Minnetonka approves auto dealership expansion and home addition
The Minnetonka Planning Commission unanimously approved two development projects on July 23: a 1,400-square-foot addition to Morris Mitaka Subaru and a variance allowing a homeowner to build an addition despite flood plane restrictions. Both projects passed 4-0 with no dissent.
The planning commission first approved a minor amendment to the master development plan for Morris Mitaka Subaru at 12520 Weisetta Boulevard. The dealership wants to expand its service and office space by filling in a recess on the building's front facade. Architect Dan Bham explained the addition is necessary because the dealership is experiencing increased business volume and needs more room for service and repairs.
Commissioners asked about parking and sustainability measures. Staff confirmed the property has parking well above city requirements and noted that sustainability standards are governed by state building codes rather than local requirements. Commissioner Brink called it "a very straightforward project" given that the 1,400-square-foot addition represents only a tiny percentage of the existing building and site.
The commission then unanimously approved a variance for homeowner Garrett Sarnon to build a two-story addition, deck, and patio at 2606 Cedar Crest Road East. The variance was necessary because the new structures would sit below the city's required flood plane elevation standards—2 feet above the flood plane for main structures and 1.5 feet for accessory structures.
Sarnon explained that when the city updated its flood plane mapping in 2023, he worked with city staff and engineers to design a solution that improves site conditions through grading rather than fighting the constraints. He noted his family has lived at the property for 11 years without flooding issues, and neighbors who have owned their home since 1958 have never experienced flooding either. Staff recommended approval, citing that the project would actually improve flood storage on the site and is consistent with the city's comprehensive plan.
Commissioners clarified that this flood plane is not a federal FEMA-designated zone like those along Minihaha Creek, which would require different standards. The city updated its flood plane model in 2023 using more detailed rainfall data.
Looking ahead, city staff announced a comprehensive zoning ordinance update will be presented to the planning commission on September 3. The update has already been reviewed by the City Council and will also go to the city's DEI and Sustainability Commissions.
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Votes (2)
Minor Addendum to Master Development Plan for Morris Mitaka Subaru at 12520 Weisetta Boulevard
Dissent: None
Moved by Commissioner Banks [2026-07-23T18:40:00] · Seconded by Commissioner Johnson [2026-07-23T18:40:15]
The discussion focused on a 1,400 sq ft building addition to the Morris Mitaka Subaru dealership. Staff reported that the addition would expand auto service and office space by filling a recess in the existing building. The architect confirmed the need for increased service volume. Commissioners inquired about parking, which was found to be significantly over code requirements, and sustainability measures, for which only state building codes apply. The project was perceived as straightforward and consistent with existing regulations and the neighborhood character.
Variance for Single-Family Home Addition at 2606 Cedar Crest Road East
Dissent: None
Moved by Commissioner Johnson [2026-07-23T19:00:00] · Seconded by Commissioner Banks [2026-07-23T19:00:15]
The discussion centered on a homeowner's request for variances to construct a two-story addition, deck, and patio. Variances were needed because the structures would be below the required flood plane elevation standards. Staff presented a recommendation for approval, citing that the proposed grading would improve existing site conditions and increase flood storage, making the project consistent with the comprehensive plan. The applicant, Garrett Sarnon, confirmed no prior flooding issues on the property in 11 years and noted neighbor support. Commissioners acknowledged the practical difficulties due to unique site constraints and the existing structure's relationship to the flood plane.
Notable Quotes (12)
staff is recommending that the commission adopt the resolution approving a minor amendment to the master development plan for a building addition at 12520 Wisetta Boulevard. There are four votes needed for this item and it's a final decision subject to an appeal.
We're just pulling that front facade of their service reception part where you drive in, drop your car off for service, just expanding that just due to the um increase in volume that they're seeing. They just need more space for service and repair.
Yeah, just one more quick question. Um, as part of approval, building permit approval, um, are there um, sustainability or any energy efficient measures that are required as part of this also? And, and if so, what what might we see on that?
So, there's nothing that the staff can put on there or the city could for requiring uh sustainability items. It'll have to meet state building code for all of their energy requirements and things like that, but nothing that we've put out that's requirement on there that's been added to the resolution.
Yeah, I was going to say this is um looks like a very straightforward project. Um I don't have any problem with with approving this. I mean what they're adding is uh just a very very tiny percentage of the uh u of the whole building site existing uh the building and the site itself.
Variances are required for principal structures constructed less than 2 ft above the flood plane elevation and for accessory structures located less than 1.5 ft above the flood plane elevation. Because both the addition and deck and patio do not meet those standards, variances are necessary.
staff recommends that the planning commission adopt the resolution approving the variance to the minimum lowest floor elevation standard for the construction of an addition deck and patio to the existing single family home at 2606 Cedar Crest Road East.
When we use the term flood plane here, we're not talking about a FEMA designated flood zone like we would along Minihaha Creek or the lakes where there's actually a established FEMA elevation. And um, because I I think if that was the case, it'd be a whole different level of conversation here, right?
You may recall in 2023 the city updated its flood plane um model throughout the community um using the Atlas 14 information that Ms. Rooney um noted before. And so we found that um flood plane elevations based on that more specific data based on current conditions that that rose in certain areas that 100year. So that's what this is on.
When the 2023 remapping ran the flood plane through the property, they worked with us and our civil engineering firm uh to find a solution that fits the site rather than fight against it. So the result is our modest uh singlestory um addition over the walkout basement um that keeps you know uh storage balanced meets the flood plane setbacks through some grading and needs only a small variance because of our existing walkout floor uh carries that same elevation.
Um we've been at the home for uh just over 11 years and we've experienced no issues. Um our neighbors to the south um uh one of their letters is on file. They're the original owners of the home since 1958... they've never had any record of any issues of flooding or standing water or anything like that on their property
I'm in agreement with this uh recommendation by the city. Um it does seem reasonable given that the existing structure um is already below our um um required um 2T flood plane limits is what I was trying to say. And so, um, obviously it would be very, uh, difficult to, um, add it on to the addition of the home, uh, where that doesn't match.
Ordinances & Resolutions (14)
City's overarching planning document, which includes policy on land use applications and flood plane management.
City's regulatory document for land use; a comprehensive update is pending.
City's regulations governing the division of land.
A type of land use application that the commission makes recommendations on.
A type of land use application on which the commission makes final decisions.
A type of land use application on which the commission makes final decisions.
A type of land use application on which the commission makes final decisions, unless tied to a City Council application.
A type of land use application on which the commission makes final decisions, unless tied to a City Council application.
Existing plan for Morris Mitaka Subaru, subject to a minor amendment.
Official document adopted by the commission for the Morris Mitaka Subaru project.
Mandatory energy requirements for new construction.
Data standard used by the city's consultant for flood plain modeling and updates.
Official document adopted by the commission for the 2606 Cedar Crest Road East project.
The subdivision plat from 1958 that created the property at 2606 Cedar Crest Road East.
Source document
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Other Topics from This Document
Flood Plane Variance for Single-Family Home Addition
Update on Zoning Ordinance
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