2015-10-27 Planning Comm Minutes
CITY OF MENDOTA HEIGHTS
DAKOTA COUNTY, MINNESOTA
PLANNING COMMISSON MINUTES
October 27, 2015
The regular meeting of the Mendota Heights Planning Commission was held on Tuesday, October
27, 2015 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, Michael Noonan, Doug Hennes, Mary Magnuson, Christine Costello and Ansis Viksnins.
Those absent: None. 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 September 22, 2015 Minutes
COMMISSIONER NOONAN MOVED, SECONDED BY COMMISSIONER COSTELLO TO
APPROVE THE MINUTES OF SEPTEMBER 22, 2015, WITH THE CORRECTION OF THE
MEETING START TIME.
AYES: 7
NAYS: 0
Hearings
Chair Field noted that Planning Case #2015-37 involving the Dodge Nature Center had been
submitted, noticed, and now the application has been withdrawn.
PLANNING CASE #2015-38
Spectrum Sign Systems, on behalf of Robert Lindahl/Crosswind, LLC and Prime Therapeutics,
LLC, 1440 Northland Drive
Variance Request
City Planner Nolan Wall explained that applicant was requesting a variance to erect a freestanding
monument sign within the required property boundary line setback at 1440 Northland Drive. The
subject parcel contains three office buildings connected by skyways on three separate parcels,
totaling approximately 16 acres, and includes addresses 1440 and 1444 Northland Drive.
Historically, the property was developed for one user but is now occupied by multiple users. Prime
Therapeutics is the newest tenant leasing approximately 78,000 square feet of previously-vacant
office space and they are requesting the proposed monument sign.
October 27, 2015 Mendota Heights Planning Commission Meeting Page 1
In 1979, a ten-foot setback variance was granted for a pylon sign in approximately the same
location with various sign permits approved following that to reface that sign. That sign has since
been removed and this application has been reviewed as a new request based on the existing code
provisions. In 2013, a 20-foot setback was granted for a freestanding identification sign for tenants
at the 1444 Northland Drive building. In both cases the applicable boundary line setback for the
freestanding sign at the time of the application was 40 feet. However, later in 2013 the City did
amend the code to allow a 10-foot property line setback for freestanding signs as part of Ordinance
453.
Planner Wall shared various images of the property and the proposed freestanding monument sign.
As proposed, this would be the only sign on the parcel and it would meet the required size, height,
and driveway/parking area setback standards. The proposed variance in this case is for a 2-foot
setback from the property boundary line.
Planner Wall then explained the three standards of review for variance requests and how this
request satisfies those standards. Due to the setback request, staff did review any visibility
concerns to ensure that a sign in the proposed location would not negatively impact turning
movements from the site. In addition, staff requested that the applicant look at other options;
however, others location may negatively affect the sign’s impact, disturb existing vegetation, or
require different variance requests.
Staff recommended approval of this variance request with conditions.
Commissioners had no questions for Planner Wall.
Chair Field opened the public hearing.
Mr. Brian Holmes of Prime Therapeutics came forward to address the Commission and to answer
any questions they may have.
Mr. Rick Ferraro of Spectrum Sign Systems also came forward to address the Commission and to
answer any questions they may have. He noted that, in his belief, the proposed sign is aesthetically
and well-proportioned to fit that intersection. It is the best solution for the identification and land
marking of the facility.
Seeing no one coming forward wishing to speak, Chair Field asked for a motion to close the public
hearing.
COMMISSIONER VIKSNINS MOVED, SECONDED BY COMMISSIONER ROSTON, TO
CLOSE THE PUBLIC HEARING.
AYES: 7
NAYS: 0
October 27, 2015 Mendota Heights Planning Commission Meeting Page 2
COMMISSIONER VIKSNINS MOVED, SECONDED BY COMMISSIONER NOONAN, TO
RECOMMEND APPROVAL OF PLANNING CASE 2015-38, VARIANCE REQUEST BASED
ON THE FOLLOWING FINDINGS OF FACT:
1.The proposed sign is a reasonable use of the property and meets the purpose and intent of
the Code.
2.The proposed sign is located at the only ingress/egress to the subject parcel’s surface
parking lot and building entrance; strict interpretation of the setback standards would not
allow the proposed sign in this location based on the existing conditions.
3.Based on the existing site conditions and analysis of other alternatives, the applicant has
established practical difficulties due to unique circumstances in order to reasonably locate
a freestanding monument sign in compliance with the required setbacks.
4.The proposed sign’s location is over 20 feet from the road and does not interfere with the
off-street trail, intersection sight distances, or drainage and utility easements in the
immediate area.
5.The proposed sign will not negatively impact the character of the surrounding area.
WITH THE CONDITION that a sign permit is obtained on behalf of the property owner/tenant.
AYES: 7
NAYS: 0
Chair Field advised the City Council would consider this application at its November 3, 2015
meeting.
Discussion of Joint Workshop with City Council
Planner Wall noted that the Commission packet included information for review prior to this
Thursdays’ \[October 29, 2015\] joint workshop with the City Council. He reminded the
Commissioners of that workshop and opened the floor for questions.
Staff intends to have a discussion among the Commissioners and the Council in terms of the
existing conditions in the Industrial District and some visionary discussions about what might
happen in the future to influence what gets included in the plan.
Verbal Review
Planner Wall gave the following verbal review:
PLANNING CASE #2015-36
2190 Glen Toro Road
Wetlands Permit Request
•Approved by the City Council as recommended by the Planning Commission.
The City Council did adopt comments very similar to what the Planning Commission’s comments
were pertaining to the City of Eagan’s proposed Comprehensive Plan amendment regarding the
property just across I-494.
October 27, 2015 Mendota Heights Planning Commission Meeting Page 3