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4.a Rodsjo CUPandVariancePC 3.7.16Memorandum To: Scandia Planning Commission Neil Soltis, City Administrator Copies To: Susan Rod From: Sherri Buss, RLA AICP, Planner Date: February 20, 2017 Reference: Rodsjo CUP and Variance Application, City of Scandia Project No.: 16322.001 Routing: SUBJECT: Rodsjo CUP and Variance Application for a Multifamily Residential Development MEETING DATE: March 7, 2017 LOCATION: 21090 Olinda Avenue North Scandia, Minnesota APPLICANTS: Susan Rodsjo ZONING: Village Mixed Use A (VMU A) District 120 -DAY PERIOD: May 19, 2017 ITEMS REVIEWED: Application and Plans received January 10, 2017 BRIEF DESCRIPTION OF THE REQUEST: The applicant is seeking a Conditional Use Permit to convert an existing commercial space on the property at 21090 Olinda Trail North to a 2 -bedroom apartment. She is also requesting a variance from the City's parking requirements for the new multifamily residential use. The property has an existing apartment unit on the lower level. The applicant's parcel is approximately 0. 17 acres in size. The property is located in the Village Mixed Use A (VMU A) Zoning District. An employee owned company promoting affirmative action and equal opportunity 444 Cedar Street, Suite 1500 Saint Paul, MN 55101 651.292.4400 tkda.com Mi TKDA Memorandum To: Scandia Planning Commission Neil Soltis, City Administrator Copies To: Susan Rod From: Sherri Buss, RLA AICP, Planner Date: February 20, 2017 Reference: Rodsjo CUP and Variance Application, City of Scandia Project No.: 16322.001 Routing: SUBJECT: Rodsjo CUP and Variance Application for a Multifamily Residential Development MEETING DATE: March 7, 2017 LOCATION: 21090 Olinda Avenue North Scandia, Minnesota APPLICANTS: Susan Rodsjo ZONING: Village Mixed Use A (VMU A) District 120 -DAY PERIOD: May 19, 2017 ITEMS REVIEWED: Application and Plans received January 10, 2017 BRIEF DESCRIPTION OF THE REQUEST: The applicant is seeking a Conditional Use Permit to convert an existing commercial space on the property at 21090 Olinda Trail North to a 2 -bedroom apartment. She is also requesting a variance from the City's parking requirements for the new multifamily residential use. The property has an existing apartment unit on the lower level. The applicant's parcel is approximately 0. 17 acres in size. The property is located in the Village Mixed Use A (VMU A) Zoning District. An employee owned company promoting affirmative action and equal opportunity Rodsjo CUP and Variance Staff Report Scandia Planning Commission Page 2 March 7, 2017 DETAILED EVALUATION OF THE CONDITIONAL USE PERMIT AND VARIANCE REQUEST The applicant is seeking to convert a commercial space in an existing mixed-use building in the Village to a 2 -bedroom apartment. The city previously approved creation of an apartment in the lower level of the building through a site plan review. The applicant is requesting a variance from the City's parking requirements for multi -family residential developments to permit on -street parking for the apartment on Olinda Trail (CSAH 3), or permit rental of the required parking spaces from a neighboring business. The application states that there is no space available for parking on the parcel where the new apartment is proposed. The Scandia Architectural Design Guidelines require design review of any use for which a variance or conditional use permit is required. CRITERIA FOR GRANTING A CONDITIONAL USE PERMIT (CUP) The City's Development Code identifies the criteria that should be considered for evaluating a CUP request and granting a CUP or amendment. The Code indicates that the criteria that the Planning Commision shall consider include the following: • The conditional use will be in compliance with and shall not have a negative effect upon the Comprehensive Plan, including public facilities and capital improvement plans. • The establishment, maintenance or operation of the conditional use will promote and enhance the general public welfare and will not be detrimental to or endanger the public health, safety, morals or comfort. • The conditional use will not be injurious to the use and enjoyment of other properties in the immediate vicinity for the purposes already permitted, or substantially diminish and impair property values or scenic views. • The establishment of the conditional use will not impede the normal and orderly development and improvement of surrounding property for uses permitted in the district. • Adequate public facilities and services are available or can be reasonably provided to accommodate the use which is proposed. • The conditional use shall conform to the applicable regulations of the district in which it is located and all other applicable standards of this Chapter. • The conditional use complies with the general and specific performance standards as specified by this Section and this Chapter. For multifamily residential development uses, the specific performance standards include: o The number of dwelling units shall not exceed the maximum density for the zoning district in which the development is located. o If the area is not served by public sewer and public water, the development shall be able to meet all on-site septic requirements and all standards for the provision of safe drinking water to the residents of the development. o Setbacks: all structures shall meet the minimum setback requirements for the zone in which they are located, and the distance between principal structures shall be a minimum of 30 feet. o A buffer of 50 feet shall be provided between the lot line of a single-family residential lot and the multi -family structure. This buffer shall be landscaped. o Environmental standards that apply to all uses I Rodsjo CUP and Variance Staff Report Scandia Planning Commission Page 3 March 7, 2017 o Lighting standards for the VMU A District o Parking requirements for multifamily dwellings o Sign requirements for the Village Districts The sections that follow evaluate the proposed request based on the Development Code criteria. DETAILED EVALUATION OF THE CUP REQUEST: Comprehensive Plan The 2030 Comprehensive Plan said that a mix of land uses should be permitted in the Village Center, and that new commercial, retail, and residential activity should be encouraged to develop and redevelop in the Village. The Plan said that multi -family uses should be permitted to achieve the City's goal to diversify housing options for younger families, seniors, and singles. The plan noted that buildings should be designed to maintain Scandia's rural village character. The proposed use is generally consistent with the land use goals and policies in the City's 2030 Comprehensive Plan for the Village Mixed -Use Area. The Comprehensive Plan does state that community sewer systems are anticipated to serve the small lot sizes in the Village Area. The application does not indicate whether use of the City's community system or a private system is Dr000sed to serve the new use. Lot Size and Densities The minimum lot size in the VMU A District is 2,500 square feet (approximately 0.06 acres). The minimum lot size would permit a density of up to 17 housing units per acre. The district has no requirements for street frontage. The subject parcel includes 0.17 acres, and the parcel would include 2 housing units if the proposed unit is approved. The request meets the lot size and densitv reauirements. Setbacks The VMU A District requires no minimum setbacks, and the zoning ordinance states that structure setbacks should comply with Scandia's Architectural Design Guidelines. The "Setbacks" section of the Design Guidelines states that the setbacks of buildings should match the setbacks of adjacent structures. The guidelines encourage street -side parking and small parking lots at the side and rear of the building. The proposed use will not change the existing setbacks of the building, and is similar to the setback of adjacent buildings. The applicant proposes parking on the street or in an adjacent existing lot. The proposed setbacks generally comply with the ordinance and Design Guidelines requirements. Additional discussion related to the proposed parking and ordinance requirements is included in the section titled Parking Requirements in this report. Accessory Structures The application does not propose new accessory structures. Lot Coverage The maximum allowable lot coverage is 80% in the VMU A District. The existing impervious coverage on the parcel (buildings, pavement, and compacted gravel) is approximately 20%, based on the Planner's calculations using a current aerial photo. The proposed use will not 7 Rodsjo CUP and Variance Staff Report Scandia Planning Commission Page 4 March 7, 2017 require an increase in impervious cover if parking is not required on the site. The lot coverage meets the ordinance requirement. Access and Traffic No change in access to Olinda Trail is proposed for the proposed use. The Certificate of Survey submitted with the application (dated 1963) shows an easement for access between Olinda Trail and the parcel area behind the building. The additional dwelling unit will not generate significant additional traffic to and from the site, and Olinda Trail is a County roadway with capacity to handle additional traffic. (Traffic models usually assume 7 daily vehicle trips to and from a multifamily housing unit.) Parking Chapter 2, Section 3.10 of the Development Code regulates parking. The Code requires the following for multifamily residential units: • Spaces accessory to one and two-family residential uses shall be on the same lot as the principal use served. • Spaces accessory to multiple family dwellings shall be on the same lot as the principal use served and within 200 feet of the main entrance to the principal building served. • 2 spaces per dwelling unit are required. For multifamily dwelling units, at least'/2 of the required spaces shall be enclosed. The applicant is requesting a variance from the parking requirements for the multifamily dwelling units, including the requirement for the number of spaces and for an enclosed space. She has offered the following options for parking: 1) use available on -street parking on Olinda Trail or 2) rental of parking space from a neighboring building. The proposed use does not meet the parking requirements for the proposed use, and the applicant has requested a variance. The variance analysis is included in a separate section in this staff report. The analysis concluded that the request does not meet the criteria for granting a variance from the parking requirements. Washington County provided the following comment regarding on -street parking on Olinda Trail (CSAH 3): "The Highway Maintenance Manager reviewed the request to waive the on -street parking requirements to allow parking on Olinda Trail for this use. The County does not support long term parking on Olinda Trail for the future tenants of this property. Olinda Trail, County State Aid Highway (CSAH) 3 is an A Minor Arterial roadway which provides access to northern Washington County from Trunk Highway (TH) 97. The roadway needs to be clear of vehicles during winter storm events and during snow removal practices." Lighting The applicant has not proposed additional exterior lighting. Any new exterior lighting would need to meet the ordinance requirement. Building Height, Materials, and Design Guidelines The building is a one-story building at street level. The submittals indicate that the front elevation is about 13 feet in height. The application did not include a side elevation to permit an exact calculation of the building height based on the Code definition, but based on the photos submitted, the Planner has determined that the building does not exceed the 45 -foot maximum building height that is permitted in the VMU A District. The application does not propose to increase the building height. 7 Rodsjo CUP and Variance Staff Report Scandia Planning Commission Page 5 March 7, 2017 The building is a brick building, with commercial -scale windows facing Olinda Trail. No changes are proposed to the front of the building. The plans show the addition of an egress window on the south elevation. The building is consistent with the materials and typical design of Main Street storefront facades, discussed in the City's Design Guidelines, and the fagade will not be changed to accommodate the use. The proposed use is consistent with the Code requirements and Scandia's Architectural Design Guidelines. Landscaping and Screening No new landscaping is required for the addition of one residential unit when the use is consistent with the zoning district. Wastewater Treatment and Water Service Wastewater Treatment. The Development Code requires that if the parcel is not served by the public sewer and water, the development must be able to meet all on-site septic requirements and all standards for provision of safe drinking water to the residents. The parcel where the multifamily dwelling unit is proposed is currently served by an on-site septic system. The system is old, and there are no records at the City or the County that indicate the size of the system or whether it has the capacity to serve an additional dwelling unit. The Building Inspector commented to the Planner that if there are no records available to evaluate the capacity of the existing system, the applicant will need to contact a licensed septic system designer to evaluate the system, and determine what will be needed in order to get a County permit for service for the proposed use. The applicant received a site plan approval for an apartment on the lower level of the building, and the approval required that she submit records of septic system use to the City. The City has not received that information to date. The City Administrator has suggested that the building could be served by the City's downtown community septic system. Staff recommend that 1) the applicant obtain service for the building from the community septic system (supported by policies in the Comprehensive Plan), or 2) the applicant provide an evaluation from a licensed septic system designer that shows that the existing septic system can meet the needs of an additional unit, or 3) that the applicant shall improve or replace the existing septic system to provide a system that is adequate to serve the proposed use. The Planner has included proposed conditions for approval of the multifamily residential use that 1) the applicant shall obtain public sewer service for the building, or shall provide evidence to the City that the site has or will have a private system that can meet the needs of the additional residential unit and 2) that she will obtain all required permits for an adequate system to serve the new residential dwelling unit. The applicant needs to demonstrate that adequate on-site septic system service will be provided for the use to obtain approval for the Conditional Use Permit. The policies in the Comprehensive Plan support use of the community septic system within the Village area. Water Service. The applicant indicated that the building is served by the Hilltop Water Company, and that she will be able to obtain the level of service needed to provide domestic water service for the additional dwelling unit. The Planner has included a condition for approval of the CUP that the applicant shall provide written verification to the City that the Hilltop Water 01 Rodsjo CUP and Variance Staff Report Scandia Planning Commission Page 6 March 7, 2017 Company will provide service for the additional residential unit and has adequate capacity to serve this use. The Building Inspector noted that a fire suppression system may be needed in order to obtain a building permit, and that water service needs to be adequate to meet fire suppression requirements. Land Alteration, Grading, and Stormwater Management The proposed use will not require land alteration, grading, or new stormwater management facilities. Signage No additional signage is proposed. Environmental Issues The use will not produce hazardous materials or other negative environmental impacts. The Planner has included a proposed condition for approval that the applicant shall ensure that all waste and garbage is kept in an enclosed building or container design for this purpose, and that all personal property must be stored within the building or fully screened from view from adjoining properties and public streets as required by the Zoning Ordinance. FINDINGS FOR THE CUP REQUEST The criteria for evaluating the CUP are listed in italics below, with the Planner's findings in standard type: The conditional use will be in compliance with and shall not have a negative effect upon the Comprehensive Plan, including public facilities and capital improvement plans. The proposed multifamily use in the Village is generally consistent with the land use goals and policies in the 2030 Comprehensive Plan. Adequate public facilities such as fire and police services are available to serve the proposed use, and it will not impact the City's capital improvement plan. However, the applicant has not determined whether public waste water services will be requested for this use, or if private waste water services will be used and have the capacity to serve the proposed use. The Comprehensive Plan states that community sewer systems are anticipated to serve the small lot sizes in the Village area. The establishment, maintenance or operation of the conditional use will promote and enhance the general public welfare and will not be detrimental to or endanger the public health, safety, morals or comfort. The approval of the CUP includes conditions that require that the applicant provide adequate sewer, water, and fire suppression services for the proposed use. If those conditions are met, the use will not be detrimental to or endanger public health or safety. However, the applicant has not determined whether on-site or private septic system services will be provided for the use, if existing public or private systems are adequate to serve the use, or if a new system will be needed. The use may benefit the public welfare by providing affordable housing in the Village to meet a need identified in the Comprehensive Plan. I Rodsjo CUP and Variance Staff Report Scandia Planning Commission Page 7 March 7, 2017 The conditional use will not be injurious to the use and enjoyment of other properties in the immediate vicinity for the purposes already permitted, or substantially diminish and impair property values or scenic views. The use will add one housing unit in a building that includes another existing housing unit. The exterior of the building and use of the site will not be changed to accommodate the proposed use, and therefore the use will not impact scenic views. The applicant proposed that the use be permitted to use on -street parking to satisfy the parking requirements for a multifamily use. The use of on -street parking on a continuous basis for this residential use may negatively impact other uses in the village by affecting snow removal and by occupying public parking that is intended to serve all of the uses in the Village. It would not meet the requirement to provide an enclosed parking space as one of the two required parking spaces. The evaluation of the variance request determined that the request does not meet the criteria for a variance, and that the applicant has not demonstrated that there are practical difficulties that do not allow her to meet the parking requirements. The establishment of the conditional use will not impede the normal and orderly development and improvement of surrounding property for uses permitted in the district. The proposed use will be accommodated within an existing building. The use already exists within the building, and is permitted in the Village. The addition of one multifamily property within the existing building will not prevent the development or improvement of surrounding properties. Adequate public facilities and services are available or can be reasonably provided to accommodate the use which is proposed. The conditions require that if the use must meet all on-site septic requirements and all standards for provision of safe drinking water and fire suppression for the residential use. If the applicant seeks to utilize the city's community waste water facilities, the city will determine whether public facilities are available to accommodate the use, or the use will need to use private septic facilities. Since the applicant has not determined how on- site sewer services will be provided for the proposed use, it cannot be determined whether the performance standard can be met. The conditional use shall conform to the applicable regulations of the district in which it is located and all other applicable standards of this Chapter. The approval of the CUP includes conditions related to the provision of sewer and water services so that the use would conform to the applicable regulations of the zoning district and performance standards for multifamily uses. The applicant has not demonstrated that the requirements for provision of sewer services can be met. The applicant's proposed parking for the use does not meet the performance standards in the ordinance or criteria for approval of a variance from the requirements. • The conditional use complies with the general and specific performance standards as specified by this Section and this Chapter. For multifamily residential development uses, the specific performance standards include: i Rodsjo CUP and Variance Staff Report Scandia Planning Commission Page 8 March 7, 2017 o The number of dwelling units shall not exceed the maximum density for the zoning district in which the development is located. The proposed use does not exceed the maximum density permitted in the VMU A Zoning District. o If the area is not served by public sewer and public water, the development shall be able to meet all on-site septic requirements and all standards for the provision of safe drinking water to the residents of the development. The proposed conditions for approval require the applicant to meet the criteria. The applicant has not demonstrated that the criteria for sewer services can be met. o Setbacks: all structures shall meet the minimum setback requirements for the zone in which they are located, and the distance between principal structures shall be a minimum of 30 feet. The proposed use meets the minimum setback requirements in the VMU A Zoning District. o A buffer of 50 feet shall be provided between the lot line of a single-family residential lot and the multi -family structure. This buffer shall be landscaped. The proposed use is not adjacent to a single-family residential lot. o Environmental standards that apply to all uses The proposed conditions for approval require the applicant to address the environmental standards for waste and exterior storage. o Lighting standards for the VMU A District The applicant has not proposed new lighting for this use. o Parking requirements for multifamily dwellings The applicant has requested a variance from the performance standards for parking that require 2 off-street parking spaces, including one enclosed space. The request is evaluated below. o Sign requirements for the Village Districts The applicant has not proposed new signage for the use. EVALUATION OF THE VARIANCE REQUEST The Zoning Ordinance includes the following parking requirements for multifamily residential uses: • 2 parking spaces are required for each dwelling unit. At least '/z of the required spaces shall be enclosed. • Spaces accessory to two-family dwellings and multifamily dwellings shall be on the same lot as the principal use served and within 200 feet of the main entrance to the principal building served. • Parking shall be provided that meets the requirements of the Americans with Disabilities Act. The applicant stated that there is no space available on the parcel where the multifamily unit is proposed for parking, but did not state why. A portion of the lot behind the building includes the septic system, but a large portion of the lot is vacant. The Certificate of Survey shows an existing Access Easement on the south side of the building that is 10 feet wide. A typical sedan -style automobile is about 6' wide, and a typical SUV is approximately 6.5' wide. I Rodsjo CUP and Variance Staff Report Scandia Planning Commission Page 9 March 7, 2017 The applicant has proposed that 1) on -street parking could be utilized, or 2) that she lease parking from an adjacent property for parking to serve the residential unit. She noted that the building was developed in the 1940's, prior to the current ordinance requirements for parking on the lot. Washington County provided the following comment regarding on -street parking on Olinda Trail (CSAH 3): "The Highway Maintenance Manager reviewed the request to waive the on -street parking requirements to allow parking on Olinda Trail for this use. The County does not support long term parking on Olinda Trail for the future tenants of this property. Olinda Trail, County State Aid Highway (CSAH) 3 is an A Minor Arterial roadway which provides access to northern Washington County from Trunk Highway (TH) 97. The roadway needs to be clear of vehicles during winter storm events and during snow removal practices." City staff have evaluated the suggestions and ordinance standards and have the following recommendations: • Option 1: On -street parking—not recommended. Staff do not recommend this option for three reasons: the County does not support on -street parking for this use based on maintenance needs, on -street parking for a residence would reduce the parking available for local businesses, and on -street parking spaces cannot meet the requirement for one of the required parking spaces to be enclosed. • Option 2: Parking on the parcel with the multifamily unit. Staff reviewed the site and existing survey showing the access easement. Staff suggest that the applicant should determine if it is feasible to develop a driveway on the south side of the building using the existing easement to access the rear lot area and feasible to create two parking spaces that meet the ordinance requirement, including one enclosed space. If it is feasible to create the access and parking spaces on the parcel, a variance is not needed. • Option 3: Lease spaces nearby. The Development Code does include a provision for commercial or industrial uses as follows: "Subject to approval by the City Council, required accessory off-street parking facilities may be provided elsewhere than on the lot on which the principal use served is located. Said parking facilities shall be in the same ownership or control, either by deed or long-term lease, as the property occupied by such principal use. The owner of the principal use shall file a recordable document with Washington County requiring the owner and his or her heirs and assigns to maintain the required number of off-street parking spaces during the existence of said principal use." If Option 2 above is not feasible, staff recommend that the applicant identify a location nearby where parking may be leased. She would need to provide a copy of the deed or lease agreement to the City to demonstrate that parking can be provided for the multifamily use prior to obtaining a building permit for the multifamily unit, and record the deed or lease at Washington County. One of the leased spaces should be enclosed to meet the ordinance requirement. FINDINGS FOR THE VARIANCE REQUEST Chapter 1, Section 6.0 of the Development Code and Minnesota Statutes 462.357 include the criteria and required process for granting variance requests. i Rodsjo CUP and Variance Staff Report Scandia Planning Commission Page 10 March 7, 2017 Variances may only be granted when the terms of the variance are consistent with the Comprehensive Plan and in harmony with the general purpose and intent of the development code. The other variance criteria include: 1. The applicant proposes to use the property in a reasonable manner not permitted by the Development Code. 2. The plight of the landowner is due to circumstances unique to the property not created by the landowner. 3. The variance, if granted, will not alter the essential character of the locality. 4. Economic conditions alone shall not constitute practical difficulties. 5. The proposed variance 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, or substantially diminish or impair property values within the neighborhood. 6. The required variance is the minimum action required to eliminate the practical difficulty. 7. Practical difficulties include, but are not limited to, inadequate access to direct sunlight for solar energy systems. Findings The following bullets present the Planner's findings related to the Rodsjo request for a variance, based on the statutory criteria for granting a variance. Each of the criteria is shown in italics: • Variances shall only be permitted when they are in harmony with the general purposes and intent of the official control. The Comprehensive Plan and Development Code support multi -family residential uses in the VMU A Zoning District. The Plan says that multi -family uses help the City to achieve its goal to diversify housing options for younger families, seniors, and singles. The proposed variance is in harmony with the general purposes and intent of the Comprehensive Plan. However, the proposed use and parking are not consistent with the intent of the Development Code that multifamily residential developments must provide parking that meets the Code requirements. • The property owner proposes to use the property in a reasonable manner under the conditions allowed by official control(s). Multi -family residences are permitted, and therefore reasonable, uses in the VMU A District. There are also other reasonable uses for the property, including a variety of commercial and office uses. The proposed use is reasonable under the conditions allowed by the Development Code. • The practical difficulties are not caused by the landowner, and are unique to the property. The landowner has not demonstrated that there are practical difficulties that prevent her from providing parking that meets the Code requirement for this use on the parcel where it would be located. The parcel survey identifies an easement that would permit access to the rear of the parcel, and the area behind the building appears to have sufficient space to meet the parking requirement. I Rodsjo CUP and Variance Staff Report Scandia Planning Commission Page 11 March 7, 2017 • The variance would not alter the essential character of the area. The alterations needed to the structure to accommodate the new use will not change the exterior of the building, and the building currently includes a rental unit. However, permitting permanent on -street parking for a residential use would alter the character of the area. All residential uses in the area currently provide off-street parking. Granting the variance for on -street parking would alter the essential character of the area. • Economic conditions alone shall not constitute practical difficulties. The landowner has not demonstrated that there are practical difficulties that prevent her from providing parking that meets the Code requirement for this use on the parcel where it would be located. The request may be based largely on economic factors. • The proposed variance 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, or substantially diminish or impair property values within the neighborhood. The proposed variance from the parking requirements will not impair the supply of light or air to adjacent properties, will not increase congestion, endanger the public, or substantially diminish or impair property values in the neighborhood. • The requested variance is the minimum action required to eliminate the practical difficulty. Granting the variance for the required parking is not the minimum action needed to eliminate the practical difficulty. It may be possible to provide parking using the existing access and space at the rear of the building, or by obtaining a deed or long-term lease for parking on a nearby parcel. • Practical difficulties include, but are not limited to, inadequate access to direct sunlight for solar energy systems. The variance is not related to a need for direct sunlight for solar energy systems. Findings Summary and Recommendation The proposed request does not meet the criteria for granting a variance from the City's parking requirement for multifamily residential uses. The applicant needs to explore the feasibility of providing parking on site, or the option to obtain parking through a deed or lease arrangement. She may request that the CUP and variance request be tabled to permit evaluation of the parking options. The parking requirement must be met in order to approve the Conditional Use Permit for the multifamily residential use. ACTION REQUESTED: I Rodsjo CUP and Variance Staff Report Scandia Planning Commission Page 12 March 7, 2017 The Planning Commission should receive public comments at the hearing on March 7. The Planning Commission should discuss the variance request, and can recommend the following: 1. Approval 2. Approval with conditions 3. Denial with findings 4. Table the request PLANNING STAFF RECOMMENDATIONS: The Planner recommends that the Planning Commission recommend denial of the Conditional Use Permit request and Variance request. The applicant may request that the Commission table the request to allow her to evaluate the options to meet the parking requirements. The applicant should also determine how a septic system that meets the requirements for this use will be provided. 7