2016-02-23 Planning Comm Agenda Packet
CITY OF MENDOTA HEIGHTS
PLANNING COMMISSIONAGENDA
February 23, 2016–7:00 p.m.
Mendota Heights City Hall
1.Call to Order
2.Roll Call
3.Adopt Agenda
4.Approve January 26, 2016Planning Commission Minutes
5.Planning Commission Appointments
6.Election of Chair and Vice Chair
7.Public Hearings:
a.Case No. 2016-04: City of Mendota Heights. Proposed City Code
Amendments concerning Industrial Zoning District uses.
8.Verbal Review
9.Staff and Commission Announcements
10.Adjourn
Auxiliary aids for persons with disabilities are available upon request at least 120 hours
in advance. If a notice of less than 120 hours is received, the City of Mendota Heights
will make every attempt to provide the aids, however, this may not be possible on short
notice. Please contact City Hall at 651.452.1850 with requests.
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1 CITY OF MENDOTA HEIGHTS
2 DAKOTA COUNTY, MINNESOTA
3
4 PLANNING COMMISSON MINUTES
5 January 26, 2016
6
7 The regular meeting of the Mendota Heights Planning Commission was held on Tuesday, January
8 26, 2016 in the Council Chambers at City Hall, 1101 Victoria Curve at 7:00 P.M.
9
10 The following Commissioners were present: Chair Litton Field, Jr., Commissioners Howard
11 Roston, Michael Noonan, Doug Hennes, Mary Magnuson, Christine Costello and Ansis Viksnins.
12 Those absent: None. Others present were City Planner Nolan Wall and Public Works Director/City
13 Engineer John Mazzitello.
14
15 Approval of Agenda
16
17 The agenda was approved as submitted.
18
19 Approval of November 24, 2015 Minutes
20
21 COMMISSIONER VIKSNINS MOVED, SECONDED BY COMMISSIONER ROSTON TO
22 APPROVE THE MINUTES OF NOVEMBER 24, 2015, AS PRESENTED.
23
24 AYES: 7
25 NAYS: 0
26
27 Hearings
28
29 PLANNING CASE #2016-02
30 Sean Doyle, S.D. Companies, LLC., 755 Willow Lane
31 Lot Split and Wetlands Permit
32
33 City Planner Nolan Wall explained that the applicant, on behalf of the property owners, has
34 requested a lot split on the subject parcel at 755 Willow Lane as well as a wetlands permit for
35 construction activity within 100 feet of a wetland/water resource-related area.
36
37 Planner Wall shared an image of the lots’ location in the Bunker Hills Neighborhood; south of
38 Marie Avenue, west of Dodd Road, north of Highway 110. The subject parcel was approximately
39 one acre, contains an existing single-family dwelling, zoned R-1, and guided for low density
40 residential in the Comprehensive Plan. Marie Creek runs through the northwest corner of the lot.
41
42 The applicant intends to demolish the existing home and then construct two new single-family
43 homes on the newly-created lots. This subdivision would create two lots, both of which are in
44 excess of the 15,000 square foot minimum lot size requirement in the R-1 District. Parcel A would
45 be 23,296 square feet and Parcel B would be 19,702 square feet. Both parcels would have over
46 100 feet of frontage at the 30-foot setback line and are consistent with the Comprehensive Plan.
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47 As part of the building permit process, the required setbacks for the new dwellings, as well as
48 compliance with the first floor elevation requirement, will be verified at that time.
49
50 Planner Wall shared an image showing the grading plan that was submitted with the 100-foot
51 buffer line for the wetlands permit. This line does encompass portions of both proposed parcels
52 and, based on the proposed building pads, construction of the new dwellings will require grading
53 within that buffer area requiring the wetlands permit. Slopes greater than 25% and the 25-foot non-
54 disturb buffer area requirements are being adhered to. According to the applicant, no vegetation
55 will be removed within the 100-foot buffer area. Based on the preliminary review of the proposed
56 development, staff does not feel that there are any negative impacts to the creek.
57
58 Staff recommended approval of this request.
59
60 Commissioners asked questions regarding the location of the existing dwelling and the footprint
61 of the proposed dwellings, proposed setbacks, teardowns, first floor elevation requirements, and
62 conditions of the request. Planner Wall then reviewed the proposed conditions of approval.
63
64 Mr. Sean Doyle of S.D. Companies, LLC., 700 Apache Lane, was asked to come forward and
65 address the Commission. He indicated that recording the lot split and demolition of the existing
66 dwelling would occur immediately upon approval and that construction on Parcel B (the easterly
67 lot) would likely follow relatively soon.
68
69 Chair Field opened the public hearing.
70
71 Seeing no one coming forward wishing to speak, Chair Field asked for a motion to close the public
72 hearing.
73
74 COMMISSIONER VIKSNINS MOVED, SECONDED BY COMMISSIONER NOONAN, TO
75 CLOSE THE PUBLIC HEARING.
76
77 AYES: 7
78 NAYS: 0
79
80 COMMISSIONER VIKSNINS MOVED, SECONDED BY COMMISSIONER HENNES, TO
81 RECOMMEND APPROVAL OF PLANNING CASE 2016-02, LOT SPLIT AND WETLANDS
82 PERMIT BASED ON THE FOLLOWING FINDINGS OF FACT:
83 1.The proposed subdivision meets the purpose and intent of the City Code and is consistent
84 with the Comprehensive Plan.
85 2.The proposed development meets the purpose and intent of the Wetlands Systems Chapter
86 of the City Code, will not negatively impact the neighborhood’s existing drainage system,
87 and no grading or vegetation removal will occur within the required 25-foot non-disturb
88 buffer area.
89 3.Adequate erosion control measures will be observed during construction.
90 AND WITH THE FOLLOWING CONDITIONS:
91 1.The existing single family dwelling is demolished prior to the subdivision being recorded
92 by Dakota County.
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93 2.Park dedication fee in the amount of $4,000, in lieu of land, is collected after City Council
94 approval and before being recorded by Dakota County or issuance of any additional permits
95 by the City.
96 3.Street reconstruction assessment fee in the amount of $3,900, as part of Bunker Hills Street
97 Reconstruction 95-14/Improvement 96-3, is collected after City Council approval and
98 before being recorded by Dakota County or issuance of any additional permits by the City.
99 4.The applicant shall dedicate drainage and utility easements across the entire 25-foot non-
100 disturb buffer area from the edge of Marie Creek on both proposed parcel, to be denoted
101 on the Certificate of Survey submitted to Dakota County.
102 5.Connection charges for sanitary sewer and water main shall be paid prior to issuance of a
103 building permit.
104 6.The applicant shall submit grading and utility plans and a dimensioned site plan with
105 associated easements, subject to review and approval by the Engineering Department as
106 part of any building permit application.
107 7.No disturbance, besides installation of erosion control measures during construction, shall
108 occur within 25 feet of the edge of Marie Creek or on slopes greater than 25%.
109 8.All grading and construction activity will be in compliance with applicable federal, state,
110 and local regulations and codes, as well as in compliance with the City’s Land Disturbance
111 Guidance Document.
112 9.Future construction on the newly-created parcels will be compliant with all applicable City
113 Code provisions.
114 10.The applicant shall begin the work authorized by the wetlands permit within ninety (90)
115 days and be completed within twelve (12) months from the date of approval, unless an
116 administrative extension is granted prior to the permit’s expiration.
117
118 AYES: 7
119 NAYS: 0
120
121 Chair Field advised the City Council would consider this application at its February 2, 2016
122 meeting.
123
124 PLANNING CASE #2016-03
125 City of Mendota Heights
126 Proposed City Code Amendments concerning subdivision regulations
127
128 City Planner Nolan Wall explained that the City of Mendota Heights is considering amendments
129 to various sections of Title 11 of the City Code concerning subdivision regulations. Staff had
130 identified several issues with the existing regulations; the bulk of which were adopted in 1991 and
131 there were subsequent amendments in 2003 and in 2009. The proposed amendments included in
132 the draft ordinance include administrative and regulatory modifications.
133
134 Staff reviewed past subdivision requests, platting guidance manuals, and consulted with the
135 Dakota County Surveying Department in order to update certain sections and then to identify those
136 issues that needed to be addressed within the draft ordinance.
137
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138 Planner Wall briefly summarized each section and fielded questions from the Commission.
139 Commissioners also made suggestions for clarification within the draft ordinance.
140
141 COMMISSIONER VIKSNINS MOVED, SECONDED BY COMMISSIONER NOONAN, TO
142 RECOMMEND APPROVAL OF PLANNING CASE 2016-03, DRAFT ORDINANCE 490, AN
143 ORDINANCE AMENDING TITLE 11, CHAPTERS 1, 2, 3 AND 6 OF THE CITY CODE OF
144 THE CITY OF MENDOTA HEIGHTS, MINNESOTA, DAKOTA COUNTY, CONCERNING
145 SUBDIVISION REGULATIONS AS AMENDED BY THE COMMISSION.
146
147 AYES: 7
148 NAYS: 0
149
150 Chair Field advised the City Council would consider this application at its February 2, 2016
151 meeting.
152
153 Commissioner Roston left the meeting at 8:00 p.m. for a previous appointment. He shared his
154 concerns related to Planning Case 2016-04 with Commissioner Noonan.
155
156 PLANNING CASE #2016-04
157 City of Mendota Heights
158 Proposed City Code Amendments concerning Industrial Zoning District uses
159
160 City Planner Nolan Wall explained that the City of Mendota Heights is considering amendments
161 to various sections of Title 12, Chapter 1, Article G of the City Code concerning uses in the
162 Industrial Zoning District. The City recently finalized the Industrial District Redevelopment Plan
163 and is proceeding with implementing several of the recommendations included in the plan. The
164 recommendations were developed as a result of surveying property owners and managers, tenants,
165 and brokers; a market analysis completed by a commercial real estate firm; Planning
166 Commission/City Council joint workshop; and then the City Council was presented this
167 information and had several discussions regarding the implementation strategy. More specifically,
168 at the January 4 City Council workshop staff received direction to proceed with the process to
169 consider revisions to the uses that are allowed in the Industrial District.
170
171 Planner Wall then gave a definition of the following terms: Permitted Uses, Conditional Uses,
172 Interim Uses, and Accessory Uses.
173
174 After lengthy discussion regarding the list of permitted uses, the Commission requested that staff
175 bring back examples of what surrounding communities have on their list of permitted uses.
176
177 Planner Wall briefly summarized each section, fielded questions from the Commission;
178 discussions occurred and suggestions made.
179
180 COMMISSIONER VIKSNINS MOVED, SECONDED BY COMMISSIONER NOONAN, TO
181 KEEP THE PUBLIC HEARING OPEN AND TO TABLE ORDINANCE NO. 491 AN
182 ORDINANCE AMENDING TITLE 12, CHAPTER 1, ARTICLE G OF THE CITY CODE OF
183 THE CITY OF MENDOTA HEIGHTS, MINNESOTA, DAKOTA COUNTY, CONCERNING
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184 USES IN THE INDUSTRIAL DISTRICT UNTIL THE FEBRUARY 23, 2016 PLANNING
185 COMMISSION MEETING.
186
187 AYES: 6
188 NAYS: 0
189 ABSENT: 1 (Roston)
190
191 2016 Commission Meeting Calendar
192
193 Planner Wall shared the 2016 meeting calendar for review by the Commission. All dates are the
194 4th Tuesday of the month with the normal 7:00 P.M. start time. The Commission agreed upon the
195 regular meeting dates as presented:
196
197 January 26 July 26
198 February 23 August 23
199 March 22 September 27
200 April 26 October 25
201 May 24 November 22 (Thanksgiving week)
202 June 28 December 27 (Hanukkah begins 12/25)
203
204 2015 Planning Department Summary
205
206 In cooperation with other city departments, the Planning Commission, and the Consulting
207 Planner, the Planning Department accomplished the following tasks in 2015:
208
209 1.Reviewed 23 building permits for construction of new homes, including:
210 11 single-family homes
211 12 twin-homes (Summit and Lemay Shores developments)
212
213 2.Processed 43 applications (some with multiple requests), including:
214 5 Conditional Use Permits
215 14 Variances
216 6 Lot Splits
217 8 Wetlands Permits (2 administrative)
218 9 Code Amendments (see #3)
219 2 Plats
220 6 Critical Area Permits
221 1 Comprehensive Plan Amendment
222 1 Lot Line Adjustment
223 1 Interim Use Permit
224 1 Appeal
225
226 3.Considered amendments to various sections of the City Code, including:
227 After-the-fact permit fees
228 Peddlers/food trucks
229 Wireless antenna upgrades
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230 Trade school definition
231 Interim uses
232 Video/electronic display scoreboards
233 Off-leash dog area
234 Alternative energy systems
235 Single-family residential standards
236
237 4.Processed code enforcement complaints for 43 properties.
238
239 5.Planned the annual Spring Clean-Up Event, including:
240 362 participants
241 18,000 lbs. shredded paper (approx.)
242 8,280 lbs. of electronics
243 56 mattresses/box springs
244 9,560 lbs. scrap metal
245
246 Verbal Review
247
248 Planner Wall gave the following verbal review:
249
250 PLANNING CASE #2015-39
251 Boyd Ratchye and Susan Light, 2270 Wagon Wheel Court
252 Preliminary and Final Plat
253•Approved by the City Council as recommended by the Planning Commission
254
255 PLANNING CASE #2015-40
256 Alan and Gloria Weinblatt /Brian and Jamie Nordin, 754 and 750 Upper Colonial Drive
257 Lot Line Adjustment
258•Approved by the City Council as recommended by the Planning Commission
259
260 PLANNING CASE #2015-41
261 City of Mendota Heights, Portion of Wentworth Park
262 Lot Split and Variance
263•Approved by the City Council as recommended by the Planning Commission
264
265 PLANNING CASE #2015-42
266 Mark Gergen, 789 Ridge Place
267 Lot Split and Variance
268•Approved by the City Council as recommended by the Planning Commission
269
270 PLANNING CASE #2015-43
271 Michael Development, 2160 Sibley Memorial Highway
272 Comprehensive Plan Amendment
273•Following the public hearing and Planning Commission recommendation, this application
274 was withdrawn and did not proceed to the City Council
275
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276 Staff and Commission Announcements
277
278 Highway 13 re-opened on Monday, January 25, 2016. Additional work is yet to be
279 completed which will cause the highway to close again later this summer, for
280 approximately 3 – 4 weeks.
281 City staff participated, along with Friendly Hills Middle School, in sending three teams to
282 the Regional Future Cities Competition that was held at Dunwoody Institute on Saturday,
283 January 23, 2016. One of three teams won an award and will be at the City Council meeting
284 on March 3, 2016.
285
286 In recognition of Commissioner Viksnins’ final meeting, Chair Field expressed his appreciation
287 for his nine years of service on the Planning Commission.
288
289 Commissioner Viksnins stated that the one thing he has learned through his experience is how
290 much the people on the Commission, as well as the city staff and planners, really care about the
291 matters that come before them. They take their jobs very seriously, they read the materials, they
292 go out to the sites, they think about the issues, staff reports are well done, and the outside consultant
293 reports are well done. He stated it was a wonderful experience and wished the Commission well
294 on their future activities.
295
296 Adjournment
297
298 COMMISSIONER VIKSNINS MOVED, SECONDED BY COMMISSIONER NOONAN, TO
299 ADJOURN THE MEETING AT 8:42 P.M.
300
301 AYES: 6
302 NAYS: 0
303 ABSENT: 1 (Roston)
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Request for Planning CommissionAction
MEETING DATE:February 23, 2016
TO: Planning Commission
FROM: Nolan Wall, AICP
Planner
SUBJECT:Planning Commission Appointments &Chair/Vice Chair Elections
COMMENT:
Introduction
Each year at the February Planning Commission meeting, reappointmentsand new members are recognized
and elections are held for theChair and Vice Chair positions.
Background
At the January 5City Council meeting, Commissioners Litton Field, Jr. and Christine Costellowere
reappointed to new terms on the Planning Commission. In addition,Brian Petschelwas appointed to the
vacant seat. Thank you to Litton and Christinefor continuing to serve the City and welcome aboard Brian.
Title 2-1-3 of the City Code requires election of a planning commission chairperson and vice chairperson
at the February meeting each year. The termof both officers will last one year and becomeeffective at the
March meeting.
Also attached is the entire Code section regarding the planning commission for your reference.
Recommendation
Staff recommends the Planning Commission take action to elect a chairperson and vice chairperson.
Action Required
This matter requires a simple majority vote.
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Chapter 1
PLANNING COMMISSION
2-1-1: COMMISSION ESTABLISHED:
The planning commission for the city is hereby established. (1981 Code 108 § 1)
2-1-2: COMPOSITION; APPOINTMENT; TERMS OF OFFICE:
The planning commission shall consist of seven (7) residents of the city, appointed by the
mayor with the consent of the majority of the members of the city council. The members
shall serve terms of three (3) years. The terms shall be staggered so that terms of two (2)
members shall expire each year. No member shall be appointed to more than three (3)
consecutive full terms. A member appointed to fill an unexpired term on the commission may
be appointed to serve three (3) consecutive terms after completing the unexpired term, but
in no case shall the individual serve more than eleven (11) consecutive years. The term
limits imposed in this section apply to service on the planning commission and shall not be
deemed to restrict an individual from being appointed to a different city commission after
completing three (3) or fewer consecutive terms on the planning commission. Council may,
in its discretion, appoint an individual who has already completed three (3) terms on the
commission, but in no case shall the appointment be effective until twelve (12) months after
that individual has completed his/her third term. (Ord. 428, 3-16-2010)
2-1-3: OFFICERS:
At the organizational meeting of the planning commission held in February of each year, the
planning commission shall elect a chairperson and a vice chairperson from among its
members. The terms of such officers shall be for a period of one year. (1981 Code 108 § 2;
amd. 2003 Code)
2-1-4: VACANCIES IN OFFICE:
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A. Causes Of Vacancy: Any of the following may cause the office of a member to become
vacated:
1. Death;
2. Disability or failure to serve, as shown by failure to attend four (4) regularly scheduled
meetings in any one calendar year;
3. Removal of residence from the city;
4. Resignation in writing; or (1981 Code 108 § 6)
5. Behavior deemed inappropriate by the city council. (Ord. 428, 3-16-2010)
B. Filling Vacancies: Vacancies shall be filled as soon as possible for the unexpired portion
of the term by the mayor with the consent of the majority of the members of the city
council. (1981 Code 108 § 6)
2-1-5: MEETINGS; PROCEDURES; RECORDS:
The commission shall hold at least one meeting each month at a time regularly established
and approved by the city council and shall hold such special meetings as may be necessary
for the conduct of its business. The commission shall adopt rules for the transaction of
business and shall keep a record of its resolutions, transactions and findings, which record
shall be maintained as a public record. The commission shall submit to the city council a true
and correct copy of all of its minutes, recommendations and other reports. (1981 Code 108
§ 4)
2-1-6: POWERS AND DUTIES:
The planning commission shall make studies, investigations and recommendations to the
council regarding matters affecting general matters of planning including zoning,
transportation, platting, and public improvements and such other related matters as may be
assigned to it by the city council. The planning commission shall, if requested by the city
council, adopt a comprehensive municipal plan for future developments and land use, and
may, with consent of the council, prepare a capital improvements program for the purpose of
determining priorities and apportioning the costs of scheduled public improvements. The
commission shall, in performing the aforementioned responsibilities, exhibit the initiative in
formulating plans which will be responsive to the anticipated needs and objectives of the
city. (1981 Code 108 § 3)
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2-1-7: COMPENSATION:
The members of the planning commission shall be paid a stipend for each meeting they
attend. The stipend amount is set by the city council. (Ord. 428, 3-16-2010)
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Request for Planning Commission Action
MEETING DATE: February 23, 2016
TO: Planning Commission
FROM:Nolan Wall, AICP
Planner
SUBJECT: Ordinance 491 Concerning Proposed Code Amendments for Industrial District
Uses
COMMENT:
Introduction
The City is considering amendments to Title 12, Chapter 1, Articles B and G of the City Code concerning
definitions and uses in the Industrial Zoning District.
Background
DRAFT Ordinance 491 was reviewed and discussed by the Planning Commission at the January meeting.
As a result of the Commission’s comments, staff has revised the proposed amendments for continued
review and discussion.
Discussion
The City is using its legislative authority when considering action on a code amendment request and has
broad discretion; the only limitations are that actions must be constitutional, rational, and in some way
related to protecting the health, safety and general welfare of the public.
Recommendation
Staff recommends the Planning Commission discuss the proposed code amendment concerning certain uses
in the Industrial District and make a recommendation to the City Council.
Action Required
This matter requires a simple majority vote.
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MEETING DATE: February 23, 2016
TO:Planning Commission
FROM: Nolan Wall, AICP
Planner
SUBJECT: Planning Case 2016-04
Proposed Code Amendments – Industrial District Uses
APPLICANT: City of Mendota Heights
PROPERTY ADDRESS: N/A
ZONING/GUIDED: N/A
ACTION DEADLINE: N/A
DESCRIPTION OF THE REQUEST
The City is considering amendments to Title 12, Chapter 1, Article G of the City Code concerning uses in
the Industrial Zoning District.
BACKGROUND
DRAFT Ordinance 491 was reviewed and discussed by the Planning Commission at the January meeting.
As a result of the Commission’s comments, staff has revised the proposed amendments for continued
review and discussion.
ANALYSIS
The City is using its legislative authority when considering action on a code amendment request and has
broad discretion; the only limitations are that actions must be constitutional, rational, and in some way
related to protecting the health, safety and general welfare of the public.
Based on the discussion at last month’s meeting, staff is proposing two options for review and discussion
by the Planning Commission. A summary of the proposed amendments contained in DRAFT Ordinance
491 includes the following:
OPTION 1
Section 1
Title 12-1G-1-A contains permitted uses under the following guidelines:
Within any I industrial district, no structure or land shall be used except for the conducting of a process,
fabrication, storage, manufacturing or wholesaling of one or more of the following uses…
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1.Revise the existing “auto repair” use to include both major and minor uses, under the following
existing definitions:
AUTOMOBILE REPAIR, MAJOR: General repair, rebuilding or reconditioning of engines,
motor vehicles or trailers, including bodywork, framework, and major painting service.
AUTOMOBILE REPAIR, MINOR: The replacement of any part or repair of any part which
does not require the removal of the engine head or pan, engine, transmission or differential;
incidental body and fender work, minor painting and upholstering service when said service
above stated is applied to passenger automobiles and trucks not in excess of a three-quarter
3
(/) ton rating.
4
Based on the existing definitions, it is likely that any “major automobile repair” use would also be
completing “minor repairs.”
2.Reclassify the following manufacturing uses from “permitted” to “conditional”:
Batteries
Laundries
Metal polishing and plating
Paper products from previously processed paper
Rubber and synthetic rubber products
Sheet metal work, ornamental iron, welding, and stamping
Section 2
Title 12-1G-1-B contains permitted “nonmanufacturing” uses.
1.Add “municipal buildings and structures” to include the existing public works garage.
2.Eliminate “trade schools” and incorporate the existing trade school definition into the use category
in order to recognize all post-secondary education options without using the outdated term.
3.Add “distribution” to the existing “warehousing” use, in order to recognize that the uses are often
co-dependent on each other.
Section 3
Title 12-1G-2 contains conditional uses.
1.Add the uses reclassified from permitted uses in Section 1.
2.Eliminate the following uses:
Adult daycare
Athletics, participative
Trade schools, colleges, and universities with accessory housing for the students of the
school only
3.Add “Commercial recreation, when conducted within a completely enclosed building” as a
conditional use.
The intent is to allow for additional uses that may be able to utilize existing vacant warehouse space
and repurpose the building to meet their needs. There has been interest in trampoline and
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gymnastics uses in the past within the Industrial District. Section 5 includes a proposed revised
definition to specify qualifying uses.
4.Revise “massage therapy” use to eliminate the reference to “trade school,” which is proposed to be
eliminated from the Code.
5.Add “motor fuel station convenience stores” to the existing use category.
Currently, the Code contains separate definitions for “motor fuel convenience store” and “motor
fuel station.”
MOTOR FUEL CONVENIENCE STORE: A store operated in conjunction with a motor fuel station
or truck stop for the purpose of offering for sale goods not essential for the operation of motor
vehicles.
MOTOR FUEL STATION: A retail place of business engaged primarily in the sale of motor fuels,
but also may be engaged in supplying goods and services generally required in the operation and
maintenance of motor vehicles. These may include the sale of petroleum products and the sale and
servicing of tires, batteries, automotive accessories, replacement items, lubrication services, and
the performance of minor automotive maintenance and repair.
Both uses are allowed as conditional uses in the B-2 and B-3 zones, however only “motor fuel
stations” are allowed by in the B-4 and Industrial zones. Based on feedback from the surveys
completed as part of the Redevelopment Plan, the area needs additional support services for the
existing workforce. By not allowing for a convenience store option, a stand-along motor fuel
station does not address the demonstrated need for additional services.
Section 4
Title 12-1G-3 contains accessory uses.
1.Eliminate the following uses:
Guesthouses owned and operated in conjunction with a permitted or principal use
Residential structures and related residential uses necessary for security and safety reasons
in relation to a principal use.
Section 5
Title 12-1B-2 contains definitions.
1.Eliminate “trade school” definition.
As in Section 2, the existing definition would essentially be included within the applicable
permitted use category.
2.Revise the existing “commercial recreation” definition to limit certain uses allowed by conditional
use permit.
OPTION 2
Upon recommendation by the Commission, staff reviewed sample ordinances from surrounding suburban
communities to determine additional options for classifying industrial district uses. The Industrial District
in Mendota Heights is unique when compared to other communities due to its diversity of allowed uses and
no differentiation between heavy and light industrial uses.
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Section 1
Title 12-1G-1-A contains permitted uses. The existing list of permitted manufacturing uses is outdated and
could be simplified to accomplish a similar intent.
1.Eliminate the existing list of permitted manufacturing uses.
2.Add “manufacturing, when conducted within a completely enclosed building.”
Title 12-1B-2 defines “manufacturing” as follows:
MANUFACTURING: All uses which include the compounding, processing, packaging, treatment,
or assembly of products and materials, provided such use will not generate objectionable
influences that extend beyond the lot on which the use is located.
As written, a proposed use that has “objectionable influences” on surrounding properties is not
permitted.
3.Reclassify “automobile repair, major or minor, when conducted completely within an enclosed
building” as a permitted use.
4.Reclassify “bus terminals and maintenance garages” as a permitted use.
5.Add “municipal buildings and structures” to address the existing public works garage.
6.Eliminate “trade schools” and incorporate the existing trade school definition into the use category
in order to recognize all post-secondary education options without using the outdated term.
7.Add “distribution” to the existing “warehousing” use, in order to recognize that the uses are often
co-dependent on each other.
8.Eliminate “water softening units,” since it is covered under the proposed “manufacturing” use.
9.Move the following permitted nonmanufacturing uses in to new permitted use section:
Business and professional offices.
Landscaping and building design and construction.
Railroad spurs and sidings.
Scientific research, investigation, testing and experimentation, including laboratories.
Section 2
1.Eliminate 12-1G-1-B, as it is incorporated into 12-1G-1-A above.
Section 3 (see Option 1, Section 3 for rationale)
Title 12-1G-2 contains conditional uses.
1.Eliminate the following uses:
Adult daycare
Athletics, participative
Trade schools, colleges, and universities with accessory housing for the students of the
school only
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2.Add “Commercial recreation, when conducted within a completely enclosed building” as a
conditional use.
3.Revise “massage therapy” use to eliminate the reference to “trade school,” which is proposed to be
eliminated from the Code.
4.Add “motor fuel station convenience stores” to the existing use category.
Section 4 (same as Option 1, Section 4)
Title 12-1G-3 contains accessory uses.
1.Eliminate the following uses:
Guesthouses owned and operated in conjunction with a permitted or principal use
Residential structures and related residential uses necessary for security and safety reasons
in relation to a principal use.
Section 5 (same as Option 1, Section 5)
Title 12-1B-2 contains definitions.
1.Eliminate “trade school” definition.
2.Revise the existing “commercial recreation” definition to limit certain uses allowed by conditional
use permit.
Section 6
As proposed, most manufacturing uses would still be allowed under the permitted use category, as long as
they are compliant with the existing definition. Therefore, staff recommends that the Industrial District be
amended to include “prohibited uses.” The proposed list came from reviewing example ordinances, but
can certainly be expanded.
ALTERNATIVES
Following the public hearing and further discussion, the Planning Commission may consider the following
actions:
1.Recommend approval of DRAFT Ordinance 491, as presented or as amended by the Commission.
OR
2.Recommend denial of DRAFT Ordinance 491.
OR
3.Table the request, pending additional information and revisions from staff.
STAFF RECOMMENDATION
Staff recommends the Planning Commission discuss the proposed code amendment concerning certain uses
in the Industrial District. If acceptable to the Commission, action can be taken at this month’s meeting.
Staff would propose to bring back any substantial revisions for review and further discussion at a future
meeting prior to making a recommendation to the City Council.
2/23/16 Planning Commission Packet - Page 18
MATERIALS INCLUDED FOR REVIEW
1.DRAFT Ordinance 491 (2 options)
2.City Code Title 12, Chapter 1, Article G – Industrial District
3.Industrial District Use Table
4.Planning application, including supporting materials
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1 CITY OF MENDOTA HEIGHTS
2 DAKOTA COUNTY, MINNESOTA
3 ORDINANCE NO. 491
4
5 OPTION 1
6
7 AN ORDINANCE AMENDING TITLE 12, CHAPTER 1, ARTICLESB AND G OF THE CITY
8 CODE OF THE CITY OF MENDOTA HEIGHTS, MINNESOTA, DAKOTA COUNTY,
9 CONCERNING DEFINTIONS AND USES IN THE INDUSTRIAL DISTRICT
10
11
12 The City Council of the City of Mendota Heights, Minnesota, does hereby ordain:
13
14 Section 1.
15
16 Title 12-1G-1-A is hereby amended as follows:
17
18 Within any I industrial district, no structure or land shall be used except for the conducting of a process,
19 fabrication, storage, manufacturing or wholesaling of one or more of the following uses:
20
21 Automobile repair, major or minor, painting, upholstering, tire recapping and major repair when
22 conducted within a completely enclosed building.
23
24 Batteries.
25
26 Laundries.
27
28 Metal polishing and plating.
29
30 Paper products from previously processed paper.
31
32 Rubber and synthetic rubber products.
33
34 Sheet metal work, ornamental iron, welding, and stamping.
35
36 Section 2.
37
38 Title 12-1G-1-B is hereby amended as follows:
39
40 The following nonmanufacturing uses:
41
42 Municipal buildings and structures.
43
44 Trade schools and cColleges, or universities, or post-secondary, skill-based educational institutions which
45 offer programs that issue certificates, degrees, or certified training to full and/or part-time students.
46 without accessory housing.
47
48 Warehousing and distribution.
49
50 Section32.
51
52 Title 12-1G-2 is hereby amended as follows:
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53
54 Within the I industrial district, no structure or land shall be used for the following uses except by
55 conditional use permit:
56
57 A.Conducting of a process, fabrication, storage, manufacturing or wholesaling of one or more of the
58 following uses:
59
60 Batteries.
61
62 Laundries.
63
64 Metal polishing and plating.
65
66 Paper products from previously processed paper.
67
68 Rubber and synthetic rubber products.
69
70 Sheet metal work, ornamental iron, welding, and stamping.
71
72 B.The following non-manufacturing uses:
73
74 Adult daycare, provided that the proposed facility meets the following conditions:
75 A. Clients are brought to the site primarily through the use of group transportation, such as vans
76 or buses.
77 B. A separate exterior entrance is available to the facility for clients and staff.
78 C. The facility will require parking space at a rate no greater than that of an office tenant for staff,
79 clients, and visitors.
80 D. If located in a multi-tenant building, the daycare facility is found to be compatible with the
81 other uses that are allowed on the property under the applicable zoning regulations.
82 E. Outdoor activities on or around the property in question, if part of the program, are accessible
83 via adequate pedestrian facilities such as sidewalks or trails.
84 F. The daycare facility is properly licensed by the state of Minnesota under applicable statutory
85 requirements for clients ages eighteen (18) and over.
86
87 Athletics, participative.
88
89 Commercial recreation, when conducted within a completely enclosed building.
90
91 Massage therapy services to the general public for purposes of a teaching program accredited by the
92 National Certification Board For Therapeutic Massage And Bodywork and the Accrediting Commission
93 Of Career Schools And Colleges Of Technology as an accessory use to trade schools, colleges, and
94 universities, and permitted post-secondary institutions in which no fee is charged for the services.
95
96 Motor fuel stations and motor fuel station convenience stores subject to the requirements of section 12-
97 1D-13-3 of this chapter.
98
99 Trade schools, colleges, and universities with accessory housing for the students of the school only.
100
101 Section43.
102
103 Title 12-1G-3 is hereby amended as follows:
104
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105 Within the I district, the following uses shall be permitted accessory uses:
106
107 Guesthouses owned and operated in conjunction with a permitted or principal use.
108
109 Residential structures and related residential uses necessary for security and safety reasons in relation to a
110 principal use.
111
112 Section54.
113 Title 12-1B-2 is hereby amended as follows:
114
115 TRADE SCHOOL: A postsecondary, skill based educational institution which offers programs that issue
116 certificates, degrees, or certified training to full and/or part time students such as those in technical,
117 mechanical, services and computing fields.
118
119 RECREATION, COMMERCIAL: Recreational instruction uses, including Bowling alley, cart track,
120 jump/trampoline center, golf range/simulator, fitness center, pool hall, vehicle racing or amusement,
121 dance hall, skating, tavern, theater, firearms range, recreational instruction (such as martial arts schools,
122 dance schools,etc.)and similar uses.
123
124 Section 6.
125
126 This Ordinance shall be in effect from and after the date of its passage and publication.
127
128 Adopted and ordained into an Ordinance this XXX day of Month, 2016.
129
130 CITY COUNCIL
131 CITY OF MENDOTA HEIGHTS
132
133
134
135 Sandra Krebsbach, Mayor
136 ATTEST
137
138
139___________________________
140 Lorri Smith, City Clerk
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1 CITY OF MENDOTA HEIGHTS
2 DAKOTA COUNTY, MINNESOTA
3 ORDINANCE NO. 491
4
5 OPTION 2
6
7 AN ORDINANCE AMENDING TITLE 12, CHAPTER 1, ARTICLES B AND G OF THE CITY
8 CODE OF THE CITY OF MENDOTA HEIGHTS, MINNESOTA, DAKOTA COUNTY,
9 CONCERNING DEFINITIONS AND USES IN THE INDUSTRIAL DISTRICT
10
11
12 The City Council of the City of Mendota Heights, Minnesota, does hereby ordain:
13
14 Section 1.
15
16 Title 12-1G-1-A is hereby amended as follows:
17
18 Within any I industrial district, no structure or land shall be used except for the conducting of a process,
19 fabrication, storage, manufacturing or wholesaling of one or more of the following uses:
20
21 Aeronautic and automotive testing equipment.
22 Apparel.
23 Appliances.
24 Artificial limbs.
25 Automobile painting, upholstering, tire recapping and major repair when conducted within a completely
26 enclosed building.
27 Bakery goods.
28 Batteries.
29 Boats.
30 Bus terminals and maintenance garage.
31 Cabinet shops.
32 Camera and photographic supplies.
33 Canvas products.
34 Ceramic products using kilns fired only by electricity or gas.
35 Cigarettes and tobacco products.
36 Clocks, watches and jewelry.
37 Cork and cork products.
38 Drugs, cosmetics, pharmaceuticals and toiletries.
39 Electric motors, generators, transformers and other electric components.
40 Electronic products.
41 Engraving and printing.
42 Furniture.
43 Heating, washing, cooling, drying, cleaning appliances.
44 Ice, cold storage plants, bottling works.
45 Laundries.
46 Machine shops.
47 Metal polishing and plating.
48 Monument works.
49 Musical instruments.
50 Office equipment.
51 Paint manufacturing.
52
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53 Paper products from previously processed paper.
54 Research laboratories.
55 Rubber and synthetic rubber products.
56 Sheet metal work, ornamental iron, welding, and stamping.
57 Shoes, boots, footwear.
58 Sporting equipment.
59 Television, radio.
60 Tools, hardware and small metal products.
61 Video equipment.
62
63 12-1G-1: PERMITTED USES
64
65 Within anyI industrial district, no structure or land shall be used except for the following uses:
66
67 Automobile repair, major or minor, when conducted completely within an enclosed building.
68
69 Bus terminals and maintenance garages.
70
71 Business and professional offices.
72
73 Landscaping and building design and construction.
74
75 Manufacturing, when conducted within a completely enclosed building.
76
77 Municipal buildings and structures.
78
79 Railroad spurs and sidings.
80
81 Scientific research, investigation, testing and experimentation, including laboratories.
82
83 Trade schools and cColleges, or universities, or post-secondary, skill-based educational institutions which
84 offer programs that issue certificates, degrees, or certified training to full and/or part-time students.
85 without accessory housing.
86
87 Warehousing and distribution.
88
89 Water softening units.
90
91 Section 2.
92
93 Title 12-1G-1-B is hereby removed.
94
95 Section 3.
96
97 Title 12-1G-2 is hereby amended as follows:
98
99 Adult daycare, provided that the proposed facility meets the following conditions:
100 A. Clients are brought to the site primarily through the use of group transportation, such as vans or buses.
101 B. A separate exterior entrance is available to the facility for clients and staff.
102 C. The facility will require parking space at a rate no greater than that of an office tenant for staff, clients,
103 and visitors.
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104 D. If located in a multi-tenant building, the daycare facility is found to be compatible with the other uses
105 that are allowed on the property under the applicable zoning regulations.
106 E. Outdoor activities on or around the property in question, if part of the program, are accessible via
107 adequate pedestrian facilities such as sidewalks or trails.
108 F. The daycare facility is properly licensed by the state of Minnesota under applicable statutory
109 requirements for clients ages eighteen (18) and over.
110
111 Athletics, participative.
112
113 Commercial recreation, when conducted within a completely enclosed building.
114
115 Massage therapy services to the general public for purposes of a teaching program accredited by the
116 National Certification Board For Therapeutic Massage And Bodywork and the Accrediting Commission
117 Of Career Schools And Colleges Of Technology as an accessory use to trade schools, colleges, and
118 universities, and permitted post-secondary institutions in which no fee is charged for the services.
119
120 Motor fuel stations and motor fuel station convenience stores subject to the requirements of section 12-
121 1D-13-3 of this chapter.
122
123 Trade schools, colleges, and universities with accessory housing for the students of the school only.
124
125 Section 4.
126
127 Title 12-1G-3 is hereby amended as follows:
128
129 Guesthouses owned and operated in conjunction with a permitted or principal use.
130
131 Residential structures and related residential uses necessary for security and safety reasons in relation to a
132 principal use.
133
134 Section 5.
135 Title 12-1B-2 is hereby amended as follows:
136
137 TRADE SCHOOL: A postsecondary, skill based educational institution which offers programs that issue
138 certificates, degrees, or certified training to full and/or part time students such as those in technical,
139 mechanical, services and computing fields.
140
141 RECREATION, COMMERCIAL: Recreational instruction uses, including Bowling alley, cart track,
142 jump/trampoline center, golf range/simulator, fitness centerpool hall, vehicle racing or amusement, dance
143 hall, skating, tavern, theater, firearms range, recreational instruction (such as martial arts schools, dance
144 schools,etc.) and similar uses.
145
146 Section 6.
147
148 Title 12-1G-2-2 is hereby added:
149
150 12-1G-2-2: PROHIBITED USES:
151
152 Within the I industrial district, no structure or land shall be used for the following uses:
153
154 Acid manufacturing.
155 Asphalt plants, as a principal use.
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156 Creosote treatment or manufacture.
157 Junkyards.
158 Landfills.
159 Manufacturing of hazardous chemicals, as a principal use.
160 Mining of any type.
161 Petroleum refineries.
162 Permanent or temporary storage of hazardous waste, as a principal use.
163 Personal self-storage facility.
164 Sludge disposal.
165 Use, storage, or manufacture of firearm ammunition.
166
167 Section 7.
168
169 This Ordinance shall be in effect from and after the date of its passage and publication.
170
171 Adopted and ordained into an Ordinance this XXX day of Month, 2016.
172
173 CITY COUNCIL
174 CITY OF MENDOTA HEIGHTS
175
176
177
178 Sandra Krebsbach, Mayor
179 ATTEST
180
181
182___________________________
183 Lorri Smith, City Clerk
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ARTICLE G. I INDUSTRIAL DISTRICT
12-1G-1: PERMITTED USES:
A. Within any I industrial district, no structure or land shall be used except for the conducting
of a process, fabrication, storage, manufacturing or wholesaling of one or more of the
following uses:
Aeronautic and automotive testing equipment.
Apparel.
Appliances.
Artificial limbs.
Automobile painting, upholstering, tire recapping and major repair when conducted within
a completely enclosed building.
Bakery goods.
Batteries.
Boats.
Bus terminals and maintenance garage.
Cabinet shops.
Camera and photographic supplies.
Canvas products.
Ceramic products using kilns fired only by electricity or gas.
Cigarettes and tobacco products.
Clocks, watches and jewelry.
Cork and cork products.
Drugs, cosmetics, pharmaceuticals and toiletries.
Electric motors, generators, transformers and other electric components.
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Electronic products.
Engraving and printing.
Furniture.
Heating, washing, cooling, drying, cleaning appliances.
Ice, cold storage plants, bottling works.
Laundries.
Machine shops.
Metal polishing and plating.
Monument works.
Musical instruments.
Office equipment.
Paint manufacturing.
Paper products from previously processed paper.
Research laboratories.
Rubber and synthetic rubber products.
Sheet metal work, ornamental iron, welding, and stamping.
Shoes, boots, footwear.
Sporting equipment.
Television, radio.
Tools, hardware and small metal products.
Video equipment. (Ord. 429, 8-3-2010)
B. The following nonmanufacturing uses:
Business and professional offices.
Landscaping and building design and construction.
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Railroad spurs and sidings.
Scientific research, investigation, testing and experimentation.
Trade schools and colleges or universities, without accessory housing.
Warehousing.
Water softening units. (Ord. 429, 8-3-2010; amd. Ord. 457, 11-19-2013)
12-1G-2: CONDITIONAL USES:
Within the I industrial district, no structure or land shall be used for the following uses except
by conditional use permit:
Accessory, enclosed retail sales, provided that:
A. Accessory Use: The retail sales portion of the business shall be an accessory use to
the existing permitted or conditionally permitted use in the I industrial district.
B. Site Requirements: The retail sales portion of the business shall be conducted within
the same building as the principal use.
C. Building Requirements: The retail sales portion of the business shall not constitute
more than five percent (5%) of the gross floor area of the principal use.
D. Building Design: The building design shall be in compliance with subsection 12-1D-13-
2C of this chapter.
E. Parking: Adequate off street parking and off street loading shall be provided and shall
be in compliance with the provisions of section 12-1G-5 of this article and section 12-
1D-16 of this chapter.
F. Signage: All signage shall be in compliance with the provisions of section 12-1D-15 of
this chapter. Separate wall signage may be considered at the retail entrance, but no
separate freestanding signage shall be considered.
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G. Landscaping: All landscaping shall be in compliance with subsection 12-1D-13-2D of
this chapter, section 12-1G-6 of this article and section 12-1I-9 of this chapter.
H. Screening: All screening shall be in compliance with subsection 12-1D-13-2E of this
chapter, section 12-1G-6 of this article and section 12-1I-9 of this chapter.
I. Hours Of Operation: The hours of operation of the retail sales portion of the business
shall be limited from eight o'clock (8:00) A.M. to seven o'clock (7:00) P.M. on
weekdays and eight o'clock (8:00) A.M. to five o'clock (5:00) P.M. on Saturdays and
Sundays.
Accessory structures.
Adult daycare, provided that the proposed facility meets the following conditions:
A. Clients are brought to the site primarily through the use of group transportation, such
as vans or buses.
B. A separate exterior entrance is available to the facility for clients and staff.
C. The facility will require parking space at a rate no greater than that of an office tenant
for staff, clients, and visitors.
D. If located in a multi-tenant building, the daycare facility is found to be compatible with
the other uses that are allowed on the property under the applicable zoning
regulations.
E. Outdoor activities on or around the property in question, if part of the program, are
accessible via adequate pedestrian facilities such as sidewalks or trails.
F. The daycare facility is properly licensed by the state of Minnesota under applicable
statutory requirements for clients ages eighteen (18) and over.
Airports, truck and freight terminals, team tracks and open sales lots.
Athletics, participative.
Automobile and other vehicles of transportation sales when conducted entirely within a
building.
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Essential service structures.
Massage therapy services to the general public for purposes of a teaching program
accredited by the National Certification Board For Therapeutic Massage And Bodywork and
the Accrediting Commission Of Career Schools And Colleges Of Technology as an
accessory use to trade schools, colleges, and universities in which no fee is charged for the
services.
Motel and hotel.
Motor fuel stations subject to the requirements of section 12-1D-13-3 of this chapter.
Outdoor storage and display of materials and equipment accessory to landscaping and
building design and construction, provided that:
A. The site shall be occupied by a principal building of no less than fifteen thousand
(15,000) square feet.
B. All storage and display is located in the rear or side yard of the property and behind
the front building line of the principal building, and shall not be located in a yard that
abuts any local public street.
C. No storage and display shall be located on any parcel that is within one thousand five
hundred feet (1,500') from any residentially zoned property, measured from the closest
point of the lot lines.
D. The storage and display area shall not be open to retail sales, and shall be utilized
only for stock and supply for clients of the landscape or building design and
construction business.
E. All storage and display is located on paved surfaces, which shall be properly
maintained to prevent deterioration.
F. The storage and display area shall occupy no more than sixty percent (60%) of the
total lot area.
G. The storage and display area shall be set back from all lot lines no less than ten feet
(10').
H. The storage and display area shall be screened from surrounding property by fencing,
walls, and/or landscaping.
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I. All storage and display shall be located under three (3) sided, covered structures, with
the exception of landscape plant materials and trucks or equipment as shown on a
specific and detailed site plan.
J. Trucks and equipment kept within the storage and display area shall be located within
designated striped parking spaces and shall not be used for storage.
K. Fencing utilized for screening purposes shall be constructed of wood or other
materials as approved by the city council.
L. Circulation and water service on the property shall meet the requirements of the city's
fire chief for access and fire protection.
M. Covered structures used to protect stored materials or equipment shall meet the
following requirements:
1. Structures greater than eight feet (8') in height shall be designed and constructed of
materials consistent with the requirements of section 12-1D-13-2 of this chapter.
2. Structures of eight feet (8') in height or less may be constructed of alternative
materials as approved by the city council, provided such structures are not visible
from surrounding property or public streets.
3. All structures shall comply with applicable building and fire codes.
Radio, television or transmission towers.
Ready mix concrete and concrete products plants.
Restaurants (full service dining, not drive-in or convenience/fast food type).
Retail sales and service complexes, provided that:
A. Site Requirements: The retail sales and service complex must be located adjacent to
an interstate highway and within three hundred feet (300') of an interchange entrance
or exit ramp with such highway. The site may be comprised of more than one lot but
the lot area for any retail site shall be limited to one acre or less.
B. Mix Of Uses: A retail sales and service complex may include any service uses which
are listed as permitted or conditional in the I district as well as retail uses listed as
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permitted or conditional uses in the B-2 zoning district. Any retail building must contain
a minimum of two (2) tenants. As part of the conditional use permit application,
applicants may propose to include a drive-in or fast food restaurant as defined in
section 12-1D-13-4 of this chapter, provided that no single restaurant exceeds two
thousand five hundred (2,500) square feet in size.
C. Parking: Sufficient access and parking shall be provided. If the retail sales and service
complex includes more than one lot, cross parking and cross access may be permitted
and the required number of parking spaces may be reduced. The size of the parking
stalls may be reduced to nine feet (9') in width and eighteen feet (18') in length.
Parking areas may be set back ten feet (10') from a front property line or side property
line abutting a street.
D. Building Requirements: Notwithstanding the height requirements of the I district, any
hotel or motel in the retail sales and service complex may be a maximum of four (4)
stories or fifty feet (50') in height. Notwithstanding the floor area ratio requirements of
the I district, the floor area ratio of the retail sales and service complex may be a
maximum of sixty percent (60%).
E. Flexibility In Site Setbacks: Building setbacks may be reduced to thirty five feet (35')
from a front property line or side property line. Building setbacks may be reduced to
forty feet (40') from a rear property line. Setbacks to interior side property lines (not
abutting a street) may be reduced to zero.
F. Architectural Controls: Applicants for a conditional use permit must provide samples of
exterior finishes which shall be approved as part of the conditional use permit process.
G. Landscaping: At least twenty five percent (25%) of the land area shall be landscaped
with grass, approved ground cover, shrubbery and trees. All lots within the proposed
retail sales and service complex development may be calculated together to meet the
twenty five percent (25%) requirement.
H. Signage: Approved signage shall be based on the overall size of the retail sales and
service complex but flexibility may be granted to allow more than one sign on a
particular lot that is part of the retail sales and service complex. Freestanding or pylon
signs may be located at least ten feet (10') from a front property line or side yard
abutting a public street and interior side property lines. Pylon signage may be
permitted provided that signage included in any retail sales and service complex
located along I-494 shall be no higher than nine hundred fifteen feet (915') above
mean sea level.
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I. Remaining Standards: All other standards of the I industrial district and other applicable
zoning standards shall apply.
Solar energy systems that are accessory to the principal use of the land and are designed to
supply energy to on site uses, as regulated by section 12-1D-18 of this chapter.
Trade schools, colleges, and universities with accessory housing for the students of the
school only.
Uses which are permitted under section 12-1I-8 of this chapter which involve the storage or
use of materials which decompose by detonation. (Ord. 429, 8-3-2010; amd. Ord. 446, 3-5-
2013; Ord. 457, 11-19-2013; Ord. 485, 9-15-2015)
12-1G-2-1: INTERIM USES:
Within the I industrial district, no structure or land shall be used for the following uses except
by interim use permit:
Off leash dog area, provided that:
A. The minimum parcel size shall be five (5) acres, which may include a combination of
adjoining lots under control by the city.
B. No structures shall be located on the lot(s).
C. Proper fencing shall be installed around the entire off leash area with height and
materials approved by the city council.
D. Adequate off street and/or on street parking shall be supplied, as determined by the
city council.
E. Hours of operation shall be limited to between seven o'clock (7:00) A.M. and nine
o'clock (9:00) P.M.
F. Fixed lighting structures are prohibited.
G. All dogs shall be appropriately licensed.
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H. All dogs shall be kept on leash at all times except within the designated off leash area.
I. No dog(s) shall be left unattended within the off leash area.
J. Dog waste receptacles shall be provided and all dog waste shall be properly disposed
of on site by the user or removed immediately. (Ord. 484, 8-4-2015)
12-1G-3: PERMITTED ACCESSORY USES:
Within the I district, the following uses shall be permitted accessory uses:
Fences as regulated by this chapter.
Guesthouses owned and operated in conjunction with a permitted or principal use.
Off street parking and loading as regulated in this chapter.
Residential structures and related residential uses necessary for security and safety reasons
in relation to a principal use.
Signs as regulated in this chapter. (Ord. 429, 8-3-2010)
12-1G-4: BUILDING PERMIT REQUIREMENTS:
No development of any lot or combination of lots in the I district shall be commenced and no
building permit will be issued therefor until all of the following requirements have been met:
A. Plans And Specifications:
1. Site Plan And Building Plans And Specifications: A complete site plan and building
plans and specifications shall be submitted as prepared by a registered architect. The
architect shall certify that the plans were prepared specifically for the subject site. The
site plan shall include location of buildings, driveways, driveway intersections with
streets, parking areas, loading areas, sidewalks, curbs, and screening as required by
this chapter.
2. Grading Plans: Site grading plans shall be submitted indicating existing and proposed
grades and provisions for surface drainage.
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3. Signs: Proposed design, location, size and lighting of all signs, if any, shall be
submitted.
4. Landscaping Plans: Detailed landscaping plans prepared and signed by a landscape
architect shall be submitted.
5. Additional Materials: Plans and specifications shall include any additional material
required by the city to ascertain compliance with the performance standards specified
in this chapter and any other requirements of this chapter.
B. Bond: A bond or bonds guaranteeing performance of construction elements required to
comply with this chapter shall be given in amounts determined by the city to be sufficient
to reasonably ensure compliance with the provisions of this article. (Ord. 429, 8-3-2010)
12-1G-5: OFF STREET PARKING:
Off street parking shall be supplied to meet the minimum number of spaces and location of
space requirements for the type of use proposed as specified in section 12-1D-16 of this
chapter. In addition to those requirements:
A. Off street parking shall be supplied in sufficient quantity to provide parking for employees,
customers, and visitors in accordance with projected needs for the proposed occupancy.
B. All parking areas shall be surfaced with a hard, all weather, durable material with an
approved curb or bumper stops defining the edge of all parking areas and driveways. All
parking areas containing more than six (6) spaces facing a public street or residential
zoned property shall have a solid screen, wall or fence not less than four feet (4') nor
more than six feet (6') high.
C. No parking spaces or aisles serving parking spaces shall be less than twenty feet (20')
from any public right of way nor less than ten feet (10') from a building or lot line. (Ord.
429, 8-3-2010)
1
12-1G-6: LANDSCAPING AND SCREENING:
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A. Landscaping Plans: All areas of any lot or combination of lots which comprise the site for
one or more buildings, except those areas used for parking or buildings, shall be
landscaped with grass, trees, shrubs, or other planted ground cover, in accordance with
detailed landscaping plans prepared and signed by a landscape architect.
1
B. Bond: A bond in an amount not to exceed one and one-half (1/) times the cost of
2
landscaping and screening shall be required to guarantee the placement and
construction thereof as required in this chapter.
C. Maintenance Required: In addition, the owner shall have a continuing responsibility to
maintain such landscaping and any required screening in reasonable condition at all
times. (Ord. 429, 8-3-2010)
12-1G-7: SITE AND STRUCTURE REQUIREMENTS:
A. Building Coverage: Not more than fifty percent (50%) of the lot area shall be occupied by
buildings.
B. Structure Height: No structure shall exceed forty five feet (45') in height except as
provided in section 12-1D-13-1 of this chapter.
C. Side Yards Abutting A Street On A Corner Lot: Side yard abutting a street on a corner lot
shall be not less than forty feet (40') in width.
D. Yards Where Railroad Tracks Abut A Lot: Where a lot has a railroad trackage abutting the
interior side lot line or rear lot line, there shall be no side or rear yard requirement
abutting the trackage in providing a railroad loading facility.
E. Fences For I Districts Abutting R Districts: Whenever an I district abuts an R district, a
fence shall be erected along the property line and is allowed to be one hundred percent
(100%) opaque and not to exceed six feet (6') in height.
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F. Floor Area Ratio: Floor area ratio shall not exceed 0.5.
G. Minimum Lot Requirements: The following minimum requirements shall be observed
subject to the additional requirements, exceptions and modifications as set forth in this
article and in section 12-1D-13-1 of this chapter:
Lot area 1 acre
Lot width 100 feet
Front yard 40 feet
Side yard:
Interior 30 feet
Abutting a street 40 feet
Rear yard: 50 feet
Abutting an R district 100 feet
H. General Requirements: General requirements as specified in section 12-1D-13-2 of this
chapter. (Ord. 429, 8-3-2010)
12-1G-8: PERFORMANCE STANDARDS:
The manufacture, compounding, processing, packaging, treatment, assembly, or storage of
products shall comply with the performance standards outlined in article I of this chapter.
(Ord. 429, 8-3-2010)
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2/23/16 Planning Commission Packet - Page 38
City of Mendota Heights - Table of UsesP = Permitted Use
Industrial DistrictC = Conditional Use
I = Interim Use
As of February 2016, for discussion as part of proposed Ordinance 491 A = Accessory Use
N= Not Permitted
USE
ExistingOption 1Option 2
Manufacturing Uses:
Aeronautic and automotive testing equipment
PPP
Apparel PPP
Appliances
PPP
Artificial limbs PPP
Automobile painting, upholstering, tire recapping and major repair when conducted
PNN
inside
Automobile repair, major or minor (new proposed use)
NPP
Bakery goods PPP
Batteries
PCP
Boats PPP
Bus terminals and maintenance garage
PPP
Cabinet shops PPP
Camera and photographic supplies
PPP
Canvas products PPP
Ceramic products using kilns fired only by electricity or gas
PPP
Cigarettes and tobacco products PPP
Clocks, watches and jewelry
PPP
Cork and cork products PPP
Drugs, cosmetics, pharmaceuticals and toiletries
PPP
Electric motors, generators, transformers and other electric components PPP
Electronic products
PPP
Engraving and printing PPP
Furniture
PPP
Heating, washing, cooling, drying, cleaning appliances PPP
Ice, cold storage plants, bottling works
PPP
Laundries PCP
Machine shops
PPP
Metal polishing PCP
Monument works
PPP
Musical instruments PPP
Office equipment
PPP
Paint manufacturing PPP
Paper products from previouls processed paper
PCP
Research laboratories PPP
Rubber and synthetic rubber products
PCP
Sheet metal work, ornamental iron, welding, and stamping PCP
Shoes, boots, footwear
PPP
Sporting equipment PPP
Television, radio
PPP
2/23/16 Planning Commission Packet - Page 39
Tools, hardware and small metal products
PPP
Video equipment PPP
Manufacturing
PPP
Non-manufacturing Uses:
Business and professional offices
PPP
Landscaping and building design and construction PPP
Railroad spurs and sidings
PPP
Scientific research, investigation, testing and experimentation PPP
Trade schools and colleges or universities, without accessory housing
PNN
Colleges, universities, or post-secondary, skill-based educational institutions which
offer programs that issue certificates, degrees, or certified training to full and/or part-
NPP
time students (new proposed use)
Municipal buildings and structures
NNP
Warehousing PPP
Warehousing and distribution (new proposed use)
NPP
Water softening units PPP
Accessory, enclosed retail sales
CCC
Adult daycare CNN
Airports, truck and freight terminals, team tracks and open sales lots
CCC
Athletics, participative CNN
Automobile and other vehicles of transportation sales when conducted entirely
CCC
within a building
Commercial recreation (new proposed use)
NCC
Essential service structures CCC
Massage therapy services to the general public for purposes of an accredited
CCC
teaching program
Motel and hotel
CCC
Motor fuel stations CNN
Motor fuel stations and motor fuel station convenience stores
NCC
(new proposed use)
Outdoor storage and display of materials and equipment accessory to landscaping
CCC
and building design
Radio, television or tranmission towers
CCC
Ready mix concrete and concrete product plants CCC
Restaurants (full dining service, not drive-in or convenience/fast food type)
CCC
Retail sales and service complexes CCC
Solar energy systems that are accessory to the principal use of the land and are
CCC
designed to supply energy to on-site uses
Trade schools, colleges, and universities with accessory housing for the students of
CNN
the school only
Uses permitted which involve the storage or use of materials which decompose by
CCC
detonation
Off leash dog area
III
Fences AAA
ANN
Guesthouses owned and operated in conjunction with a permitted or principal use
Off street parking and loading
AAA
Residential structures and related residential uses for security/safety reasons in
ANN
relation to a principal use
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Signs A
AA
Acid manufacturing (new proposed use)
NNN
Asphalt plants (new proposed use)
NNN
Creosote treatment or manufacture (new proposed use)
NNN
Junkyards (new proposed use)
NNN
Landfills (new proposed use)
NNN
Manufacturing of hazardous materials as a principal use (new proposed use)
NNN
Mining of any type (new proposed use)
NNN
Petroleum refineries (new proposed use)
NNN
Permanent or tempory storage of hazardous waste as a principal use
NNN
(new proposed use)
Personal self-storage facility (new proposed use)
NNN
Sludge disposal (new proposed use)
NNN
Use, storage, or manufacture of firearm ammunition (new proposed use)
NNN
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Planning Case 2016-04
City of
Industrial Zoning District
Mendota
01,000
Heights
Date: 1/12/2016
SCALE IN FEET
ACACIA BLVD
AVE
URLONG
F
LN
KENDON
AVE
AKEVIEW
L
MENDOTA HEIGHTS RD
DR
NORTHLAND
I-
3
I-5
494E
R
A
M
P
GIS Map Disclaimer:
This data is for informational purposes only and should not be substituted for a true title search, property appraisal, plat,
survey, or for zoning verification. The City of Mendota Heights assumes no legal responsibility for the information contained
in this data. The City of Mendota Heights, or any other entity from which data was obtained, assumes no liability for any errors
or omissions herein. If discrepancies are found, please contact the City of Mendota Heights.
Contact "Gopher State One Call" at 651-454-0002 for utility locations, 48 hours prior to any excavation.
2/23/16 Planning Commission Packet - Page 43
CUR
VICTORIA
HWY 110
CENTRE POI
NTE CUR
DR
CENTRE POINTE
ACACIA BLVD
Y AVE
VICTOR
VE
FURLONG A
VE
A
AY
EM
L
LN
KENDON
KEVIEW AVE
LA
MEDALLION DR
MENDOTA HEIGHTS RD
THLAND DR
NOR
I-494
I-494
Building Type
Figure 6
FlexConvenience Store
Industrial Zoning District
12/8/2015
HotelOffice Warehouse
Redevelopment Plan
City of
LandBulk Warehouse
Mendota
OfficePublic Works
01,0002,000Feet
Heights
Greenhouse
Source: Dakota County October 2015V:\\1938\\active\\193803260\\GIS\\Projects\\Building Type.mxd
BACKGROUND MENDOTA HEIGHTS INDUSTRIAL DISTRICT REDEVELOPMENT PLAN 15
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