2015-11-24 Planning Comm Minutes
CITY OF MENDOTA HEIGHTS
DAKOTA COUNTY, MINNESOTA
PLANNING COMMISSON MINUTES
November 24, 2015
The regular meeting of the Mendota Heights Planning Commission was held on Tuesday,
November 24, 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, and Mary Magnuson. Those absent: Christine Costello
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 October 27, 2015 Minutes
COMMISSIONER HENNES MOVED, SECONDED BY COMMISSIONER ROSTON TO
APPROVE THE MINUTES OF OCTOBER 27, 2015, AS PRESENTED.
AYES: 5
NAYS: 0
ABSENT: 2 (Costello, Viksnins)
Public Hearings
PLANNING CASE #2015-39
Boyd Ratchye and Susan Light
Preliminary and Final Plat at 2270 Wagon Wheel Court
City Planner Nolan Wall explained that the applicants requested Preliminary and Final Plat
approval to dissolve an outlot and create an additional lot at 2270 Wagon Wheel Court.
The applicants own approximately three acres of land adjacent to Rogers Lake. The property
includes parts of lots 16 and 17 of Caroline’s Lakeview Addition, as well as Outlot A of the Kipp
Addition. Wagon Wheel Court was constructed in 2007 and was facilitated by the approval of the
Kipp Addition Plat, which platted five single-family lots on the west side of Wagon Wheel Court
and Outlot A on the east side of the road.
The applicant’s property containing the existing dwelling was not included in the Kipp Addition
but Outlot A was. Since the properties are both now owned by the applicants, the properties had
to be replatted in order to dissolve Outlot A.
November 24, 2015 Mendota Heights Planning Commission Meeting Page 1
The proposed Preliminary Plat would dissolve Outlot A and then would create Lots 1 and 2. Lot 1
would contain the existing dwelling and then there would be an additional lot for construction of
a new single-family dwelling. The applicants recently received building permit approval to
remodel the existing dwelling and they plan to sell the newly-created parcel to another party to
build on in the future.
As proposed, Lot 1 would be 30,936 square feet and Lot 2, containing a future single-family
dwelling, would be 100,632 square feet of land. Based on the R-1 district standards both parcels,
the existing dwelling, and potential pad are compliant with the City Code and the Comprehensive
Plan.
The applicant also included a concept grading and utility plan. The building pad on Lot 2 could
contain a dwelling with driveway and utility access to either Wagon Wheel Court or Wagon Wheel
Trail. The proposed plan is only required to show that the potential new dwelling could be
constructed that meets the applicable code requirements and is not meant to bind the future
property owner into a specific location or design. Based on the location of that potential building
pad on Lot 2, additional permitting would be necessary due to the proximity to the wetlands. Since
no construction is being proposed at this time, the condition of approval is requiring that the future
property owner be subject to those requirements at a future date.
The code also requires that subdivisions be designed so that no construction or grading would be
constructed in slopes that are steeper than 25%, of which there are some on Lot 2. A condition of
approval prohibiting construction or grading on those slopes for Lot 2 is included as a condition
of approval.
Planner Wall shared images of the parcels involved in this application.
Staff recommended approval of this request based on the findings of fact and with conditions.
Commissioners asked questions regarding the location of the Kipp Addition in relation to this plat
request, if Lot 2 could be split in the future and still meet code requirements, and the requirement
of wetlands permit when and if a dwelling is built on Lot 2.
The applicants, Boyd Ratchye and Susan Light, were present and available for questions from the
Commission. Paul McGinley of Loucks Associates, representing the applicants, provided further
information concerning the request and future plans.
Chair Field opened the public hearing.
Seeing no one coming forward wishing to speak, Chair Field asked for a motion to close the public
hearing.
COMMISSIONER NOONAN MOVED, SECONDED BY COMMISSIONER MAGNUSON, TO
CLOSE THE PUBLIC HEARING.
November 24, 2015 Mendota Heights Planning Commission Meeting Page 2
AYES: 5
NAYS: 0
ABSENT: 2 (Costello, Viksnins)
COMMISSIONER NOONAN MOVED, SECONDED BY COMMISSIONER HENNES, TO
RECOMMEND APPROVAL OF PLANNING CASE 2015-39, PRELIMINARY AND FINAL
PLAT BASED ON THE FOLLOWING FINDINGS OF FACT:
1.The proposed requests meet the purpose and intent of the City Code and are consistent with
the Comprehensive Plan.
2.The requests are necessary to dissolve an existing outlot so that future access to Wagon
Wheel Court is available to Lot 2.
3.The newly created parcels do not create any non-conformities with the existing dwelling
on Lot 1 and would allow for construction of a new single-family dwelling on Lot 2 in
compliance with the applicable zoning standards.
4.A wetlands permit for future construction on Lot 2 will require compliance with applicable
land disturbance and drainage standards to ensure there are no negative impacts to the
surrounding water bodies and environment.
AND WITH THE FOLLOWING CONDITIONS:
1.Park dedication fee in the amount of $2,700, in lieu of land, is collected after City Council
approval and before being recorded by Dakota County or issuance of any additional permits
by the City.
2.Depending on future access from Wagon Wheel Court or Wagon Wheel Trail, a Public
Utility/Improved Public Right-of-Way Fee is paid to the City prior to issuance of a building
permit for construction on Lot 2.
3.In the event that future utility connections are made to Wagon Wheel Court, utility
connection fees are paid to the City prior to issuance of a building permit for construction
on Lot 2.
4.The applicant shall dedicate the following drainage and utility easements on both parcels
to be denoted on the Final Plat submitted to Dakota County: 10-foot wide along the front
property lines and 5-foot wide along the side and rear property lines.
5.No grading or construction activity on Lot 2 will occur on slopes over 25%.
6.All grading and construction activity on Lot 2 will be in compliance with applicable
federal, state, and local regulations and codes, as well as in compliance with the City’s
Land Disturbance Guidance Document.
7.A wetlands permit is obtained prior to any applicable development activities on Lot 2.
AYES: 5
NAYS: 0
ABSENT: 2 (Costello, Viksnins)
Chair Field advised the City Council would consider this application at its December 1, 2015
meeting.
PLANNING CASE #2015-40
Alan and Gloria Weinblatt/Brian and Jamie Nordin
Lot Line Adjustment and Variance at 754 and 750 Upper Colonial Drive
November 24, 2015 Mendota Heights Planning Commission Meeting Page 3
City Planner Nolan Wall explained that applicants, the owners of 754 and 750 Upper Colonial
Drive, were seeking to adjust the interior property boundary line to resolve an encroachment issue.
The request requires City approval before being recorded and also requires a variance from the
minimum lot standard.
The properties were platted as Lots 9 and 10 of the Cherry Hill Addition in 1960 and the existing
dwelling on Lot 9 encroaches onto Lot 10. In order to resolve the issue and allow the sale of Lot
9, both property owners have agreed to adjust the interior property boundary line as proposed on
the survey. Lot 9 currently does not meet the R-1 district’s required side yard setbacks or lot width
standards and would be brought into conformance as a result of the proposed adjustment. Based
on the height of the existing dwellings contiguous to both side yards, the required minimum
setback would be 10 feet on both parcels. Lot 10 will still meet those side yard setback standards.
As part of a separate application to be considered on its own merits, the City is then requesting a
lot split and variance to convey a portion of adjacent land to Lot 10, which would ultimately, if
approved, bring Lot 10 into conformance.
Planner Wall then reviewed the three standards of review for variance requests and how this
application meets those standards.
Planner Wall shared images of the parcels involved in this application.
Staff recommended approval of the lot line adjustment and variance requests based on the findings
of fact and with conditions.
Commissioners asked questions regarding the possibility of future encroachments if the adjacent
properties not in the application were to sell or change ownership.
Alan and Gloria Weinblatt, 754 Upper Colonial Drive were available to comment and answer
questions of the Commission.
Chair Field opened the public hearing.
Seeing no one coming forward wishing to speak, Chair Field asked for a motion to close the public
hearing.
COMMISSIONER ROSTON MOVED, SECONDED BY COMMISSIONER NOONAN, TO
CLOSE THE PUBLIC HEARING.
AYES: 5
NAYS: 0
ABSENT: 2 (Costello, Viksnins)
COMMISSIONER ROSTON MOVED, SECONDED BY COMMISSIONER NOONAN, TO
RECOMMEND APPROVAL OF PLANNING CASE 2015-40, LOT LINE ADJUSTMENT AND
VARIANCE BASED ON THE FOLLOWING FINDINGS OF FACT:
November 24, 2015 Mendota Heights Planning Commission Meeting Page 4
1.The proposed lot line adjustment and variance requests meet the purpose and intent of the
City Code and are consistent with the Comprehensive Plan.
2.The purpose of the requests are to resolve an existing encroachment over the interior
property boundary line.
3.In order to comply with the required minimum side yard setback standards based on the
existing conditions, the non-conforming lot width will be transferred from Lot 9 to Lot 10.
4.The existing conditions were not created by the current property owners and create a
practical difficulty in adjusting the interior property boundary line in compliance with the
lot width standard in order to address the non-conformities created by the encroachment.
5.Other alternatives to attain compliance that would require removal of portions of the
dwelling or acquisition of additional property not owned by the applicants are not practical.
6.Approval of the requests will have no visible impact on either property and will not
negatively impact the character of the neighborhood.
AND WITH THE CONDITION THAT THE APPROPRIATE DOCUMENTS ARE RECORDED
WITH DAKOTA COUNTY.
AYES: 5
NAYS: 0
ABSENT: 2 (Costello, Viksnins)
Chair Field advised the City Council would consider this application at its December 1, 2015
meeting.
PLANNING CASE #2015-41
City of Mendota Heights
Lot Split and Variances for portion of Wentworth Park
City Planner Nolan Wall explained that the City was seeking a lot split for a portion of property
within Wentworth Park and requires several variances from the R-1 district standards. He noted
that this is the property alluded to in Planning Case 2015-40.
The property owners at 750 Upper Colonial Drive have requested to acquire a 4,400-square foot
portion of city-owned property, immediately adjacent to their eastern property boundary line that
is currently part of Wentworth Park. The area in-question does include existing driveway,
landscaping, and fencing encroachments onto City property and ultimately, if approved, would be
combined and dissolved into that existing parcel after being purchased and recorded.
The dwelling was constructed in 1967 and, to the best of staff’s knowledge, the existing conditions
have been there for several decades. That portion of Wentworth Park was platted as Outlots A and
B of the Cherry Hill Addition Plat in 1960. It is separated from the main area of the park off of
Wentworth Avenue, includes an off-street connection to Upper Colonial Court, tennis courts, and
wetlands. However, the area in-question does not contain any public improvements.
Specific to the variances, the proposed lot split would temporarily create non-conformities with
the R-1 district’s minimum lot area, lot width, and driveway setback standards. Planner Wall then
November 24, 2015 Mendota Heights Planning Commission Meeting Page 5
reviewed the three standards of review for variance requests and how this application meets those
standards.
Planner Wall shared images of the parcels involved in this application.
Staff recommended approval of the lot split and variance requests based on the findings of fact
and with conditions.
Commissioners asked questions regarding if there would still be sufficient access into Wentworth
Park.
The City of Mendota Heights is the applicant in this request; however, Brian Nordin, owner of 750
Upper Colonial Drive, was present and offered further background information on the property.
Chair Field opened the public hearing.
Ira Kipp, 2273 Wagon Wheel Court, asked for clarification that this is a reduction of a city-owned
park and the sale of that land by the City to a private party. Planner Wall replied in the affirmative.
Mr. Kipp then asked if that had ever happened before in this City, to which Planner Wall was
unable to answer, as he did not have that information.
Chair Field asked for a motion to close the public hearing.
COMMISSIONER NOONAN MOVED, SECONDED BY COMMISSIONER MAGNUSON, TO
CLOSE THE PUBLIC HEARING.
AYES: 5
NAYS: 0
ABSENT: 2 (Costello, Viksnins)
COMMISSIONER HENNES MOVED, SECONDED BY COMMISSIONER NOONAN, TO
RECOMMEND APPROVAL OF PLANNING CASE 2015-41, LOT SPLIT AND VARIANCES
BASED ON THE FOLLOWING FINDINGS OF FACT:
1.The proposed subdivision request meets the purpose and intent of the City Code and is
consistent with the Comprehensive Plan.
2.The purpose of the requests are to formalize the existing conditions and address the non-
conformities created by the encroachments onto city-owned property.
3.The temporary non-conformities created as a result of the requests will be eliminated once
the property in-question is combined and dissolved by the private property owners.
4.The existing conditions were not created by the current private property owners and create
a practical difficulty in subdividing a reasonable amount of land in compliance with the
applicable Code requirements.
5.Approval of the requests will not negatively impact the park or the character of the
neighborhood.
AND WITH THE FOLLOWING CONDITIONS:
November 24, 2015 Mendota Heights Planning Commission Meeting Page 6
1.A purchase agreement is entered into between the City and the private property owner to
be approved by the City Council prior to the lot split being recorded by Dakota County.
2.Upon closing on the sale of the property in-question, the private property owner is required
to combine and dissolve the property into 750 Upper Colonial Drive.
3.All costs related to the sale and recording of the required documents are paid for by the
private property owner.
Commissioner Roston shared that reason for this request is that it appears to be correcting a mistake
that was made some 50 years ago. It would not necessarily be something he would be in favor of
to start disposing of City parkland to private property owners on a general basis. That would be a
mistake for the City if that were a policy. The reason the Commission can recommend approval of
this is because it appears to be correcting a mistake from a surveying error and it makes sense to
correct it in this particular unique circumstance.
Commissioner Roston moved to add a Finding of Fact #6 that “The granting of the lot split and
variance is reasonably necessary to correct a surveying error and is not intended to establish a
policy of selling City parkland.”
Commissioners Hennes and Noonan agreed to add this to their motion.
Brian Nordin, 750 Upper Colonial Court, stated that it was his understanding that the builders of
his property and the other properties down the line to the west mistook a mark for a curve in the
road as the property corner and built all of the homes based on that mistake. This led to all of the
houses being built further east than they should have been. So the land in-question has essentially
always been a part of his yard and never used as parkland. His intention in purchasing that land is
to bring his property back into conformance and to place a fence in the appropriate place.
Commissioner Noonan commented that, based on his understanding of the survey included in the
packet, the parkland and the subdivision were platted at the same time.
AYES: 5
NAYS: 0
ABSENT: 2 (Costello, Viksnins)
Chair Field advised the City Council would consider this application at its December 1, 2015
meeting.
PLANNING CASE #2015-42
Mark Gergen
Lot Split and Variance at 789 Ridge Place
City Planner Nolan Wall explained that the applicant, on behalf of the property owners, is
requesting to subdivide the parcel at 789 Ridge Place into two lots and requires a variance to
disturb slopes over 25%. The parcel is located on the corner of Wachtler Avenue and Ridge Place.
November 24, 2015 Mendota Heights Planning Commission Meeting Page 7
The subject parcel is 34,841 square feet and contains an existing single-family dwelling with an
attached garage accessing Wachtler Avenue. If the request were approved, the existing dwelling
would be demolished and two new single-family dwellings would be constructed on the lots. The
newly-created parcels would be 19,823 square feet and 15,018 square feet. Both would have over
100 feet of frontage at the 30-foot setback line and both would be compliant with applicable R-1
district standards.
According to the Code, due to the size and orientation of the newly-created parcels, front yard
setbacks would be limited to no more than 1/3 of the average lot depth, which compensates for the
deep lots and existing setbacks that are present on the adjacent parcels. This does influence the
potential building pad that would be located on Parcel A, the corner lot.
Based on the expansive front yard setbacks, staff recommended that Ridge Place be considered
Parcel A’s front yard with driveway access to be from either Wachtler Avenue or Ridge Place;
which would provide the maximum separation from the parcel to the north at 1940 Wachtler
Avenue.
Planner Wall continued by explaining that the Code requires that subdivisions be designed so that
no construction or grading would be conducted on slopes steeper than 25%. The subject parcel
does contain slopes in excess of 25% and those slopes would be disturbed by construction and
grading activities for the proposed dwellings and; therefore, requires a variance.
Staff believes that the intent of that standard was most likely to protect and preserve natural slopes
in the community from large-scale subdivision activities. However, it is something that still needs
to be addressed as part of this request. Planner Wall then reviewed the three standards of review
for variance requests and how this application meets those standards.
Planner Wall shared images of the parcels involved in this application.
Staff recommended approval of the lot split and variance request based on the findings of fact and
with conditions.
Mark Gergen, 1900 Oak Street, was present and available to answer questions or make comments
to the Commission.
Chair Field opened the public hearing.
Dave Boyum, 1940 Wachtler Avenue, commented on the character of the neighborhood; it is
mostly single-family, single-story dwellings, ramblers, and large lots. He expressed his concerns
about privacy from his property as he has a pool in the back yard. If they were to build 2-story
homes then he would lose privacy. He would prefer that the new dwellings face Ridge Place. He
also asked questions regarding demolition, potential damage to his place or other properties, and
if the value of his house would be impacted as a result of this request.
Planner Wall noted that there are a series conditions concerning the proposed request and while
there is currently no information on what style of home would be built, there are considerable
November 24, 2015 Mendota Heights Planning Commission Meeting Page 8
construction standards in the Code they would be held to. There is also a condition that the
applicant must submit a landscape plan as part of construction for those homes, which is intended
to mitigate impacts to surrounding properties.
John Steenberg, 804 Ridge Place, expressed his concerns that the City reserves enough land in
case they want to go in and correct a sight distance deficiency. As someone is coming down
Wachtler and making the 90-degree curve there, there are quite a few pine trees on the property
line and it is very difficult to see around that curve for cars coming. Mr. Steenberg is very
comfortable with the 53-foot setback from the property line, as recommended by staff. He also
wished to make sure that the City was aware – be it folklore or not – that it is believed that the
original builders of the house buried two funeral urns in the back yard. He believes their daughters
should be contacted to confirm or deny.
Chair Field asked for a motion to close the public hearing.
COMMISSIONER NOONAN MOVED, SECONDED BY COMMISSIONER HENNES, TO
CLOSE THE PUBLIC HEARING.
AYES: 5
NAYS: 0
ABSENT: 2 (Costello, Viksnins)
COMMISSIONER MAGNUSON MOVED, SECONDED BY COMMISSIONER ROSTON, TO
RECOMMEND APPROVAL OF PLANNING CASE 2015-42, LOT SPLIT AND VARIANCE
BASED ON THE FOLLOWING FINDINGS OF FACT:
1.The proposed subdivision request meets the purpose and intent of the City Code and is
consistent with the Comprehensive Plan.
2.Front yards for both proposed parcels oriented towards Ridge Place will maintain
consistent frontage compared to the dwellings to the east and across the street.
3.The impacted slopes over 25% appear to be man-made as part of construction of the
existing dwelling and associated landscaping.
4.The impacted slopes over 25% are less than the current 33% maximum industry-standard
for constructed slopes and do not span a large linear area.
AND WITH THE FOLLOWING CONDITIONS:
1.Parcel A shall front Ridge Place and be subject to the applicable setback standards.
2.A permit is obtained and the existing single family dwelling is demolished prior to the
subdivision being recorded by Dakota County.
3.Park dedication fee in the amount of $2,700, in lieu of land, is collected after City Council
approval and before being recorded by Dakota County or issuance of any additional permits
by the City.
4.Street reconstruction assessment fee in the amount of $3,900, as part of Project
9514/Improvement 96-3, is collected after City Council approval and before being
recorded by Dakota County or issuance of any additional permits by the City.
5.Connection charges for sanitary sewer and water main shall be paid prior to issuance of a
building permit.
November 24, 2015 Mendota Heights Planning Commission Meeting Page 9
6.The applicant shall dedicate the following drainage and utility easements on both parcels
to be denoted on the Certificate of Survey submitted to Dakota County: 10-foot wide along
the front property lines and 5-foot wide along the side and rear property lines.
7.The applicant shall submit landscape plans, subject to review and approval by the Planning
Department as part of any building permit application.
8.The applicant shall submit grading and utility plans and dimensioned site plans with
associated easements, subject to review and approval by the Engineering Department as
part of any building permit application.
9.All grading and construction activity will be in compliance with applicable federal, state,
and local regulations and codes, as well as in compliance with the City’s Land Disturbance
Guidance Document.
10.Future construction on the newly created parcels will be compliant with all applicable City
Code provisions.
AYES: 5
NAYS: 0
ABSENT: 2 (Costello, Viksnins)
Chair Field advised the City Council would consider this application at its December 1, 2015
meeting.
PLANNING CASE #2015-43
Michael Development
Comprehensive Plan Amendment at 2160 Sibley Memorial Highway
City Planner Nolan Wall explained that the applicant, on behalf of the property owner, is
requesting a Comprehensive Plan Amendment to re-guide the property at 2160 Sibley Memorial
Highway from Business to Residential use, which would be a higher density than the existing high
density residential designation in the City’s current Comprehensive Plan.
The proposed site is the former Larson’s Garden Center property, which is now vacant. It borders
to the north and to the east on the Augusta Shores Development, the Mendota Motel is directly to
the south, further south is a series of cul-de-sac streets that border Lemay Lake that contain single-
family residential dwellings. The property is zoned B-3 General Business, which is the same as
the motel property to the south, and is guided for business use in the 2030 Comprehensive Plan.
The surrounding properties are zoned and guided for single-family residential uses as well as
industrial uses to the west, across Highway 55.
The applicant is requesting the proposed amendment that would allow redevelopment of the site
to construct a 3-story, 64-unit multi-family residential apartment building at a density of
approximately 23 units per acre. At this point in time, the City is considering the change of land
use from a business use to a potential high-density residential use.
Redevelopment of the site as a commercial use is believed to be questionable due to the poor access
and visibility. A residential use would be in character with the surrounding uses, the motel, and
November 24, 2015 Mendota Heights Planning Commission Meeting Page 10
existing vegetation could then provide physical and visual buffer between those single-family
residential uses.
The applicant has indicated that the project would be privately-financed and construction would
proceed as soon as all approvals are in place in 2016. The building would have a mix of floor
plans and would include amenities such as underground parking, a community room, fitness area,
cedar business center, in-unit washer and dryer, and approximately 1.5 acres of green space.
The density proposed is higher than the City currently allows, which is 8.5 units/acre. If the City
desires designating land for a higher density residential use, staff presented two options for
discussion by the Planning Commission.
Option 1 – amend the existing high density residential maximum density amount for the land use
category already in place, which is High Density Residential at 8.5 units per acre, up to 25 units
per acre and then simply re-guide the current property.
Option 2 – create a new land-use designation tentatively being referred to as Urban Residential.
This would then allow for a designation of 25 units per acre and would, at this time, would just
include this property.
If the amendment were approved by the City Council, and ultimately by the Metropolitan Council,
the Code would need to be amended to accommodate the proposed development’s density.
Because of the lack of a detailed site plan, staff is unsure how it would fit in with the current R-3
zone – which allows for multi-family residential development. If the City moves forward with
approving the land use change, further review and consultation with the applicant is necessary to
determine the appropriate future approvals. At a minimum, the property would need to be rezoned,
which requires a public hearing and future public meetings where more information would be
available on how the site would be designed and how it relates to the Code requirements.
Planner Wall shared images of the parcels involved in this application.
Staff recommended approval of the Comprehensive Plan Amendment request based on the
findings of fact and with conditions.
Commissioners asked questions regarding the creation of the higher density residential category
in other surrounding communities, why the City’s high-density figure is so low, the upcoming
review of the Comprehensive Plan and what that entails and what the next steps would be if the
City passes this amendment request.
Mike Swenson, owner of Michael Development, and Link Wilson, project architect, came forward
to answer questions and make comments to the Commission about their intentions for this
property.
Chair Field opened the public hearing.
November 24, 2015 Mendota Heights Planning Commission Meeting Page 11
Tom Hanschen, 2158 Lemay Lake Drive, heard many things but nothing that addressed high-
density usage. Mendota Heights is a nice, small, quiet community and if it were to allow this type
of high-density residential it would lose its identity.
Kathryn Haight, 2090 Acacia Drive, commented that for fourteen years she has had to deal with
the eyesore of the Larson property. It has been brought to the attention of the City and some of
the Councilmembers the concerns of trees that block the view, vehicles that have been left on the
property, the deterioration of the property and was told that nothing could be done. They’ve also
brought the fighting that goes on at the motel forward. For her and her family this seems like a
golden opportunity to bring in something that would provide some real class to the area and would
be lovely to view. It would be very encouraging to see a nice development on that property. She
expressed her desire to see this request pass and continue on in the process.
Steve Treichel, 2174 Lemay Lake Drive, commented that rezoning the property is fine with him.
Something needs to be there rather than the old dilapidated Larson’s Garden Center. However, it
seems that this is linking a particular development to the rezoning of that property. There would
be 64 units in this high-density apartment and then there are 46 units in Augusta Shores. With the
way the apartment is to be constructed with the driveway coming out to Acacia Drive and with
very little leeway between Highway 13 would create a significant safety concern for people coming
into and leaving Augusta Shores and on Highway 13.
Gerry Reed, 2050 Acacia Drive, raised his concern about the lack of assurances that these high-
density luxury apartments staying that way.
Susan Kopher, 2162 Lemay Lake Drive, asked how the rezoning of this property to 25 units per
acre would affect the size of the building and how many floors there may be.
In response to various comments and concerns raised, Planner Wall reiterated that in terms of the
impacts moving forward there could potentially be code amendments necessary to the R-3 zoning
code requirements; there could be an entirely new zoning district that might have to be developed
or considered, all of which would have impacts as to what the height of the structure could be,
there are also height requirements dealing with the airport in this area, all of which would have to
be considered. At this point there is not enough information. Based on what the applicant has
proposed, a density of up to a maximum of 25 units per acre would allow them to construct a
3-story building potentially.
Chair Field asked for a motion to close the public hearing.
COMMISSIONER ROSTON MOVED, SECONDED BY COMMISSIONER NOONAN, TO
CLOSE THE PUBLIC HEARING.
AYES: 5
NAYS: 0
ABSENT: 2 (Costello, Viksnins)
November 24, 2015 Mendota Heights Planning Commission Meeting Page 12
Commissioner Noonan recommended the re-guiding of the property to allow multi-family
residential uses up to 25-units per acre. He would feel comfortable pursuing the second option –
creating a unique category called Urban Residential, largely because this is free-standing,
undeveloped site; whereas, the other two examples Mr. Wall identified are already developed and
would be subject to redevelopment if that is the case under High Density. But it may elicit the
discussion as part of the Comprehensive Plan review process.
COMMISSIONER NOONAN MOVED, SECONDED BY COMMISSIONER HENNES, TO
RECOMMEND APPROVAL OF PLANNING CASE 2015-43, COMPREHENSIVE PLAN
AMENDMENT TO RE-GUIDE TO 25-UNITS PER ACRE AS URBAN RESIDENTIAL
BASED ON THE FOLLOWING FINDINGS OF FACT:
1.Commercial development in this area, in compliance with the goals and policies of the
City’s 2030 Comprehensive Plan, may not be viable due to access and visibility constraints.
2.Residential land use would be in character with other surrounding properties and the
existing vegetation and adjacent commercial use can provide a physical and visual buffer
between the proposed high-density housing and nearby low-density residential housing.
3.The proposed increased density is consistent with surrounding suburban communities and
would allow for adequate open space as part of the proposed development.
4.The increased density provides for construction of a housing type that is lacking in the City
and would help to reach the forecasted population projections.
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 for the subject parcels
may remain in place.
Commissioner Roston expressed his belief that it seems to create a lot of busywork to create a new
district, and then create what he believes would be a new zoning district when the City is going to
be re-doing the Comprehensive Plan anyway. In concept, he very much likes the applicants’
concept and would support it but believes it is unnecessary to create a new comprehensive zoning
district.
Commissioners had further discussions regarding this application, the two option choices
presented by staff, the upcoming Comprehensive Plan Review, and the necessary timing
mentioned in condition #2.
AYES: 5
NAYS: 0
ABSENT: 2 (Costello, Viksnins)
Chair Field advised the City Council would consider this application at its December 15, 2015
meeting.
November 24, 2015 Mendota Heights Planning Commission Meeting Page 13
Verbal Review
Planner Wall gave the following verbal review:
PLANNING CASE #2015-38
Spectrum Sign Systems, on behalf of Robert Lindahl/Crosswind, LLC and Prime Therapeutics,
LLC, 1440 Northland Drive.
Variance Request
•Approved by the City Council as recommended by the Planning Commission
Announcements
Planner Wall expressed his appreciation to the members of the Planning Commission who
participated in the workshop with the City Council regarding the Industrial District
Redevelopment Plan. This will be brought forward for Council review at the December 15,
2015 meeting.
Per request by the Chair, Planner Wall reviewed the Comprehensive Plan Review timeline.
The December 22, 2015 Planning Commission meeting may be cancelled if no applications
are submitted by the November 30, 2015 deadline.
Public Works Director/City Engineer John Mazzitello noted that other than a few punch
list items that will be completed in the spring, the Victoria Road project has been completed
for the year.
Mr. Mazzitello also provided an update on the Mendota-Lebanon Hills Greenway
pedestrian grade-separated crossing. A recommendation to be made to the County Board
on December 1, 2015. County staff will be recommending the eastern alignment.
Adjournment
COMMISSIONER ROSTON MOVED, SECONDED BY COMMISSIONER NOONAN, TO
ADJOURN THE MEETING AT 8:53 P.M.
AYES: 5
NAYS: 0
ABSENT: 2 (Costello, Viksnins)
November 24, 2015 Mendota Heights Planning Commission Meeting Page 14