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Chair Duncan explained issues of traffic and parking. Should traffic and parking study be done? Thomas Paschke said a traffic study would help. Member Traynor said staff should work on the traffic plan with neighbors and return. There are issues here not fully flushed out. Member Mulder explained the need for a better plan. Thomas Paschke explained the traffic study will work to show generation issues and traffic management on the site. Member Traynor said successful proposals need neighbors and applicants to work together. Motion: Member Mulder moved, seconded by Member Peper, to recommend approval of the rezoning request by North Heights Lutheran Church changing the current zoning of the property from R-1, Single Family Residence District, to Planned Unit Development with an underlying zoning of R-1, Single Family Residence District. Ayes: 5 Nays: 2 (Stone, Traynor) Motion carried. Motion: Member Mulder moved, seconded by Member Peper, to recommend approval of the General Concept PUD Plan for a duel use development (church and school), two phase Campus Master Plan for North Heights Lutheran Church consisting of a three-story K-12 school, 1,200 seat sanctuary, 750 seat auditorium, 400 seat gymnasium, offices, support rooms, 417 surface parking spaces, and associated site improvements, for the property located at 2651 and 2701 Rice Street, subject to the conditions of Section 8 of the project report dated April 2, 2003, and also to include the provision (8.4) that the large parking lot be chained from use on Woodbridge. All plans must be complete prior to final approvals. Ayes: 5 Nays: 2 (Stone, Traynor) Motion carried. Chair Duncan encouraged the applicant to meet again with neighbors prior to Final Plan submittal. ---------- 10 minute break ---------- b. Planning File 3459: Request by Brian Bean for a VARIANCE to Section 1004.01E (Exception) and 1004.02D5 (Yard Requirements - Side Yard Setback) of the Roseville City Code to allow the construction of an attached garage roughly 24 feet from the front property line and to construct the same and other house improvements 3 feet from the side yard (north) property line, for property at 1760 Dunlap Street. Chair Duncan opened the hearing and requested City Planner Thomas Paschke provide a summary of the project report dated April 2, 2003. Brian Bean, 1760 Dunlap, has submitted an application seeking approval of a variance to construct additional living area on to the north and west side of his home, which addition will encroach 24 feet into the required front yard (Section 1004.01 E - Exception) and 2 feet into the required side yard (Section 1 004.02D5 - Yard Requirements - Side Yard Setback) of his parcel. The side yard encroachment, as proposed, is a continuation of an existing three-foot encroachment allowed when the home was originally constructed in 1941. This side yard encroachment would normally be processed under a Setback Permit, but because of the front yard variance, it is combined with the variance to shorten the process and provide the Commission and adjacent residents with a full scope of the proposal. Chair Duncan asked if the garage was built with the original house (yes). Thomas Paschke explained the variances requested and the variance criteria. He explained that an option would be to build a detached garage in the rear yard with an extended driveway. Staff recommended approval as presented. Member Mulder asked the distance from the south wall to the property line (18 feet). Mr. and Mrs. Bean explained that Thomas Paschke had presented the information correctly. She explained the need for the additional garage and driveway. Mr. Bean said a back yard detached garage would destroy a backyard, shed, tear down a maple and extend a concrete driveway. Member Peper asked what materials will be used; brick, stucco and new front design with porch; brick may be half