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Regular Planning Commission Meeting Minutes – Wednesday, July 9, 2014 Page 3 would not interfere with the underlying intent; and would allow for increased flexibility for 95 garage setbacks while still avoiding the “snout house” effect. Mr. Bilotta advised that the 96 City Council’s preferences were under internal analysis by staff at this time, and would 97 serve to provide guidance to the Planning Commission in the near future as the item 98 returned to them for their review and recommendation. Mr. Bilotta noted that such an 99 amendment would still provide more variety to home design, and capture approximately 100 90% of existing home designs. 101 Mr. Bilotta also advised that the City Council had acknowledged the Planning 102 Commission’s earlier discussions and direction for large lots in the community and 103 proposed concepts to address them. Mr. Bilotta anticipated both of those items would 104 appear on next month’s meeting agendas for their review and recommendation. 105 Specific to Mr. Hanson’s variance request, Mr. Bilotta advised that, while it may become 106 a timing issue, the5’ projection for the garage appeared to be the general guidance by the 107 City Council of where things were going. However, Mr. Bilotta noted that it was not a 108 hardship in this situation, allowing for granting by staff of an administrative waiver, but if 109 they were to appeal that to the City Council, the process and its timing may actually 110 parallel the code amendment process itself, providing recourse for the developer. 111 Chair Boguszewski thanked Mr. Bilotta for his update; noting that Planning 112 Commissioners all had an interest in the text amendments. 113 Specific to the berms on Lot 1, Mr. Hanson responded that the size and scope of the 114 berms was yet undetermined, but provided for additional dirt placement that wouldn’t fit 115 elsewhere, such as for corrections of bad soil, where enormous shrinkage occurred, 116 making it hard to determine immediately. However, Mr. Hanson clarified that the areas 117 would all eventually be planted, but at this time were shown to identify spots initially for 118 storage of surplus dirt. 119 Specific to the garage variance request, Mr. Hanson recognized that approval by the 120 Planning Commission tonight would not provide the developer with a green light for the 121 garage issue; but would allow them to preliminarily address what home owners wanted in 122 their home design versus city ordinance requirements. 123 Chair Boguszewski questioned if the developments by his firm in Little Canada and North 124 Oaks had similar restrictive provisions or requirements for special approvals. 125 Mr. Hanson responded that no city in which they had worked to-date had such a 126 requirement until a recent provision by the City of Anoka had been implemented with a 127 similar requirement. However, Mr. Hanson advised that, for their development, they had 128 modified those requirements based on his comments as noted in his presentation. 129 Member Daire clarified that the application agreed that some soil correction was needed, 130 and the berms were put in place to obviate transporting or removing soil, while bringing in 131 more stable soils. 132 Mr. Hanson responded that this was generally true; however, there was the potential that 133 some soils would be brought in. In an effort to make a project work financially, Mr. 134 Hanson advised that they attempted to find suitable fill onsite by exchanging soils. 135 However, based on their experience, Mr. Hanson noted that most easy developers had 136 been completed, leaving more challenging sites, such as this one, even though they 137 typically found top soil underneath that could be used to create a suitable building pad 138 and compacting of soils as applicable. Mr. Hanson clarified that soil borings would 139 provide that verification. 140 At the request of Member Daire, Mr. Hanson advised that the intent of the rain garden 141 was to get as much water as possible infiltrated into the ground; and the berm along 142 West Owasso Boulevard was partially to handle excess dirt, but also to add aesthetically 143 to Lot 5 to create a natural privacy fence. 144