. Adjournment to Agenda Session Mounds View Planning Commission June 1, 2011 Regular Meeting Page 7 ________________________________________________________________________ There being no further business before the Planning Commission, Chair Stevenson adjourned the meeting at 7:50 p.m. ______________________________________________________________________________ (The meeting immediately adjourned to the Agenda Session) Respectfully submitted, Heidi Heller Planning Associate Transcribed by: Heidi Guenther TimeSaver Off Site Secretarial, Inc. Item No: 5A Meeting Date: July 6, 2011 Type of Business: Action City of Mounds View Staff Report To: Mounds View Planning Commission From: Heidi Heller, Planning Associate Item Title/Subject: Consideration of a Conditional Use Permit Amendment for Bauer Welding, 2159 Mustang Drive; Planning Case CM2011-001 Introduction: The applicant, Doug Bauer, owner of Bauer Welding & Metal Fabricators, is requesting approval of an amendment to an existing conditional use permit. In August 2004, a conditional use permit to allow outdoor storage was approved for this property. The applicant constructed a 50’ x 80’ paved area on the north side of the building to store pallets, empty reusable containers and finished products for shipping. One of the conditions of the CUP approval was that the gravel driveway leading from the parking lot to the storage area be improved with a hard surface within three years. Mr. Bauer is requesting that this condition be removed from his CUP. Discussion: Bauer Welding was started in 1946 and has been in Mounds View at the current location since 1977. The property is zoned I-1, Industrial and is located on Mustang Drive in the city’s industrial park, although this business is adjacent to the Skyline Motel property on the east side and the Towns Edge Manufactured Home Park on the north side. The applicant applied for the outdoor storage area in 2004 because the business was doing well and running out of space to store the pallets and containers inside. When stored inside of a building, the pallets and containers must be stacked low and spread out to avoid creating a fire hazard. This requires a large amount of space for storage and Bauer Welding and Fabrication needed that space for production area. At the time of the CUP application, Mr. Bauer anticipated that the proposed storage area would be used temporarily until a permanent addition to the building could be constructed, which he estimated would be within two or three years. By 2007, the economy was quickly declining and so were sales for Bauer Welding. City staff administratively approved two-year extensions for the driveway improvement requirement in 2007 and 2009. After the second extension, City Staff informed Mr. Bauer that he would need to apply for an amendment to his CUP if he still did not want to improve the driveway. Mr. Bauer still anticipates that he will expand the building in the future, and prefers not to spend money on paving when the driveway would be removed with the building addition. The outdoor storage area is located 40 feet from the east (side) lot line and about 300 feet from the north (rear) property line. Section 1104.01 requires a twenty (20) foot side setback and a forty (40) foot rear setback, which the proposed storage area satisfies. The driveway is accessed from the north end of the parking lot on the west side of the building, and is not visible from the street. Bauer Welding CUP Amendment Report July 6, 2011 Page 2 CUP Considerations: Relationship with the Comprehensive Plan. The Comprehensive Plan encourages the expansion and City support of existing businesses within Mounds View. 2159 Mustang Drive is designated as light industrial and the proposed storage area is not inconsistent with the Comp Plan. The Geographical Area Involved. The applicant’s business is located on Mustang Drive. The proposed storage space is not out of place for this industrial area and is not visible to any other properties. Depreciation. The driveway has remained unpaved for seven years and does not appear to have caused depreciation of the subject property or the surrounding properties. All of the industrial businesses within this area have things outside, and most are trucking companies with many trucks and trailers parked outside. The Character of the Surrounding Area. This part of the City is mostly an Industrial area. There is a manufactured home community to the north of the property, however, a natural vegetative buffer separates the properties. In addition, roughly 300 feet separate the driveway and storage area from the manufactured home community. The Skyline Motel is adjacent to this property on the east side. The businesses to the west and south are trucking companies. The Demonstrated Need for Such a Use. The applicant has indicated that he needs the additional outdoor storage area, but does not feel that paving the driveway is necessary since it is not visible from the street and will be removed when the building is expanded. Recommendations: Based on the above analysis, amending the conditional use permit to remove the condition requiring the driveway to have a hard surface should have no adverse impacts. Staff supports this conditional use permit amendment. After taking testimony from staff and the applicant, the Commission can take one of the following actions related to the request: 1. Recommend approval of the conditional use permit amendment. Resolution 944-11 is attached if the Commission chooses this action. 2. Recommend denial of the conditional use permit amendment. If the Planning Commission selects this option, Staff would need to be directed to draft a resolution of denial with findings of fact appropriate to support the denial. 3. Table the request. If additional information is needed before a decision can be rendered or if more discussion is needed, the Commission can simply move to table the request until such information has been provided. Because of 60-day requirements, the Commission would need to act upon the request as soon as reasonably possible to avoid an inadvertent approval. Bauer Welding CUP Amendment Report July 6, 2011 Page 3 Respectfully submitted, Heidi Heller Planning Associate Attachments: 1. Zoning Map 2. Aerial View 3. Statement from Applicant 4. Photos 5. CUP Resolution 6319 – August 2004 6. Planning Commission Resolution 944-11 Zoning Map Bauer Welding Properties not bearing a designation are zoned R-1, Single Family Residential Aerial View Driveway & Storage Area Towns Edge Mobile Home Park Driveway & Storage Area Skyline Motel Midwest Motor Express - trucking Bauer Welding BioClean - Mobile Truck Wash Vitran - trucking Midway Industrial Supply Co. Statement from Applicant 2004 CUP Resolution RESOLUTION NO. 6319 CITY OF MOUNDS VIEW COUNTY OF RAMSEY STATE OF MINNESOTA RESOLUTION APPROVING A CONDITIONAL USE PERMIT FOR A 4,000 SQUARE FOOT PAVED OUTDOOR STORAGE AREA AT 2159 MUSTANG DRIVE; PLANNING CASE NO. CU2004-003 WHEREAS, Douglas Bauer has applied for a conditional use permit to allow for outdoor storage; and, WHEREAS, the subject property, located at 2159 Mustang Drive, is zoned I-1, Industrial, and is legally described as follows: Lot 4, Block 1 Mounds View Industrial Park Ramsey County, Minnesota WHEREAS, the Mounds View Zoning Code conditionally allows open and outdoor storage as an accessory use in Industrial districts; and, WHEREAS, the proposed storage area is to be located outside, thus necessitating application of a conditional use permit; and, WHEREAS, the Mounds View City Council has reviewed the following documents regarding this proposal: a. Planning Application b. Zoning Map c. Location Map d. Photographic Documentation e. Proposed Site Plan f. Staff Report g. Planning Commission Resolution 767-04 WHEREAS, the Mounds View City Council held a duly noticed public hearing regarding the conditional use permit request on Monday, August 9, 2004; and, WHEREAS, the Mounds View Zoning Code requires that the City Council consider the advice and recommendation of the Planning Commission and shall consider the relationship between the proposed conditional use and the Comprehensive plan and consider the impacts of the use supported by findings of relevant fact. NOW, THEREFORE, BE IT RESOLVED that the Mounds View City Council makes the following findings of fact related to the conditional use permit request: 1. The request is consistent with the Mounds View Comprehensive Plan in that the Comprehensive Plan encourages the expansion of existing businesses within Mounds View. Resolution 6319 Page 2 2. The proposed storage area would not be out of place given the character and geography of the surrounding area involved and the size of the subject property which is able to accommodate the storage area. 3. The proposed storage area would not depreciate the surrounding area, would not cause an undue burden on city facilities or utilities and would not cause congestion or pose a traffic hazard. 4. The applicant has sufficiently demonstrated that a need exists for the proposed storage area. 5. The Mounds View Planning Commission held a public hearing and adopted a resolution in support of the conditional use permit request on July 21, 2004. NOW, THEREFORE, BE IT FINALLY RESOLVED that the Mounds View City Council approves the conditional use permit for a 4,000 square foot paved outdoor storage area at 2159 Mustang Drive, with conditions as follows: 1. The proposed gravel driveway shall only be permitted for three years, at which time it must be constructed as a permanent improved driveway. 2. The outdoor storage shall be limited to shipping materials and shall not be used for the storage of hazardous materials. Should the use change for which the permit was granted; the conditional use permit shall be considered null and void. 3. The storage area shall be constructed as shown on the site plan date-stamped June 22, 2004. Adopted this 9th day of August, 2004. _____________________________________ Jerry Linke, Mayor ATTEST: ____________________________________ Kurt Ulrich, City Clerk / Administrator (SEAL) MOUNDS VIEW PLANNING COMMISSION RESOLUTION NO. 944-11 CITY OF MOUNDS VIEW COUNTY OF RAMSEY STATE OF MINNESOTA RESOLUTION RECOMMENDING APPROVAL OF AN AMENDMENT TO THE CONDITIONAL USE PERMIT TO REMOVE THE REQUIREMENT OF INSTALLING A PERMANENT IMPROVED SURFACE ON THE OUTDOOR STORAGE AREA DRIVEWAY AT BAUER WELDING, 2159 MUSTANG DRIVE; PLANNING CASE CM2011-001 WHEREAS, the Mounds View City Council approved Resolution 6319 for a conditional use permit for an outdoor storage area at Bauer Welding on August 9, 2004; and, WHEREAS, Bauer Welding & Metal Fabricators, located at 2159 Mustang Drive is zoned I-1, Industrial; and, WHEREAS, the Mounds View Zoning Code conditionally allows outdoor storage areas in I-1 zoning districts; and, WHEREAS, the applicant has requested that the condition of requiring the storage area driveway be improved with a hard surface be removed; and, WHEREAS, the Planning Commission has reviewed this request and has examined the potential adverse effects that could result from such an amendment. NOW, THEREFORE, BE IT RESOLVED that the Mounds View Planning Commission makes the following finding of fact related to this request: 1. The lot in question, 2159 Mustang Drive, is zoned I-1, Industrial. 2. The Future Land Use Map from the City’s Comprehensive Plan designates this area as Light Industrial. 3. Bauer Welding is within the City’s industrial park and as such, outdoor storage is not out of character for the surrounding area and the storage area driveway is not visible from the street. 4. The applicant has sufficiently demonstrated that the gravel driveway is not causing problems with surrounding properties, as it has been in the current condition for seven years and the City has not received any complaints. Resolution 944-11 Page 2 5. The approval of this conditional use permit amendment would not change the nature of the business operating on this site, and should have no affects on the surrounding area. 6. There does not appear to be any adverse effects associated with this proposed conditional use permit amendment for Bauer Welding. NOW, THEREFORE, BE IT RESOLVED that the Mounds View Planning Commission recommends approval of the conditional use permit amendment for Bauer Welding to remove the condition stating “the gravel driveway shall only be permitted for three years, at which time it must be constructed as a permanent improved driveway.” NOW THEREFORE, BE IT FINALLY RESOLVED that the Mounds View Planning Commission directs staff to forward this resolution to the City Council prior to approval of the minutes. Adopted this 6th day of July, 2011. _____________________________________ Gary Stevenson, Chair ATTEST: _____________________________________ James Ericson, City Administrator (SEAL) Item No: 6A Meeting Date: July 6, 2011 Type of Business: Discussion City of Mounds View Staff Report To: Planning Commission From: Heidi Heller, Planning Associate Item Title/Subject: Discussion about Driveways and Parking Areas in Single-Family Residential Areas Introduction Permits for replacement driveways or driveway expansions are one of the common permits issued every year, and parking off an improved surface is one of the most common code enforcement problems. City staff was discussing some of the specific parking problems that occur and decided to talk to the Planning Commission about what the current regulations are for driveways and parking areas, and if any changes are recommended. Discussion The Planning Commission discussed the current City Code requirements for driveways and parking areas at the May 18, 2011 meeting and made suggestions for changes to the code. Several years ago, the City decided to allow up to 300 square feet of gravel parking area as a more affordable option for homeowners to expand their driveways or add additional parking in the side or back yard. The City Code does not require that this parking area be connected to the driveway. City Staff is proposing a code amendment that would address this. Proposed Code Amendment Chapter 1121.09 Subd. 7. Surfacing: All areas, as allowed in subdivision 1104.01(4) of this Title, to be utilized for parking space and driveways shall be surfaced with a permanent improved surface material as defined in Section 1102.02 of this Chapter, suitable to control dust, drainage and erosion, meeting the requirements of Section 902.03 of this Code except as follows: A gravel surface material meeting the specifications of Section 902.03, subdivision 5 of this Code may be used for parking areas in an R-1 or R-2 District not to exceed three hundred (300) square feet or, if to be used as a parking surface for an RV, the minimum area that would encompass the wheel-base area of one (1) recreational vehicle. If any parking area detached from the driveway is utilized for frequently used vehicles, it shall be serviced by an improved driveway that connects to the primary driveway. Plans for surfacing and drainage of driveways and stalls for five (5) or more vehicles shall be submitted to the Director of Community Development for review, and the final drainage plan must receive the Director of Public Works/City Engineer's written approval. (Ord. 524, 2-22-93; Ord. 620, 7-27-98; Ord. 640, 10-11-99; Ord. 642, 1-10-00) Driveway Discussion July 6, 2011 Page 2 The Planning Commission also agreed that if a conditional use permit is approved for an oversize garage, the driveway should be required to have a hard surface. This can be one of the conditions added to the resolution for the conditional use permit if necessary. Recommendation: The Planning Commission should discuss the current driveway and parking area regulations and the proposed code amendment. Sincerely, Heidi Heller Planning Associate