2014-12-23 Planning Comm Minutes
CITY OF MENDOTA HEIGHTS
DAKOTA COUNTY, MINNESOTA
PLANNING COMMISSON MINUTES
December 23, 2014
The regular meeting of the Mendota Heights Planning Commission was held on Tuesday,
December 23, 2014, in the Council Chambers at City Hall, 1101 Victoria Curve at 7:00 P.M.
The following Commissioners were present: Chair Litton Field, Jr., Commissioners Howard
Roston, Doug Hennes, and Mary Magnuson. Those absent: Commissioners Michael Noonan and
Ansis Viksnins. Others present were City Planner Nolan Wall and Public Works Director/City
Engineer John Mazzitello.
Approval of Agenda
The agenda was approved as submitted.
Approval of November 25, 2014 Minutes
COMMISSIONER ROSTON MOVED, SECONDED BY COMMISSIONER MAGNUSON TO
APPROVE THE MINUTES OF NOVEMBER 25, 2014, AS PRESENTED.
AYES: 4
NAYS: 0
ABSENT: 2
Hearings
PLANNING CASE #2014-36
Dick Bjorklund Properties, LLC, 2511 and 2525 Condon Court
Comprehensive Plan Amendment and Rezoning
City Planner Nolan Wall explained that the applicant requested a comprehensive plan amendment
and rezoning of the properties at 2511 and 2525 Condon Court. The subject parcels are collectively
1.26 acres and contain two single-family dwellings, both of which are zoned R-1 Residential and
guided for Limited Business PUD Development in the Comprehensive Plan. The applicant has
also submitted a concept development plan as part of the application. Approval of the
comprehensive plan amendment and the rezoning requests would allow the applicant to further
pursue the project, which would require another planning application process.
Planner Wall then shared an image of the properties and noted that the property at 2535 Condon
Court is not a part of this application and is not a property that is owned by the applicant. He then
shared the context of the areas surrounding the subject parcels. The request would be to amend the
future land use designation for these two specific parcels in the application to Medium Density
Residential (MR). As part of this request, the determination should be made that the proposed used
is compatible with the existing and future land uses that abut the area. Planner Wall also noted that
December 23, 2014 Mendota Heights Planning Commission Meeting Page 1
comprehensive plan amendments require a four-fifths affirmation by the City Council and
ultimately Metropolitan Council approval as well.
The Metropolitan Council classifies this specific amendment as a minor amendment; therefore, it
does not require the adjacent review provisions that most other amendments may require so
jurisdiction review and comment was not required. However, because of its proximity to the City
of Eagan it was sent to them for review and they had no comments.
There is Limited Business-PUD (LB-PUD) in the area and, according to the Comprehensive Plan
that would include daytime office uses. That specific land use designation corresponds to the B-
1, B-1A, and B-2 zoning districts. The Medium Density Residential future land use designation
does provide for townhome and attached housing development, and that would correspond to the
R-2 and the MR-PUD zoning districts of the City Code.
Specific to the rezoning request, these two properties are zoned R-1 which is the designation as
well as the Visitation School property and the single-family residential to the east across Dodd
Road and then to the north; which is consistent with the properties on the other side of the
Visitation campus. The applicant requested to rezone these two parcels from R-1 (current
designation) to the R-2 Medium Density Residential District. The remaining parcel on Condon
Court is zoned B-1 Limited Business and is used as a single-family home (residential treatment
program), in compliance with the Code requirements. The rezoning is then necessary to eventually
construct the proposed concept development plan, which would be allowed in the R-2 zoning
district.
Planner Wall noted that the consideration of a rezoning request is reviewed as to its conformance
with the Comprehensive Plan. In this case, the corresponding zoning districts for the current
Limited Business-PUD future land use designation are not consistent with the current zoning of
the subject parcels. However, the proposed R-2 District is consistent with the proposed Medium
Density Residential (MR) future land use designation.
If this application were approved, the applicants would then proceed with their plans to gain
approval to subdivide the two subject parcels into five lots. Planner Wall shared an image of the
proposed five lots. The applicants propose to construct two 2-unit townhomes and a new single-
family dwelling. It would also include an extension of water and sewer utilities to the site at the
applicant’s cost. Although this plan is not under consideration at this time, Planner Wall noted that
proposed lots 3 and 4 would not comply with the minimum lot size standards for the R-2 District.
The applicant is aware of this and has been in discussion with MnDOT to potentially acquire some
additional property from their right-of-way to enable them to comply with the minimum lot size
requirements. Planner Wall also shared images of the proposed elevation.
Staff recommended approval of both requests with conditions.
Chair Field also noted that the Commission and Planner Wall received communication from a
neighboring property owner that were more related to the next steps of the potential project in
relation to some potential construction impacts as well as landscaping and grading concerns. Staff
assured them that there would be an additional process if the City Council and the Metropolitan
December 23, 2014 Mendota Heights Planning Commission Meeting Page 2
Council ultimately approved this. If and when the applicant comes back for a subdivision
application, at that point in time those comments would be more relevant for consideration.
Commissioners asked for clarification on which properties were and were not under consideration,
the uniqueness of having two different zoning districts on one cul-de-sac with only one
ingress/egress point, and the MnDOT right-of-way.
Dick Bjorklund came forward to answer questions from the Commissioners regarding the history
of the properties and the surrounding area.
Chair Field opened the public hearing.
See no one coming forward, Chair Field asked for a motion to close the public hearing.
COMMISSIONER HENNES MOVED, SECONDED BY COMMISSIONER MAGNUSON, TO
CLOSE THE PUBLIC HEARING.
AYES: 4
NAYS: 0
ABSENT: 2
COMMISSIONER ROSTON MOVED, SECONDED BY COMMISSIONER MAGNUSON,
TO RECOMMEND APPROVAL OF THE COMPREHENSIVE PLAN AMENDMENT,
SUBJECT TO REVIEW AND APPROVAL BY THE METROPOLITAN COUNCIL, AND
ORDINANCE 470, BASED ON THE FOLLOWING FINDINGS OF FACT:
1.Limited business development in this area, in compliance with the goals and policies of the
City’s 2030 Comprehensive Plan, is unlikely at this time due to access, visibility,
infrastructure, and market constraints.
2.The proposed future land use designation is consistent with the surrounding existing and
planned land uses.
3.The existing zoning and land use on the subject parcels are not consistent with the current
future land use designation.
4.The required rezoning, in order to consider the proposed concept development plan,
provides for increased residential density in the area and is consistent with the surrounding
zoning districts.
AND WITH THE FOLLOWING CONDITIONS:
1.The proposed comprehensive plan amendment is approved by the Metropolitan Council.
2.The applicant submits the necessary complete applications in consideration of the
proposed concept development plan within twelve (12) months of receiving approval
from the Metropolitan Council.
3.If the deadline is not met, the current future land use designation and existing zoning for
the subject parcels may remain in place.
AYES: 4
NAYS: 0
ABSENT: 2
Chair Field advised the City Council would consider this application at its January 6, 2015
meeting.
December 23, 2014 Mendota Heights Planning Commission Meeting Page 3
PLANNING CASE #2014-37
City of Mendota Heights
Proposed amendments to the Wetlands System Chapter of the City Code
City Planner Nolan Wall explained that this is a city-initiated application for proposed amendments
to the Wetlands System Chapter of the City Code, which concerns expansion of the eligible
projects for administrative approval. Due to the absence of two commissioners and the fact that it
is a city-initiated application and there is no rush to move forward, staff requested an action to
table this application until the next Planning Commission meeting.
COMMISSIONER ROSTON MOVED, SECONDED BY COMMISSIONER MAGNUSON, TO
TABLE PLANNING CASE #2014-37, PROPOSED AMENDMENTS TO THE WETLANDS
SYSTEM CHAPTER OF THE CITY CODE, TO THE JANUARY 27, 2015 PLANNING
COMMISSION MEETING.
AYES: 4
NAYS: 0
ABSENT: 2
2015 Planning Commission Meeting Calendar
Planner Wall outlined the potential dates for the 2015 Planning Commission meetings and
requested feedback as to any potential conflicts from the Commissioners.
There were no objections from the Commissioners present; however, this calendar will be brought
back to the next Planning Commission meeting for finalization.
Verbal Review
Planner Wall gave the following verbal review:
PLANNING CASE #2014-33
T-Mobile, 1850 Eagle Ridge Drive
Conditional Use Permit for Upgrades to Cellular Equipment
•Approved by City Council as recommended by the Planning Commission
PLANNING CASE #2014-34
Glenn Petersen, 2361 Field Stone Ct and 580 Waters Edge Terrace
Wetlands Permit to Construction of Fence
•Approved by City Council as recommended by the Planning Commission
PLANNING CASE #2014-35
Matthew and Mary Paquette
Proposed Code Amendment to Allow Chickens in Residential Zoning Districts
•Denied by City Council as recommended by the Planning Commission
December 23, 2014 Mendota Heights Planning Commission Meeting Page 4
PLANNING CASE #2014-31
2270 Wagon Wheel Court
Lot Split and Lot Width Variance Request
•After being tabled twice by the applicant, they have subsequently withdrawn their
application. However, they plan to submit a new subdivision application as they and the
surrounding property owner have reached an agreement for additional acquisition of
property, which made the proposed variance part of the request null and void.
Staff Announcements
The deadline to submit a resume and the letter of interest for the vacancies on the City
Commissions is Monday, December 29; send to HR Coordinator/Interim City
Administrator Tamara Schutta at City Hall (Planning Commission, Airport Commission,
and a non-voting student position on the Parks Commission)
The City Council will be considering a number of planning-related issues at their annual
goal-setting workshop in February (cell phone tower CUP process, fees for after-the-fact
permits, chickens in residential zoning districts, and development goals for city-owned
properties)
City Engineer John Mazzitello provided an update on the Lemay Shores Development
project by stating that the construction is underway, is a 60-unit, 30 townhome residential
development located off of Lemay Lake Road. The contractor has begun clearing the site,
removing vegetation, stumps, and installing erosion control measures. Over the winter,
while the ground is frozen, they will be hauling out various quantities of construction debris
that has accumulated over the years. As soon as road restrictions are lifted and the ground
is thawed, they will start the installation of the public infrastructure and the building of the
model home.
In regards to the search process for the new City Administrator, the personnel committee
met on Friday, December 19, 2014 to review the 27 applications received. They selected
the top seven or eight and forwarded them on to the full City Council. Interviews will be
scheduled in January 2015.
Adjournment
COMMISSIONER ROSTON MOVED, SECONDED BY COMMISSIONER MAGNUSON, TO
ADJOURN THE MEETING AT 7:32 P.M.
AYES: 4
NAYS: 0
ABSENT: 2
December 23, 2014 Mendota Heights Planning Commission Meeting Page 5