HomeMy WebLinkAboutMinutes05_0823City of Falcon Heights
Planning Commission Minutes
August 23, 2005
PRESENT: Commissioners Harris, Rodich, Heideman, Ryan, Lageson, Mercer-Taylor. Also present were City Attorney Soren Mattick, City Administrator Heather Worthington and Staff Liaison
Deb Jones.
ABSENT: Tracy, DeLeo, Lukermann, Council Liaison Lindstrom
The meeting was called to order at 7:00 p.m.
MINUTES: The minutes for June, 2005, were approved.
PUBLIC HEARING: Variance Request for 1900 N. Albert Street
Commission Chair Ryan opened the public hearing. Zoning and Planning Coordinator Jones presented the staff report. The property in question is a double-deep lot at the southeast corner
of Albert and Garden. The property has an existing double detached garage with a driveway off Garden, the side street. The garage is non-conforming with respect to the required setback
on Garden, being less than 7 feet from the right of way where 15 feet is required. The applicant, Todd Thun, seeks to build a larger 960 square foot garage (24 x 40) farther from the
house but at the same setback, thus requiring a setback variance of 8.5 feet. The applicant also seeks a variance to build a driveway 31 feet wide where 24 feet is the maximum allowed
by the City Code. Although the proposed garage is substantially larger than most lots can accommodate, no lot coverage variance is needed because this property is large enough to accommodate
the proposed garage without exceeding the allowed lot coverage.
The staff findings indicated that, while the property at 1800 Albert does present some unusual characteristics, having the double depth (295.4 feet) and a corner location, these characteristics
do not pose a hardship but rather offer the owner additional options not available to other property owners for placement of his proposed garage, options that would not require the variances.
Furthermore, staff found that no substantial hardship would be imposed by denial of the variances.
Todd Thun, owner of 1800 N. Albert, next spoke to the Commission. He said that the existing garage needs to be replaced and that his family would like a larger garage to accommodate
workshop space or, in future, more vehicles. The new garage would be 10 feet from the house instead of the present 3.5 feet, which would improve drainage. However, moving the garage
back to the required setback would spoil the view of the back yard from the house and require the removal of established trees. He ruled out building the garage farther back on the
lot because it would require a new curb cut and additional sidewalk, which would add to the cost, and because it would be inconvenient for family members to walk the additional distance
to the garage and clear snow from the additional walk. Mr. Thun answered questions from Commissioners about the details of his proposed garage.
DISCUSSION
As there were no members of the public who wished to speak, the public hearing was closed, and the Commissioners took up discussion of the proposed garage and the requested variances.
Several Commissioners offered ideas for placement of the garage that would conform in every respect to the Code, including moving the garage considerably farther back on the lot so
as not to block the view
from the house, acknowledging that this might require removal of one or more trees. Commissioner Lageson suggested building a separate workshop and rebuilding the garage on the current
footprint, which would allow the owner to keep the existing non-conformity. Commissioner Rodich suggested an addition to the existing garage. The applicant said that he was unwilling
to consider other options because of cost and inconvenience.
Commissioner Heideman expressed concern about maintaining the existing nonconformity as it means the owners’ cars are parked on the public right of way portion of the driveway and setting
a precedent for the other non-conforming garages on Garden. Commissioner Harris agreed that zoning standards need to be maintained where that is possible, and in this case, legal options
do exist. She would recommend denial. Commissioners Ryan and Mercer-Taylor both felt that no substantial hardship is demonstrated and that the case does not meet the standards for
granting the variance.
After some additional discussion, Harris moved, Mercer-Taylor seconded, to recommend denial of the two variances. Motion passed with 4 in favor, 2 opposed.
The final decision will go to the City Council in July, most likely July 13.
INFORMATION AND ANNOUNCEMENTS:
Staff Liaison Jones informed the Commission that the Black Bamboo restaurant variances were approved by the City Council in July, and that the owner is still seeking financing for the
project.
City Administrator Worthington gave an update on the Falcon Heights Town Square redevelopment project. According to Sherman Associates, the new multi-family building has had the “fastest
lease-out rate” of any of their projects. There have been some parking issues. The City is working with Sherman Associates to resolve the parking problems. Ground will be broken for
the townhomes after the State Fair. Plans for the townhome phase have been submitted to the City and permits will probably be granted in mid-September. Four tenants have leased commercial
space in the new building. One commercial unit remains which could be divided into two units. The sidewalk will be extended down Snelling as planned to provide access to the park.
ADJOURNMENT
The Planning Commission meeting was adjourned at 7:58 p.m.
Respectfully submitted,
Deborah Jones, Staff Liaison