2020-04-28 Planning Commission MinutesApril 28, 2020 Mendota Heights Planning Commission Meeting Page 1 of 7
CITY OF MENDOTA HEIGHTS
DAKOTA COUNTY, MINNESOTA
PLANNING COMMISSION MINUTES
April 28, 2020
The regular meeting of the Mendota Heights Planning Commission was held on Tuesday, April
28, 2020 in the Council Chambers at City Hall, 1101 Victoria Curve at 7:00 P.M.
The following Commissioners were present: Acting Chair John Mazzitello, Commissioners Litton
Field, Michael Toth, Brian Petschel, and Andrew Katz. Those absent: Chair Mary Magnuson,
Commissioner Patrick Corbett.
Approval of Agenda
The agenda was approved as submitted.
Approval of March 24, 2020 Minutes
COMMISSIONER PETSCHEL MOVED, SECONDED BY COMMISSIONER FIELD TO
APPROVE THE MINUTES OF MARCH 24, 2020.
A ROLL CALL VOTE WAS PERFORMED:
COMMISSIONER KATZ AYE
COMMISSIONER PETSCHEL AYE
COMMISSIONER TOTH AYE
COMMISSIONER FIELD AYE
COMMISSIONER MAZZITELLO AYE
Hearings
A) PLANNING CASE 2020-06
ANDERSON-JOHNSON ASSOC. INC (ON BEHALF OF ISD #197), 701
MENDOTA HEIGHTS ROAD – VARIANCE
Community Development Director Tim Benetti explained that ISD #197 is seeking to widen its
main entrance driveway access off Mendota Heights Road, from its current width of approximately
28 feet to a proposed 38-foot width.
Hearing notices were published and mailed to all properties within 350-ft. of the site; no comments
or objections to this request were received.
Community Development Director Tim Benetti provided a planning staff report and a presentation
on this planning item to the Commission (which is available for viewing through the City’s
website).
April 28, 2020 Mendota Heights Planning Commission Meeting Page 2 of 7
Staff recommended approval of this application based on the findings and with conditions.
Commissioner Field asked if this change would surcharge or impact the concerns that have been
heard over the years with traffic in the neighborhood.
Public Works Director Ryan Ruzek explained that this separation will help with the flow of traffic
in the school parking lot and will better align with the Lockwood intersection. He noted that the
City will also review possible striping changes on Mendota Heights Road to increase pedestrian
safety.
Commissioner Field stated that it does not then appear that this change would increase the issues
of traffic safety.
Commissioner Toth stated that there are more parents dropping children off and picking them up
on a daily basis. He asked if there has been a study to determine if a traffic light would be needed.
Public Works Director Ryan Ruzek replied that the School District completed multiple studies
during the design of the middle school and a traffic signal, or other intersection improvements,
were not warranted.
Commissioner Toth asked if approval of this variance would exclude the option for another
entrance/exit onto another roadway in the future.
Community Development Director Tim Benetti replied that at this time there are no plans for
another access location onto a different roadway.
Acting Chair Mazzitello asked if the applicant was present, and would they like to add anything to
the presentation or discussion.
ISD #197 Superintendent Peter Olson-Skog spoke on behalf of the applicant, and replied that he
has nothing to add but is present to address any questions.
Acting Chair Mazzitello opened the public hearing.
Community Development Director Tim Benetti read aloud two emails one from the resident at
2530 Wilshire Court in opposition of the request and one from the residents at 2542 Concord Way
in support of the request. Both emails were entered into the record.
COMMISSIONER FIELD MOVED, SECONDED BY COMMISSIONER KATZ, TO CLOSE
THE PUBLIC HEARING.
A ROLL CALL VOTE WAS PERFORMED:
COMMISSIONER PETSCHEL AYE
COMMISSIONER TOTH AYE
April 28, 2020 Mendota Heights Planning Commission Meeting Page 3 of 7
COMMISSIONER FIELD AYE
COMMISSIONER MAZZITELLO AYE
COMMISSIONER KATZ AYE
COMMISSIONER PETSCHEL MOVED, SECONDED BY COMMISSIONER FIELD, TO
RECOMMEND APPROVAL OF THE VARIANCE TO ALLOW THE WIDER 38 FOOT
DRIVEWAY ACCESS ON TO MENDOTA HEIGHTS ROAD, WITH FINDINGS OF FACT TO
SUPPORT THIS RECOMMENDATION, ALONG WITH THE CONDITIONS NOTED
HEREIN IN THE STAFF REPORT.
A ROLL CALL VOTE WAS PERFORMED:
COMMISSIONER TOTH AYE
COMMISSIONER MAZZITELLO AYE
COMMISSIONER KATZ AYE
COMMISSIONER PETSCHEL AYE
COMMISSIONER FIELD AYE
Acting Chair Mazzitello advised the City Council would consider this application at its May 5,
2020 meeting.
B) PLANNING CASE 2020-07
MATT GUSTAFSON, 1865 AND 1883 DODD ROAD – LOT LINE ADJUSTMENT
Community Development Director Tim Benetti explained that Mr. Matt Gustafson is requesting
consideration of a lot line adjustment between two properties located at 1865 and 1883 Dodd Road.
Hearing notices were published and mailed to all properties within 350-ft. of the site; no comments
or objections to this request were received.
Community Development Director Tim Benetti provided a planning staff report and a presentation
on this planning item to the Commission (which is available for viewing through the City’s
website).
Staff recommended approval of this application based on the findings and with conditions.
Commissioner Field asked when the combination of the proposed third lot was completed.
Community Development Director Tim Benetti stated that he was unable to determine that. He
replied that a structure was never built and perhaps the middle lot was split between the two
properties when the homes were constructed in the 1950’s.
Matt Gustafson, applicant, stated that he was present to address any questions.
Acting Chair Mazzitello opened the public hearing.
April 28, 2020 Mendota Heights Planning Commission Meeting Page 4 of 7
Community Development Director Tim Benetti read aloud two emails received in opposition of
the request from to residents living at 1887 Dodd Road.
COMMISSIONER FIELD MOVED, SECONDED BY COMMISSIONER TOTH, TO CLOSE
THE PUBLIC HEARING.
A ROLL CALL VOTE WAS PERFORMED:
COMMISSIONER KATZ AYE
COMMISSIONER PETSCHEL AYE
COMMISSIONER MAZZITELLO AYE
COMMISSIONER FIELD AYE
COMMISSIONER TOTH AYE
COMMISSIONER FIELD MOVED, SECONDED BY COMMISSIONER TOTH, TO
RECOMMEND APPROVAL OF THE LOT LINE ADJUSTMENT BASED ON THE FINDINGS
OF FACT SUPPORTING THE REQUEST WITH THE CONDITIONS NOTED AS FOLLOWS:
1. THE APPLICANT SHALL BE RESPONSIBLE FOR RECORDING WITH DAKOTA
COUNTY ANY CITY RESOLUTION OF APPROVAL AND ANY AND ALL
NECESSARY TRANSFER OR DEED DOCUMENTS WHICH CONVEY THE
PORTION OF LANDS UNDER THE LOT LINE ADJUSTMENT REQUESTED
HEREIN.
2. APPLICANT SHALL EITHER SAW-CUT AND REMOVE THAT PART OF THE
DRIVEWAY/APRON THAT ENCROACHES OVER THE SHARED LOT LINE
BETWEEN LOTS 35 AND 36 TO MEET THE FIVE FOOT SETBACK REQUIRED
FOR DRIVEWAY; OR MUST PREPARE A WRITTEN AGREEMENT THAT
ACKNOWLEDGES AND ACCEPTS THE DRIVEWAY ENCROACHMENT ISSUE
BETWEEN BOTH PROPERTIES, AND SUCH AGREEMENT SHALL BE
RECORDED WITH DAKOTA COUNTY.
3. THE APPLICANT SHALL REMOVE THE PRIVACY FENCE FOR 1883 DODD ROAD
AND RELOCATE/REINSTALL ALONG THE SHARED LOT LINE BOUNDARY
BETWEEN LOTS 35 AND 36.
4. NO DEVELOPMENT ACTIVITIES, INCLUDING GRADING/FILLING WORK,
LANDSCAPING, TREE REMOVALS, RETAINING WALLS, FENCING, STAIRWAY
OR WALKWAYS, OR ANY STRUCTURE REQUIRING A ZONING AND/OR
BUILDING PERMIT WILL BE ALLOWED UNLESS AUTHORIZED UNDER A
SEPARATE CRITICAL AREA PERMIT APPLICATION.
FURTHER DISCUSSION: COMMISSIONER FIELD STATED THAT HE FINDS THE
ORIGINAL PLATTING OF THE LAND TO BE OF INTEREST. HE STATED THAT THIS
ACTION WOULD CREATE THREE LEGAL CONFORMING LOTS AND THEREFORE
SHOULD BE APPROVED. HE ACKNOWLEDGED THE CONCERN FROM THE RESIDENT
ABOUT THE WATER/WETLAND BUT NOTED THAT WOULD BE THE PROBLEM OF
THE APPLICANT TO SOLVE.
April 28, 2020 Mendota Heights Planning Commission Meeting Page 5 of 7
PUBLIC WORKS DIRECTOR RYAN RUZEK STATED THAT THE WATER RETENTION
AREA WAS DISCUSSED IN THE PAST. HE STATED THAT IT WAS HIS
UNDERSTANDING THAT THE WATER STORAGE WAS CREATED BY A PREVIOUS
HOMEOWNER AND MAY HAVE A LINER. HE NOTED THAT IF THE AREA IS
DETERMINED TO NOT BE A WETLAND, IT COULD BE FILLED.
COMMISSIONER FIELD NOTED THAT THE COMMISSION IS SIMPLY APPROVING THE
LOT SPLIT AND NOT GUARANTEEING WHAT WOULD OCCUR ON THAT NEW LOT.
COMMISSIONER PETSCHEL ASKED IF IT IS KNOWN WHAT WILL OCCUR ON THE
NEW LOT.
COMMUNITY DEVELOPMENT DIRECTOR BENETTI REPLIED THAT MR. GUSTAFSON
INTENDS TO BUILD A NEW HOME FOR HE AND HIS WIFE ON THE NEW LOT. HE
PROVIDED ADDITIONAL DETAILS ON THE CONDITION RELATED TO THE
DRIVEWAY.
A ROLL CALL VOTE WAS PERFORMED:
COMMISSIONER TOTH AYE
COMMISSIONER MAZZITELLO AYE
COMMISSIONER KATZ AYE
COMMISSIONER PETSCHEL AYE
COMMISSIONER FIELD AYE
Acting Chair Mazzitello advised the City Council would consider this application at its May 5,
2020 meeting.
C) PLANNING CASE 2020-08
ANDERSON-JOHNSON ASSOC. (ON BEHALF OF ST. THOMAS ACADEMY),
949 MENDOTA HEIGHTS ROAD – VARIANCE
Community Development Director Tim Benetti explained that Anderson-Johnson Associates, Inc.,
acting on behalf of Saint Thomas Academy (STA) is requesting certain variance approvals in order
to construct new baseball field improvements at STA’s campus, located at 949 Mendota Heights
Road. The variances would allow a new multi-purpose press box/covered bleacher structure to
exceed the maximum height standard and have reduced setbacks needed for accessory structures;
and allow for new light towers to exceed maximum height standards for structures in the R-1 One
Family Residential District.
Hearing notices were published and mailed to all properties within 1,200 to 2,250-ft. of the site;
and no comments or objections to this request were received.
Community Development Director Tim Benetti provided a planning staff report and a presentation
on this planning item to the Commission (which is available for viewing through the City’s
website).
April 28, 2020 Mendota Heights Planning Commission Meeting Page 6 of 7
Staff recommended approval of this application based on the findings and with conditions.
Commissioner Petschel asked if there was an issue with malplacement of the field originally.
Community Development Director Tim Benetti confirmed that a lot line adjustment was
completed between the applicant and neighboring property owner to eliminate encroachments that
came about with the installation of the field and fencing. He stated that the lot line adjustment
corrected the issue.
Acting Chair Mazzitello stated that the Commission is being asked to consider option one. He
noted that the applicant has stated that if fundraising is not successful, they will proceed with
option two, which would fall within the footprint of option one. He asked if some of the existing
variances would no longer be necessary if the City were to develop institutional standards in the
future.
Community Development Director Tim Benetti confirmed that to be true. He agreed that it would
be beneficial to have an institutional zone for schools, churches and similar uses.
Jay Pomeroy with AJA, Inc., representing the applicant, stated that he is present to address any
questions the Commission may have.
Commissioner Katz asked if there is an indication of the amount of light that would be used and
how that could impact the park or residents along the lake.
Mr. Pomeroy replied that the intent of the high light poles is to focus the light directly down, so
that there is very little spill outside of the perimeter.
Chair Magnuson opened the public hearing.
Community Development Director Tim Benetti noted that staff did not receive any written
comments related to this item.
COMMISSIONER TOTH MOVED, SECONDED BY COMMISSIONER KATZ, TO CLOSE
THE PUBLIC HEARING.
A ROLL CALL VOTE WAS PERFORMED:
COMMISSIONER MAZZITELLO AYE
COMMISSIONER FIELD AYE
COMMISSIONER PETSCHEL AYE
COMMISSIONER KATZ AYE
COMMISSIONER TOTH AYE
COMMISSIONER FIELD MOVED, SECONDED BY COMMISSIONER PETSCHEL, TO
RECOMMEND APPROVAL OF THE VARIANCES, WITH FINDING OF FACT TO
April 28, 2020 Mendota Heights Planning Commission Meeting Page 7 of 7
SUPPORT THIS RECOMMENDATION, ALONG WITH THE CONDITIONS AS NOTED
HEREIN.
FURTHER DISCUSSION: COMMISSIONER FIELD COMMENTED THAT IT COULD BE
WISE TO STATE THAT THE CITY IS ANTICIPATING OPTION ONE, BUT THE SMALLER
OPTION WOULD ALSO BE SUBJECT TO APPROVAL IF THE APPLICANT CANNOT
MOVE FORWARD WITH OPTION ONE.
COMMUNITY DEVELOPMENT DIRECTOR TIM BENETTI NOTED THAT THE
APPLICANT INTENDS TO MOVE FORWARD WITH OPTION ONE, BUT IF OPTION TWO
MOVES FORWARD, THAT WOULD FIT UNDER THE VARIANCES APPROVED. HE
CONFIRMED THAT LANGUAGE COULD BE ADDED THAT THE APPROVAL OF
OPTIO N ONE WOULD INCLUDE THE APPROVAL OF OPTION TWO.
A ROLL CALL VOTE WAS PERFORMED:
COMMISSIONER TOTH AYE
COMMISSIONER KATZ AYE
COMMISSIONER MAZZITELLO AYE
COMMISSIONER FIELD AYE
COMMISSIONER PETSCHEL AYE
Acting Chair Mazzitello advised the City Council would consider this application at its May 5,
2020 meeting.
Staff Announcements / Updates
Community Development Director Tim Benetti had nothing further to report.
Adjournment
COMMISSIONER TOTH MOVED, SECONDED BY COMMISSIONER KATZ, TO
ADJOURN THE MEETING AT 7:58 P.M.
A ROLL CALL VOTE WAS PERFORMED:
COMMISSIONER FIELD AYE
COMMISSIONER PETSCHEL AYE
COMMISSIONER MAZZITELLO AYE
COMMISSIONER TOTH AYE
COMMISSIONER KATZ AYE
From:Mary & Jim Dietz
To:Tim Benetti
Subject:IDS #197
Date:Thursday, April 23, 2020 1:05:34 PM
Regarding the request for variance to exceed the maximum access width.
We are NOT in favor of allowing that drive to be made bigger as the traffic out of there is
always a problem in the afternoon. By adding a left turn lane it will most likely cause
accidents and then the next thing will be a round about! Please consider making it a right
turn only IN and OUT of that driveway. It would be for the safety of the children.
Jim and Mary Dietz
2530 Wilshire Ct
MH, MN 55120
From:Mary Kietzmann
To:Tim Benetti
Subject:Friendly Hill Variance
Date:Tuesday, April 28, 2020 4:30:53 PM
I'm in favor of this school widening its access.
Thanks,
Mary Kietzmann
2542 Concord Way
Mendota Hts, MN 55120
From:maxzweber
To:Tim Benetti
Subject:Dispute Tues April 28, 2020 public hearing
Date:Monday, April 27, 2020 3:58:56 PM
My name is Max Zweber and I own the residence at 1887 Dodd Road, Mendota Heights, MN
55118.
I am disputing the plan to "re-establish" 3 "original" platter lots in the R-1 one family
residential district, located at 1865 and 1883 Dodd Road.
That is already a narrow lot. I would like to keep the house's in one row, not having a house
set back. Right there is a natural water collection, pond, that fills in at different depths every
year. The water has already flooded up to where a wooden fence was installed which is the
same area a house would be built.
Sent via the Samsung Galaxy S7 edge, an AT&T 4G LTE smartphone
From:Andrea Sonju
To:Tim Benetti
Subject:Tues April 28, 2020 public hearing dispute
Date:Monday, April 27, 2020 3:54:24 PM
My name is Andrea Sonju and I reside at 1887 Dodd Road, Mendota Heights, MN 55118.
I am disputing the plan to "re-establish" 3 "original" platter lots in the R-1 one family
residential district, located at 1865 and 1883 Dodd Road.
That is already a narrow lot. I would like to keep the house's in one row, not having a house
set back. Right there is a natural water collection, pond, that fills in at different depths every
year. The water has already flooded up to where a wooden fence was installed which is the
same area a house would be built.
Sent via the Samsung Galaxy S7, an AT&T 4G LTE smartphone