Loading...
2020-05-26 Planning Commission MinutesMay 26, 2020 Mendota Heights Planning Commission Meeting Page 1 of 5 CITY OF MENDOTA HEIGHTS DAKOTA COUNTY, MINNESOTA PLANNING COMMISSION MINUTES May 26, 2020 The regular meeting of the Mendota Heights Planning Commission was held on Tuesday, May 26, 2020 in the Council Chambers at City Hall, 1101 Victoria Curve at 7:00 P.M. The following Commissioners were present: Chair John Mazzitello, Commissioners Mary Magnuson, Patrick Corbett, Litton Field, Andrew Katz, Michael Toth, Brian Petschel. Approval of Agenda The agenda was approved as submitted. Approval of April 28, 2020 Minutes COMMISSIONER FIELD MOVED, SECONDED BY COMMISSIONER TOTH TO APPROVE THE MINUTES OF APRIL 28, 2020 A ROLL CALL VOTE WAS PERFORMED: COMMISSIONER CORBETT AYE COMMISSIONER FIELD AYE COMMISSIONER TOTH AYE COMMISSIONER MAZZITELLO AYE COMMISSIONER PETSCHEL AYE Commissioners Magnuson and Katz joined the meeting. Chair Mazzitello noted that he will continue in the position of Chair tonight as Commissioner Magnuson is out of town and is attending remotely. Hearings A) PLANNING CASE 2020-09 JOHN AND PAULA GROSENICK, 791 EMERSON AVENUE – VARIANCE Community Development Director Tim Benetti explained that John and Paula Grosenick, owners of 791 Emerson Avenue, are requesting consideration of a variance of three feet from the 30-foot front yard setback requirement to accommodate an addition to their home. Hearing notices were published and mailed to all properties within 350-ft. of the site; the City reviewed one letter of objection from the immediate neighbor to the east, which was included in the staff report. May 26, 2020 Mendota Heights Planning Commission Meeting Page 2 of 5 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 Magnuson stated that she noticed the different measurements and asked if there is a standard way in which the front setback is measured. Community Development Director Tim Benetti stated that page three of the report includes the definition of how setbacks are defined and measured. He stated that this lot is uniquely shaped and unusual with the curvilinear roadway segment along the front lot line. He stated that he provided the other measurements for comparison. Chair Mazzitello opened the public hearing. Community Development Director Tim Benetti read aloud the five-page letter received from adjacent neighbor Mary C. Sweeney of 781 Emerson Avenue, dated May 19, 2020, which expressed her concerns related to the request; and read a second addendum letter from Mrs. Sweeney received on May 26, 2020 (letters appended to these minutes). John Grosenick stated that he is present, as well as his wife and their architect/designer, should there be any questions. Commissioner Corbett asked for details on the barrier to making the addition fit within the setbacks. Jeremy Young, with Roycroft Design, the applicant’s architect, replied that they felt that this was the most logical and least impactful approach. Commissioner Magnuson stated that she understands the aesthetics but asked if there was consideration to setting back the third stall on the garage. She noted that if the third bay were setback three feet there would still be sufficient space for any type of vehicle. Mr. Young replied that by doing that, it would completely change the roof line, which would take away the symmetry. He stated that the goal was to make this look like everything was created at once rather than making this look like an addition. He noted that countless hours were spent modeling different approaches. Commissioner Field stated that he understands that the reason for this design is architectural, aesthetics and cost which does not warrant a practical difficulty for a variance. Mr. Young replied that reducing the size would actually have a lower cost. May 26, 2020 Mendota Heights Planning Commission Meeting Page 3 of 5 Chair Mazzitello asked the applicant to define the practical difficulty that would warrant the variance. Mr. Young replied that the difficulty is the symmetry of the house. Chair Mazzitello confirmed that is an architectural element. Commissioner Toth stated that perhaps it would have been nice to see the alternate option with two garage doors rather than three. He stated that this request is a three-foot variance and noted that there would be more questions if the request was for a five-foot variance. Mr. Young stated that had it not been for this unique lot, he would have not even recommended applying for the variance. He stated that he has not dealt with a lot of this shape in his career. Commissioner Toth commented on the uniqueness of the lot, noting that if the home were to be positioned five feet to the west, this would not be an issue. He stated that the Commission has to consider the uniqueness of the lot and presence of the current structure as well. Seeing no one else coming forward wishing to speak, Chair Mazzitello asked for a motion to close the public hearing. COMMISSIONER FIELD MOVED, SECONDED BY COMMISSIONER MAGNUSON, TO CLOSE THE PUBLIC HEARING. A ROLL CALL VOTE WAS PERFORMED: COMMISSIONER PETSCHEL AYE COMMISSIONER TOTH AYE COMMISSIONER FIELD AYE COMMISSIONER CORBETT AYE COMMISSIONER MAZZITELLO AYE COMMISSIONER MAGNUSON AYE COMMISSIONER KATZ AYE COMMISSIONER MAGNUSON MOVED, SECONDED BY COMMISSIONER FIELD, TO RECOMMEND DENIAL OF THE VARIANCE WITH FINDINGS OF FACTS THAT THERE IS A LACK OF A PRACTICAL DIFFICULTY ARTICULATED IN SUPPORT OF THE REQUEST AND ALSO ARTICULATED ON PAGE EIGHT OF THE STAFF REPORT. FURTHER DISCUSSION: Commissioner Field stated that he would like to find a way to get to the desired outcome but was having a hard time finding practical difficulties. Commissioner Magnuson agreed and noted that her motion is based on the lack of practical difficulties and that there are a variety of options available to the property owner to meet the required setback. May 26, 2020 Mendota Heights Planning Commission Meeting Page 4 of 5 Commissioner Corbett agreed that the practical difficulty test was not met and there are other options available to the homeowner. Paula Grosenick stated that their last resort was coming before the City to request a variance. She stated that they have been numerous conversations and redesigns, but the symmetry and the roofline are a significant consideration. She stated that she believed that they were within the setback and were surprised that they protruded into the setback. She stated that the practical difficulty would be related to the curve of the road and the placement of the home on the lot. Commissioner Field stated that although he has empathy for the neighboring property owner that expressed opposition to the request, his decision is based on the lack of practical difficulty. Commissioner Toth stated that he feels that the applicant has done their diligence in attempting to put this together with their architect, but noted that this will not be the last time the Commission considers a request for a variance of this size. He believed that the applicant has other options that comply with the setback. Commissioner Katz stated that while he has heard many similar comments related to the uniqueness of the lot, there are other options available to the applicant that comply. He hoped that when the applicant makes the next design plan, the applicant puts more thought into the encroachment of the neighboring lot. Chair Mazzitello stated that while he struggles with the true practical difficulty for this lot, the comments from the neighboring property owner should also be considered. He stated that if it were not for the three-foot encroachment into the setback, this project could move forward with just a building permit. He hoped that the neighboring property owner could be considered if the applicant changes their design. A ROLL CALL VOTE WAS PERFORMED: COMMISSIONER PETSCHEL AYE COMMISSIONER CORBETT AYE COMMISSIONER KATZ AYE COMMISSIONER TOTH NAY COMMISSIONER MAZZITELLO AYE COMMISSIONER FIELD AYE COMMISSIONER MAGNUSON AYE Chair Mazzitello advised the City Council would consider this application at its June 2, 2020 meeting. Staff Announcements / Updates Community Development Director Tim Benetti gave the following verbal review: • There are three applications that could come before the Commission the following month. May 26, 2020 Mendota Heights Planning Commission Meeting Page 5 of 5 Adjournment COMMISSIONER FIELD MOVED, SECONDED BY COMMISSIONER MAGNUSON, TO ADJOURN THE MEETING AT 7:47 P.M. A ROLL CALL VOTE WAS PERFORMED: COMMISSIONER CORBETT AYE COMMISSIONER FIELD AYE COMMISSIONER TOTH AYE COMMISSIONER PETSCHEL AYE COMMISSIONER KATZ AYE COMMISSIONER MAGNUSON AYE COMMISSIONER MAZZITELLO AYE