2016-03-22 Planning Comm Agenda Packet
CITY OF MENDOTA HEIGHTS
PLANNING COMMISSIONAGENDA
March 22, 2016 – 7:00 p.m.
Mendota Heights City Hall
1.Call to Order
2.Roll Call
3.Adopt Agenda
4.Approve February 23, 2016Planning Commission Minutes
5.Public Hearings:
a.Case No. 2016-05: Emily Dosh. Critical Area Permit, Conditional Use Permit,
and Variances at 1140 Sibley Memorial Highway.
b.Case No. 2016-06: Xcel Energy. Critical Area Permit and Conditional Use
Permit forthe Sibley Propane Plant.
6.Verbal Review
7.Staff and Commission Announcements
8.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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1CITY OF MENDOTA HEIGHTS
2DAKOTA COUNTY, MINNESOTA
3
4PLANNING COMMISSON MINUTES
5February 23, 2016
6
7The regular meeting of the Mendota Heights Planning Commission was held on Tuesday, February
823, 2016 in the Council Chambers at City Hall, 1101 Victoria Curve at 7:00 P.M.
9
10The following Commissioners were present: Chair Litton Field, Jr., Commissioners Michael
11Noonan, Doug Hennes, Christine Costello, and Brian Petschel.Those absentwere: Howard Roston
12and Mary Magnuson.Others present were City Planner Nolan Wall andPublic Works
13Director/City Engineer John Mazzitello.
14
15Approval of Agenda
16
17The agenda was approved as submitted.
18
19Approval of January 26, 2016 Minutes
20
21COMMISSIONER NOONANMOVED, SECONDED BY COMMISSIONER COSTELLOTO
22APPROVE THE MINUTES OF JANUARY 26, 2016, AS PRESENTED
23
24AYES: 5
25NAYS: 0
26ABSENT: 2
27
28Planning Commission Appointments
29
30The Commission made note that Litton Field, Jr. and Christine Costello were re-appointed for a
31three-year term each. The Commission also recognized it newest member, Mr. Brian Petschel.
32
33Election of Chair and Vice Chair
34
35COMMISSIONER HENNES MOVED, SECONDED BY COMMISSIONER NOONAN, TO
36ELECT LITTON FIELD, JR. AS THE CHAIR OF THE PLANNING COMMISSION
37
38AYES: 5
39NAYS: 0
40ABSENT: 2
41
42COMMISSIONER NOONAN MOVED, SECONDED BY COMMISSIONER COSTELLO, TO
43ELECT DOUG HENNES AS THE VICE CHAIR OF THE PLANNING COMMISSION
44
45AYES: 5
46NAYS: 0
47ABSENT: 2
48
February 23, 2016Mendota Heights Planning Commission Meeting – DRAFTPage 1
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49Public Hearings
50
51PLANNING CASE #2016-04
52City of Mendota Heights
53Proposed City Code Amendments concerning Industrial Zoning District uses
54
55Chair Field noted that this DRAFTOrdinance 491 discussion and review is a continuation from
56the previous Planning Commission meeting and that the public hearing is still open.
57
58City Planner Nolan Wallexplained that this item was tabled at the last meeting to address feedback
59and ideas from the Commission and to bring back additional revisions for further discussion.Items
60included in the staff report proposed two different options dealing specificallywith the existing
61permitted uses allowed within theIndustrial District.
62
63Planner Wall summarized each of the sections and included an updated table of uses list. He shared
64a diagram that goes through each of the proposed options for discussion by the Commission.
65
66Commissioners asked questionsand/or had discussionsregarding "and similar uses”in the
67proposed “commercial recreation” definition being a catch-all phrase and could that potentially
68open this up for unintended uses; adding “sports training facilities”to the list of proposed
69commercial recreational uses; the list of permitted uses versus conditional uses and prohibited
70uses; “municipal” use versus “governmental” use; and the rationale for eliminating “use, storage,
71and manufacturing of firearm ammunition” and adding language to includefireworks and other
72explosives.
73
74Once it was established that the Commission was leaning towards Option Two, Planner Wall
75summarized the changes he had heard thus far.
76
77COMMISSIONER NOONANMOVED, SECONDED BY COMMISSIONER HENNES, TO
78RECOMMEND APPROVAL OF PLANNING CASE 2016-04, DRAFT ORDINANCE 491,
79OPTION TWO AS DISCUSSED AND WITH THE AMENDMENTS PROPOSED
80
81AYES: 5
82NAYS: 0
83ABSENT: 2
84
85Chair Field asked Planner Walltosend the Commissioners a clean copy of DRAFT Ordinance
86491 with the revisions discussed this evening for administrative review.
87
88Chair Fieldadvised the City Council would consider this application at its March 3, 2016meeting.
89
90COMMISSIONER COSTELLO MOVED, SECONDED THE COMMISSIONER PETSCHEL,
91TO CLOSE THE PUBLIC HEARING
92
93AYES: 5
94NAYS: 0
95ABSENT: 2
96
February 23, 2016Mendota Heights Planning Commission Meeting – DRAFTPage 2
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97Verbal Review
98
99Planner Wall gave the following verbal review:
100
101PLANNING CASE #2016-02
102Sean Doyle, S.D. Companies, LLC., 755 Willow Lane
103Lot Split and Wetlands Permit
104•Approved by the City Council as recommended by the Planning Commission
105
106PLANNING CASE #2016-03
107City of Mendota Heights
108City Code Amendments concerning Subdivision Ordinance (DRAFT Ordinance 490)
109•Adopted by the City Council asrecommended by the Planning Commission
110
111Announcements
112
113Planner Wall expressed his appreciation to the Commission for all of their work in the past year
114and he is looking forward to working with them in the coming year. He also welcomed
115Commissioner Petschel to the group.
116
117Chair Field expressed his appreciation to Planner Nolan Wall, City Engineer John Mazzitello and
118staff for the introductory session for newly-appointed Commissioner Petschel.
119
120Adjournment
121
122COMMISSIONER NOONANMOVED, SECONDED BY COMMISSIONER COSTELLO, TO
123ADJOURN THE MEETING AT 7:46 P.M.
124
125AYES: 5
126NAYS: 0
127ABSENT: 2
February 23, 2016Mendota Heights Planning Commission Meeting – DRAFTPage 3
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Request for Planning Commission Action
MEETING DATE:March 22, 2016
TO: Planning Commission
FROM: Nolan Wall, AICP
Planner
SUBJECT:Planning Case 2016-05
Critical Area Permit, Conditional Use Permit and Variances
1140 Sibley Memorial Highway
COMMENT:
Introduction
The applicant isseekinga Critical Area Permit, Conditional Use Permit, and Variances to construct an
addition onto an existing single-family dwelling. The subject property is located within the Mississippi
River CorridorCritical Area and the proposed project requires City Council approval before a building
permit can be issued.
Background
The subject property is 0.45 acres and contains an existing single-family dwelling and detached garage
constructed in 1940. Based on the proposed project scope andapplicable City Code requirements, the
following requests are required:
1.Critical Area Permit for general construction activities.
2.Conditional Use Permit to disturb slopes between 18-40%.
3.Variances to expand an existing structure towards the river and disturb slopes over 18% and 40%.
Discussion
The City is using its quasi-judicial authority when considering action on zoning requests and has limited
discretion; a determination regarding whether or not the request meets the applicable code standards is
required.
Recommendation
Staff recommends the Planning Commission discuss the requests in this caseand make a recommendation
to the City Council.
Action Required
This matter requires a simple majority vote.
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Planning Staff Report
MEETING DATE: March 22, 2016
TO: Planning Commission
FROM: Nolan Wall, AICP
Planner
SUBJECT: Planning Case 2016-05
Critical Area Permit, Conditional Use Permit and Variances
APPLICANT: Emily Dosh
PROPERTY ADDRESS:1140 Sibley Memorial Highway
ZONING/GUIDED: R-1 One Family Residential/LR Low Density Residential
ACTION DEADLINE:April 23, 2016
DESCRIPTION OF THE REQUEST
The applicant isseekinga Critical Area Permit, Conditional Use Permit, and Variancesto construct an
addition onto an existing single-family dwelling. The subject propertyis located within the Mississippi
River Corridor Critical Area and requires approval of the proposed project by the City Council before a
building permit can be issued.
BACKGROUND
The subject property encompassestwo parcels totaling 0.45 acres (19,555 square feet) and contains an
existing single-family dwelling and detached garageconstructed in 1940. The applicant intends to construct
an approximately 1,600-square foot addition, including living area and deck expansions, towards the
highway and river on portions of the existing driveway and landscaped areas.
Based on the applicable City Code requirements, the proposed project requiresthe following requests:
1.CriticalArea Permitfor general construction activities.
2.Conditional Use Permit to disturb slopes between 18-40%.
3.Variances to expand an existing structure towards the river and disturb slopes over 18% and 40%.
ANALYSIS
Comprehensive Plan
The subject propertyisguided LR Low Density Residential in the 2030 Comprehensive Plan. The
applicant’s request to construct an addition onto an existing single-family dwelling is consistent with the
property’s continued use as a single-family residence.
Critical Area Permit
According to Title 12-3-2 of the City Code, the purpose and intentof the Critical Area Overlay District is
to:
Prevent and mitigate irreversible damage to this unique state, local, regional and national resource
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Promote orderly development of the residential, commercial, industrial, recreational and public
areas
Preserve and enhance its values to the public and protect and preserve the system as an essential
element in the city's transportation, sewer and water andrecreational systems
Dimensional Standards
According to Title 12-3-8-A of the City Code:
The objectives of dimensional standards are to maintain the aesthetic integrity and natural
environment of the Mississippi River corridor critical area. These standards are designed to protect
and enhance the shoreline and bluff areas, as well as provide sufficient setback for on site sanitary
facilities, to prevent erosion of bluffs, to minimize flood damage and to prevent pollution of surface
and ground water.
The proposed development meets the objectives since it does not impact the shoreline or bluff areas, does
not involve an on-site sanitary facility, and will provide for adequate erosion protection and pollution
prevention measures as part of the construction activities.
Based on the proposed project scope, the following dimensional standards apply in this case:
1.Structure Setbacks (12-1D-4-D-2 and 12-3-8-B-1&2):
R:1 District: Whenever buildings have been built on one side of the street between two (2)
intersections, no building shall hereafter be erected to extend closer toward the street than the
average of the required district setback and average setback of the adjoining principal structures.
Based on the applicable standardand measurements of the adjacent structures from aerial images, the
required front yard setback isapproximately 38 feet. In the absence of field-verified dimensions and
due to the age of the existing adjacent structures(both built in 1950)in relation to the current Code
standards, staff is comfortable with the existing setback informationprovided by the applicantfor
purposes of determining the minimum required setback in this case. The proposed addition’sfront yard
setback is 45feet,which meets the applicable standardand exceeds the typical 30-foot requirement.
The proposed project is also compliant with the required side and rear yard setbacks in the R-1 District.
Critical Area: No structure shall be constructed less than forty feet (40') landward from the bluff
line of the river…No structure or road shall be constructed less than one hundred feet (100') from
the normal high water mark of any water body.
The purpose of thecritical area setback standards are to mitigate aesthetic impacts and preventpotential
erosion fromstructuresbeing built too close to the bluff. In this case, the existing dwelling and
proposed addition are below the closest bluff line, which does not apply. The subject property is
approximately 160 feet landward of thenearest applicable bluff line,which complies with the 40-foot
setback standard. The riverbed is located approximately 140 feet lower in elevation and over 350 feet
fromthan the subject property, which complies with the 100-foot setback standard. In addition,
Highway 13, the Big Rivers Regional Trail, and a rail line are all located between the subject property
and the river.
2.Structure Height (12-1E-3-D-1 and 12-12-3-8-C)
R-1 District: No structure or building shall exceed two (2) stories or twenty five feet (25') in
height, whichever is the lesser in height…
Critical Area: All new structures shall be limited to the lesser of the underlying zoning district
regulations or thirty five feet (35')…
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The proposed addition is 24.8 feet in height, asdefined by Code, which meets both the R-1 District and
Critical Area Overlay District standards.
Natural Resource Management
1.Soil Erosion Control and Grading/Filling (12-3-9-A and 12-3-9-E)
The Code prohibits development on slopes greater than 18% and applies additional conditions to
development on 12-18% slopes to mitigate potential soil erosion issues.Grading/filling standards are
intended to limit exposed soils and ensure appropriate erosion control measures are implemented.
Pre-existing development on the subject property has already disturbed the natural topography and
created man-made slopes for the driveway and retaining walls that exceed 18%. The request also
includes conditional use permit and variance requests that address this issue, based on additional
standards in the Critical Area Overlay District. A proposed soil storage area during construction is
shown on the grading plan, but additionalerosion control measures will be required as part of any future
building permit application to ensure compliance with the applicable conditions.
2.Wildlife Protection and Vegetation Management (12-3-9-D and 12-3-9-F)
The applicant provideda detailed description of the existing flora and fauna on the subject property.
The proposed addition will occupy a previously-developed area that includes the existing driveway and
landscaperetaining walls. According to the applicant, only decorative landscape plantings will be
removed and native species will be planted as part of the proposed project. As a result, staff does not
anticipate any negative impacts to the wildlife habitat or natural vegetation on the subject property.
3.Surface Water Runoff Management (12-3-9-G)
Engineering staff has reviewed the application information and does not believe the proposed project
will have a substantial impact on surface water runoff. The applicable Code sectionlists six
requirements a project in the critical area must meet. The firstfive are not applicable to the subject
property as they deal with septic systems, well draw from local aquafers, contaminated areas, surface
water infiltration, and siltation deposits in area wetlands and water bodies. The only applicable
requirement states:
6.Development shall not increase the runoff rate or decrease the natural rate of absorption of
storm water.
Since the existing area being built over is largely hard-surfaced and impervious, the proposed building
addition will not substantially alter the runoff rate or quantity from the subject property.
Conditional Use Permit
According to Title 12-3-14-B of the City Code:
Any affected activity requiring a critical area permit on slopes greater than eighteen percent (18%)
but less than forty percent (40%) shall require a conditional use permit, and shall be required to
meet the procedural and performance requirements of this section. Conditional use permits under
this chapter shall be considered as follows:
2. On lots where a principal building was present as of September 1, 2006, only accessory
or incidental structures shall be allowed under this clause on slopes greater than eighteen
percent (18%). Examples of such structures include fences, retaining walls, landscape
elements, decks and patios, or similar structures.
The proposed project will disturb slopes between 18% and 40% and the existing principal building was
present prior to 2006. Therefore, a conditional use permit is required for construction of the proposed deck
and associated soil disturbance activities.
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In addition, Title 12-3-16 of the City Code requires the following findings for conditional use permit
approval in the Critical Area:
A conditional use permit may be granted only when the following findings are made, in addition to
those conditions listed in this zoning ordinance:
A. The proposed use is consistent with the intent of the critical area order and the city's
comprehensiveplan;
B. The proposed use is compatible with uses in the immediate vicinity; and
C. The proposed use is allowed under the applicable ordinances of the city of Mendota
Heights.
D. Any request for a conditional use permit shall include, in addition to otherrequired
public notice, a notification to the appropriate Minnesota department of natural resources
staff for review and comment.
As previously-noted, the slopes in-question are not natural and were disturbed as part of construction of the
existing dwelling and driveway, prior to establishment of the Critical Area Overlay District. Under the
circumstances surrounding this case, the proposed project meets all four required findings above.
Variances
Due to the proposed project scope,three separatevariance requests arerequired as part of the application:
1.Expansion of an existing structure towards the river.
According to Title 12-3-7-D-1 of the City Code:
Existing Residential Uses: Residential buildings on parcels developed and built upon prior to June
1, 2003, that otherwise conform to the standards and regulations of the zoning ordinance, and
which comply with the standards and regulations of this chapter with the exception of the slope
requirements, may be expanded with the addition of attached or detached structures, provided that:
1.The expansion or accessory structure shall encroach no closer toward the river than
the existing structure.
2.The expansion or accessory structure shall comply with all other performance
standards and regulations of this chapter and the zoning ordinance.
3.The proposed expansion shall be processed in accordance with the procedures for site
plan review as listed in section 12-3-17of this chapter.
The existing dwelling was constructed in 1940, so the Code section above is applicable in this case.
The proposed addition would expandthe existing dwellingtowards the river, which requires a variance
from the first condition.
2.Construction on slopes greater than 18%.
As summarized in the analysis of the conditional use permit component of the application above, the
Code only allows construction of accessory or incidental structures on slopes greater than 18%for
structures present prior to 2006. In this case, only the proposed deck portion of the addition qualifies
for a conditional use permit. As a result, a variance is required for the grading and constructionon
slopes over 18% for the remainder of the proposed addition.
3.Construction on slopes greater than 40%.
According to Title 12-3-14-C of the City Code:
No Construction On Certain Slopes: No construction shall be permitted on slopes greater than
forty percent (40%)…
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According to the proposed grading plan, impacted slopes range from 24% to over 40% in some areas
due to the existing conditions of the developed site. As a result, a variance is required.
The Critical Area Overlay District includes an additional set of standards when considering a variance
request. According to Title 12-3-15-B of the City Code:
When considering a proposal for a variance or other applications within the Mississippi River
corridor critical area, the planning commission and city council shall address the following items
in making their decision, in addition to those conditions listed in this zoning ordinance:
1. Preserving the scenic and recreational resources of the river corridor, especially in
regard to the view from and use of the river.
2. The maintenance of safe and healthful conditions.
3. The prevention and control of water pollution, including sedimentation.
4. The location of the site with respect to floodways, floodplains, slopes and bluff lines.
5. The erosion potential of the site based on degree and direction of slope, soil type and
vegetative cover.
6. Potential impact on game and fish habitat.
7. Location of the site with respect to existing or future access roads.
8. The amount of wastes to be generated and the adequacy of the proposed disposal
systems.
9. The anticipated demand for police, fire, medical and school services and facilities.
10. The compatibility of the proposed development with uses on adjacent land.
The proposed project meets all the criteria above.
When considering the threerequestedvariances fromthe applicable Code standards referenced above, the
City isalso required to find that:
1.The request is in harmony with the general purposes and intent of the ordinance and comprehensive
plan and the applicant proposes to use the property in a reasonable manner.
The proposed project meets the purpose and intent of the Critical Area Overlay District and
Comprehensive Plan. The proposed project to construct an addition to an existing single-family
residential dwelling is a reasonable use of the subject property and complies with all applicable setback
and height requirements.
2.The applicant establishes there are practical difficulties with complying with the ordinance due to
circumstancesthat are unique to the property which are not created by the applicant or based on
economic considerations.
Development within the Mississippi River Corridor Critical Area requires scrutiny, but staff’s approach
to analyzing therequests in this case consideredthe following:
The existing dwelling was constructed by a previous property owner and pre-dates the current
zoning/critical area requirements.
The subject property cannot be seen from the river.
Significant development, including a highway,trail,and structures,already exists between the
subject property and the river.
The slopes in-question are man-made.
The proposed addition encroaches towards the river, but would not disturb any natural slopes or
undeveloped areas. Any potential expansion into theside and rear yards would require additional land
disturbance that may reduce the existingnatural landscape andincrease stormwater run-off on the
subject property.
The slopes in-question, which include terraced landscape gardens and retaining walls, are not natural
and are not intended to be protected and preserved by the critical area standards. As a resultof the
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existing conditions, there are unique circumstances that demonstrate practical difficulties in complying
with the Code in order to construct an addition to the existing single-family dwellingon the subject
property.
3.The request will not alter the essential character of the neighborhood.
Development in the surrounding area contains a highway and structures above and below blufflines
overlooking the Mississippi River. According to the applicant, additional native plantings will be
establishedto replace ornamental landscapingproposed to be removed. The proposed addition will
include wood, stone, and metal exterior materials. The essential character of the surrounding
neighborhood will not be negatively impacted by the proposed project.
INTERAGENCY REVIEW
In addition to the public and private property owners within 350 feet of the subject property,public hearing
notices and application materials were sent to the following agencies for review and comment:
Minnesota Department of Natural Resources (MNDNR)
Acknowledged receipt of the application request and indicated they had no comments.
City of Lilydale
As of March 17, no comments had been received from the City of Lilydale on this case.
ALTERNATIVES
1.Approval of the Critical Area Permit, Conditional Use Permit, and Variance requests for the
proposed projectbased on the attached findings of fact, with conditions.
OR
2.Denial of the Critical Area Permit, Conditional Use Permit, and Variance requestsfor the proposed
project based on the findingof factthat the application does not meet the policies and standards of
the City Codeand/or Comprehensive Plan.
OR
3.Table the request and direct staff to extend the application review period an additional 60 days, in
compliance with MN STAT. 15.99.
STAFF RECOMMENDATION
Staff recommends approval of the Critical Area Permit, Conditional Use Permit, and Variance requests for
the proposed project based on the attached findings of fact(Alternative 1), with the following conditions:
1.Building and grading permits are approved bythe City prior to constructionof the proposed project.
2.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.
MATERIALS INCLUDED FOR REVIEW
1.Aerial map
2.Planning applications, including supporting materials
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FINDINGS OF FACT FORAPPROVAL
Critical Area Permit, Conditional Use Permit, and Variances
1140 Sibley Memorial Highway
The following Findings of Fact are made in support of approval of the proposed requests:
1.The proposed project meets the purpose and intent of the City Code and is consistent with the
Comprehensive Plan.
2.The proposed project meets the purpose and intent of the Critical Area Overlay District, including
the additional conditional use permit and variance standards.
3.The proposed project expands the existing dwelling towards the river in compliance with the
applicable setbacks and avoids disturbing areasthat may reduce the existing natural landscape and
increase stormwater run-off.
4.The grades in excess of 18% and 40% impacted by the proposed project appear to have been man-
made and will not negatively impact the river or the character of the surrounding area.
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Planning Case 2016-05
City of
1140 Sibley Memorial Highway
Mendota
030
Heights
Date: 2/29/2016
SCALE IN FEET
1132
1140
1150
1755
1775
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.
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`
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Charles M & Emily K DoshCharles M & Emily K DoshCity of Lilydale
1140 Sibley Memorial Highway1140 Sibley Memorial Highway1011 Sibley Memorial Hwy
Mendota Heights Mn 55118Mendota Heights Mn 55118Lilydale Mn 55118-5109
David M PlumJacob E SmithOrlando E Ponce
1751 Lexington Ave S1150 Sibley Mem Hwy1128 Sibley Memorial Hwy
Mendota Heights Mn 55118-3607Mendota Heights Mn 55118Mendota Heights Mn 55118
Sibley Holdings LLCState of Mn - DnrState of Mn - Dot
1021 Sibley Hwy Unit 404% Tax Specialist Box 45 500% Dir of Land Mgmt Stop 630 395 John
Saint Paul Mn 55118Lafayette RdIreland Blvd
Saint Paul Mn 55155Saint Paul Mn 55155
Susan D HallWilliam C & Ann C Klocke
1755 Lexington Ave S1132 Sibley Memorial Hwy
Saint Paul Mn 55118-3607Mendota Heights Mn 55118
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Request for Planning Commission Action
MEETING DATE:March 22, 2016
TO: Planning Commission
FROM: Nolan Wall, AICP
Planner
SUBJECT:Planning Case 2016-06
Conditional Use Permit and Critical Area Permit
Xcel Energy Sibley Propane Plant
COMMENT:
Introduction
The applicant isseeking a conditional use permit to bring the existing use intocompliance with the
applicable zoning districtsand acritical area permitto make improvements to an existing structureon the
subject propertywithin the Mississippi River Corridor Critical Area.
Background
In the absence of an approved land use/zoning permit for the existing useon file, staff requested the
applicant apply for a conditional use permit in compliance with the applicable zoning districts. According
to theapplicant, the use pre-dates the current City Code requirements andthe subject property is adequately
screened without compromising security.
There are no proposed grading activities or vegetation removal and the existing structurewill not be
expanded in size or height. However, since the proposed roofing and siding improvements require a
building permit, the Code also requires a critical area permit.
Discussion
The City is using its quasi-judicial authority when considering action on zoning requestsand has limited
discretion; a determination regardingwhether or not the request meets the applicable code standards is
required.
Recommendation
Staff recommends the Planning Commission discuss the requests in this caseand make a recommendation
to the City Council.
Action Required
This matter requires a simple majority vote.
3/22/16 Planning Commission Packet - Page 33
Planning Staff Report
MEETING DATE: March 22, 2016
TO: Planning Commission
FROM: Nolan Wall, AICP
Planner
SUBJECT: Planning Case 2016-06
Conditional Use Permit and Critical Area Permit
APPLICANT: Northern States Power, d.b.a Xcel Energy
PROPERTY ADDRESS:Sibley Propane Plant
ZONING/GUIDED: R-1 One Family Residential/P Parks
B-1A Business Park/LB Limited Business
ACTION DEADLINE:April 23, 2016
DESCRIPTION OF THE REQUEST
The applicant isseeking a conditional use permitto bringthe existing useintocompliance with the
applicable zoning districtsand acritical area permitto make improvements to an existing structureon the
subject propertywithin the Mississippi River Corridor Critical Area. Titles 12-1E-3-B and 12-1F-2-B of
the City Code permit essential service structures as a conditional usein the R-1 and B-1A zoning districts.
Title 12-3-5 of the City Code requires a criticalarea permit for any action or development requiring a
building permit.
BACKGROUND
The Sibley Propane Plantis located south and east of StateTrunk Highway 13 and abutsValley Park to the
south, commercial developments to the northalong the highway, and the Park Place and Summit residential
neighborhoods to the east. The propertycontains two parcels on approximately 25 acres andis operated
by Xcel Energy, formerly Northern States Power. According to the applicant,the use has existed in its
current location since the mid-1950’s.
Neither the applicant nor the city has any record of the appropriate permit approval(s)establishing the
existing use; it is assumed that it pre-dates the city’sincorporation and current City Code. In order to
establish the appropriate permit and recognize the existing conditions/use of the property, staff requested
the applicant apply for a conditional use permit. In addition, the proposed improvements to an existing
structure on the property require a critical area permit.
ANALYSIS
Comprehensive Plan
The subject parcels are guided P Parks and LB Limited Businessin the 2030 Comprehensive Plan. The
applicant’s requests will not change the use or character of the existing property and are compliant with the
Comprehensive Plan.
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Conditional Use Permit
Due to the fact that the existing use of the subject property pre-dates the current City Code, it is considered
“grandfathered” and can continue to operate in its current state. Staff recommends establishing the
appropriate zoning/land use permit for the existing use of the subject property in order to ensure future
improvements can be made in compliance with applicable standards and procedures.
According to Title 12-1B-2 of the Code, “Essential services” are defined as follows:
ESSENTIAL SERVICES: Underground or overhead gas, electrical, steam or water transmission
or distribution systems; collection, communication, supply or disposal systems including poles,
wire, mains, drains, sewers, pipes, conduits, cables, fire alarm boxes, police call boxes, traffic
signals, hydrants or other similar equipment and accessories in conjunction therewith; but not
including buildings.
As shown in the attached maps, the subject property includes two parcels. The north parcel is 3.06 acres
and is zoned entirely B-1A. The south parcel is 22.56 acres and is zoned R-1 and B-1A. Both zoning
districts permit “essential service structures” as a conditional use. Based on the definition and existing use
of the subject property, a conditional use permit is required.
The Code does not contain any conditions for the use in the B-1A zone. However, according to Title 12-
1E-3-B, the following conditions apply in the R-1 District:
Essential service structures, including, but not limited to, buildings such as telephone exchange
stations, booster or pressure regulating stations, wells and pumping stations, elevated tanks, lift
stations and electrical power substations, provided no such building shall be located within fifty
feet (50') from any lot line of an abutting lot in an R district. Prior to granting such permit, it shall
be found that the architectural design of service structure is compatible to the neighborhood in
which it is to be located and thus will promote the general welfare.
Based on the Official Zoning Map, it appears that portions of an existing elevated tank andsecurity fencing
on the propertyare located within the R-1 District. The location of the tank is approximately 200 feet from
the nearest abutting lot in an R-District, which is Valley Park. Furthermore, the proposed building
improvements will not change the footprint nor require any grading or vegetation removal, and will
therefore remain compatible with the surrounding neighborhood. As part of a larger rezoning process after
completion of the comprehensive plan update, staff recommends the city consider rezoning the portion of
the subject property within the R-1 District to B-1A to avoid having two zones within a single property.
In addition, Title 12-3-16 of the City Code requires the following findings for conditional use permit
approval in the Critical Area:
A conditional use permit may be granted only when the following findings are made, in addition to
those conditions listed in this zoning ordinance:
A. The proposed use is consistent with the intent of the critical area order and the city's
comprehensive plan;
B. The proposed use is compatible with uses in the immediate vicinity; and
C. The proposed use is allowed under the applicable ordinances of the city of Mendota
Heights.
D. Any request for a conditional use permit shall include, in addition to other required
public notice,a notification to the appropriate Minnesota department of natural resources
staff for review and comment.
The site is enclosed by a 10-foot-high, barbed-wire-topped, chain link security fence. As part of Planning
Case 1980-08, Northern States Power (NSP) was granted a conditional use permit to relocate and extend
portions of the fence. As part of the approval, NSP provided coniferous and deciduous plantings near the
driveway entrance along the western property boundary line facing Highway 13.
3/22/16 Planning Commission Packet - Page 35
In addition to existing landscaping and natural vegetative cover, the site is approximately 20-30 feet lower
in elevationthan the surrounding residential propertiesto the eastand is buffered by undeveloped lots
owned by Xcel Energy and the City as part of the abutting plats. The Cherry Hill Second Addition was
platted in 1975 and Park Place was platted in 1987. Both developments contain residential properties in
closest proximity to theexisting use, which are located approximately 400 feet from the nearestabove-
ground storage tanks.
Based on the historical information provided by the applicant, the existing use was established on the
subject propertyprior to development of both abutting subdivisions. In addition, the existing use is
compliant with the conditions required for approval of a conditional use permit within the critical area.
Article I of the City Code contains performance standards for applicable uses in all zones. Specifically,
Title 12-1I-8 includes the following standards regarding explosives:
Any use requiring the storage, utilization or manufacturing of products which could explode or
otherwise decompose by detonation shall be located not less than four hundred feet (400') from an
R district and shall be allowed only by conditional use permit.
It appears this standard was adopted in 2010 by Ordinance 429, as part of an expansive code amendment
process. Due to the subject property being partially-zoned R-1, and surrounded by residential developments
that were constructed after theexisting use was established, staff has confirmedwith the City Attorneythat
this standard is not applicablein this case. Therefore, a variance as part of the proposed conditional use
permit request is not required.
Critical Area Permit
The proposed project to replace an interior compressor unit also requires siding and roofing improvements
to an existing structureon the subject property. There are no proposed grading activities or vegetation
removal and the existing structurewill not be expanded in size or height. However, since the improvements
require a building permit, Title 12-3-5-A of the City Code also requires a critical area permit:
No building permit, zoning approval, or subdivision approval permit or certificate shall be issued
for any action or development located in an area covered by this chapter until a site plan has been
prepared and approved in accordance with the provisions of this chapter.
According to Title 12-3-2 of the City Code, the purpose and intent of the Critical Area Overlay District is
to:
Prevent and mitigate irreversible damage to this unique state, local, regional and national resource
Promote orderly development of the residential, commercial, industrial, recreational and public
areas
Preserveand enhance its values to the public and protect and preserve the system as an essential
element in the city's transportation, sewer and water and recreational systems
The existing use is located approximately 1,500 feet from the Mississippi River and is separated from the
river bluff by significantdevelopment along Highway 13 in Lilydale and Mendota Heights. As discussed
as part of the CUP request in this case, the existing use is surrounded by a chain-link security fence and is
buffered by natural vegetation and landscape plantings. Due to the limited scope of the proposed project,
staff is unaware of any potential negative impacts to the critical area.
Title 12-3-11-A of the City Code containsthe following applicableutility and pipeline construction/routing
regulationsin the critical area:
3. Utility substations shall be subject to the following standards:
a. New substations or refurbishment of existing substations shall be compatible in height,
scale, building materials, landscaping and signing with the surrounding natural
environment or land uses. Screening by natural means is encouraged and should be
compatible with the surrounding environment.
3/22/16 Planning Commission Packet - Page 36
b. All development, drainage, and grading plans shall be reviewed by the city engineer and
other advisors as the planning commission or city council may direct prior to action by
that body. The city council may require additional conditions to be met and/or revisions in
the plans to conform to the standards and intent of this chapter.
4. Pipelines and underground utility facilities shall be subject to the following standards:
a. Pipeline facilities shall be located to avoid wetlands, woodlands and areas of unstable
soils.
b. All underground placing of utility facilities and pipelines shall be followed by
revegetation and rehabilitation to the conditions which existed on site prior to
development.
c. All pipelines and underground facilities shall be subject to the site plan review
requirements as set forth in section 12-3-17of this chapter.
The proposed project has been reviewed by the City Engineer and is complaint with the applicable standards
for such a use within the critical area.
INTERAGENCY REVIEW
In addition to the public and private property owners within 350 feet of the subject parcelwithin the City
of Mendota Heights,public hearing notices and application materials were sent to the following agencies
for review and comment:
Minnesota Department of Natural Resources(MNDNR)
Acknowledged receipt of the application request and indicated they had no comments.
City of St. Paul Parks and Recreation Department(Lilydale Regional Park)
Acknowledged receipt of the application request and indicated they had no comments.
City of Lilydale
As of March 17, no comments had been received from the City of Lilydale on this case.
ALTERNATIVES
1.Approval of the Conditional Use Permit and Critical Area Permitrequestsbased on theattached
findings of fact, with conditions.
OR
2.Denial of the Conditional Use Permit and Critical Area Permit requestsbased on the findings of
fact determined by the Planning Commission and/or City Council.
OR
3.Table the request and direct staff to extend the application review period an additional 60 days, in
compliance with MN STAT. 15.99.
3/22/16 Planning Commission Packet - Page 37
STAFF RECOMMENDATION
Staff recommends approval of the Conditional Use Permit and Critical Area Permitrequests to recognize
the existing use of the subject propertyand make improvements to an existing structure, with the following
conditions (Alternative 1):
1.Future improvements on the subject property that expand, alter, or otherwise changethe existing
use or site conditions in any manner shall require an amendment to the conditional use permit,
including a critical area permit if applicable.
2.All applicable permits are obtained from the City prior to construction of the proposed project.
MATERIALS INCLUDED FOR REVIEW
1.Site maps
2.Planning applications, including supporting materials
3/22/16 Planning Commission Packet - Page 38
FINDINGS OF FACT FORAPPROVAL
Conditional Use Permit and Critical Area Permit Requests
Xcel Energy Propane Plant
The following Findings of Fact are made in support of approval of the proposed requests:
1.The existing use pre-dates the current City Code and development of the surrounding residential
uses.
2.The existing natural vegetative/landscape buffers and fencing provide adequate screening without
compromising site security.
3.The existing use meetsthe purpose and intentof the City Code and is consistent with the
Comprehensive Plan.
4.There are no proposed grading activities or vegetation removal and the existing structure will not
be expanded in size or height.
5.The proposed project meets the purpose and intent of the Critical Area Overlay District Chapter of
the City Code.
3/22/16 Planning Commission Packet - Page 39
Planning Case 2016-06
City of
Xcel Energy Propane Plant
Mendota
0290
Heights
Date: 2/22/2016
SCALE IN FEET
Legend
Xcel Properties
MR-PUD
Zoning District
B-1
B-1A
HR-PUD
MR-PUD
HR-PUD
B-1A
R-1
Critical Area Overlay
B-1
R-1
R-1
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.
3/22/16 Planning Commission Packet - Page 40
Planning Case 2016-06
City of
Xcel Energy Propane Plant
Mendota
0140
Heights
Date: 2/22/2016
SCALE IN FEET
901
901
Legend
8
0
8
Xcel Properties
Interstate Valley Creek
910
100-foot Buffer
Project Area
81
0
81
4
818
2
82
6
2
8
8
20
83
8
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.
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Alan R Tste MenningAndrew R GreenbergAnne Hickey Tste Everett
1320 Riverside Ln Unit 1051344 Riverside Ln1320 Riverside Ln Unit 404
Mendota Heights Mn 55118Mendota Heights Mn 55118Mendota Heights Mn 55118
Anne T Tste TosneyAnthony J MullenBarbara C Tste Winthrop
1320 Riverside Ln Unit 2011270 Birch Ct1320 Riverside Ln Unit 409
Mendota Heights Mn 55118Mendota Heights Mn 55118Mendota Heights Mn 55118
Bert J & Carolyn M McKasyBlair K & Betty R AndersonBradley J & Lynn M Schmidt
1294 Aspen Way1320 Riverside Ln Ste 10813004 Milford Pl
Mendota Heights Mn 55118Mendota Heights Mn 55118Fort Myers Fl 33913
Brittany N WickaBruce M FinkCarl R & Marilyn Ann Simmons
1320 Riverside Ln Unit 1121357 Riverside Ln1315 Riverside Ln
Mendota Heights Mn 55118Mendota Heights Mn 55118Mendota Heights Mn 55118
Carolyn J SorensenCelestine E Von FeldtCity of Mendota Heights
1320 Riverside Ln Unit 4031320 Riverside Ln Unit 4021101 Victoria Curv
Mendota Heights Mn 55118Mendota Heights Mn 55118Saint Paul Mn 55118-4167
City of Mendota HeightsCity of Mendota HeightsCity of Mendota Heights
1101 Victoria Curv1101 Victoria Curv1101 Victoria Curv
Saint Paul Mn 55118-4167Saint Paul Mn 55118-4167Saint Paul Mn 55118-4167
City of St PaulCity of St PaulColleen A Oconnor
% Division of Parks & Recreation 25% Division of Parks & Recreation 251274 Birch Ct
4th Street W 300 City Hall Annex4th Street W 300 City Hall AnnexMendota Heights Mn 55118
Saint Paul Mn 55102Saint Paul Mn 55102
Corrine H McCarthyCyrstal R Ruzick FriskneyDale E Tste Peterson
1320 Riverside Ln819 Park Place Dr1337 Riverside Ln
Mendota Heights Mn 55118Saint Paul Mn 55118-2740Mendota Heights Mn 55118
Daniel & Christine ObrienDaniel B & Candace K GarryDaniel J & Mary Jean Schneeman
1352 Riverside Ln1312 Aspen Way1278 Birch Ct
Mendota Heights Mn 55118Mendota Heights Mn 55118Mendota Heights Mn 55118
David E & Janice M JessenDavid E & Kaye M JankowskiDavid E Moe
869 Bluff Cir2070 Acacia Dr870 Bluff Cir
Saint Paul Mn 55118-2746Mendota Heights Mn 55120Mendota Heights Mn 55118
3/22/16 Planning Commission Packet - Page 50
David J KorteDavid L AyersDavid S & Mary S Trudeau
1320 Riverside Ln Unit 4052121 Theresa St1385 Farmdale Rd
Mendota Heights Mn 55118Mendota Heights Mn 55120-1309Saint Paul Mn 55118-2731
Denise M Revocable T MineaDennis E & Marie E T PulancoDiana L Schutter
17226 Shallow Lake Ln1295 Riverside Ln1292 Aspen Way
Warba Mn 55793Mendota Heights Mn 55118Mendota Heights Mn 55118
Edward A & Elizabeth WaschbuschEdward J & Mary L Ts LeclairEric F & Kathy Schneeman
1341 Riverside Ln1320 Riverside Ln Apt 102868 Bluff Cir
Mendota Heights Mn 55118Mendota Heights Mn 55118Saint Paul Mn 55118-2746
Franklin S HellerGabriel Law Bldg LLCGabriel Law Building LLC
1320 Riverside Ln Unit 311% Richard Gabriel 670 Apache Ln880 Sibley Memorial Hwy Ste 114
Mendota Heights Mn 55118Mendota Heights Mn 55120-1648Mendota Heights Mn 55118
Gary D & Denise N GarnerGeorge A Jr & Gloria SonnenGerald M & Rose M Linnihan
818 Park Place Dr1387 Farmdale Rd1297 Aspen Way
Saint Paul Mn 55118-2743Saint Paul Mn 55118-2731Mendota Heights Mn 55118
Gerald R & Donna M McKoskeyGregory & Britt GeigerHarold H & Margaret Riehm
1359 Riverside Ln826 Park Place Dr2214 High Pointe Ct
Mendota Heights Mn 55118Mendota Heights Mn 55118-2743Mendota Heights Mn 55120-1914
Harriet Tste GleemanHealth Special Risk IncHealth Special Risk Inc
1320 Riverside Ln Unit 308% Cheryl Mahaffey 4100 Medical Pkwy% Cheryl Mahaffey 4100 Medical Pkwy
Mendota Heights Mn 55118Carrollton Tx 75007Carrollton Tx 75007
Heidi L MineaHenry J & Anne T PabstHomeowners of Park Place
1304 Aspen Way6 Windy Hill Ct864 Bluff Cir
Mendota Heights Mn 55118Sunfish Lake Mn 55077Mendota Heights Mn 55118
James D FoleyJames Donald Living TracyJames F & Jane A Williams
1258 Birch Ct1320 Riverside Ln Unit 4101306 Aspen Way
Mendota Heights Mn 55118Mendota Heights Mn 55118Mendota Heights Mn 55118
James J Tste BellusJames T YoungJean B Tste Sweeney
1320 Riverside Ln Unit 4081321 Riverside Ln Unit 52b1320 Riverside Ln Unit 411
Mendota Heights Mn 55118Mendota Heights Mn 55118Mendota Heights Mn 55118
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Jeanne A PoeplJerome O Revocable T SlawikJoan M Brownstein
1320 Riverside Ln Unit 2061320 Riverside Ln Unit 110% Julie Robbins 111 Kellogg Blvd E
Mendota Heights Mn 55118Mendota Heights Mn 55118Apt 2114
Saint Paul Mn 55101
John & Annette WhaleyJohn & Paula GondekJohn A Redpath
1327 Riverside Ln1302 Aspen Way340 Riverside Dr Apt 2b
Mendota Heights Mn 55118Mendota Heights Mn 55118New York Ny 10025
John D & Debra J KleinJohn E & Janet M Tst ThamesJohn N & Katherine N Haugh
1320 Riverside Ln Unit 2021335 Riverside Ln1320 Riverside Ln Unit 401
Mendota Heights Mn 55118Mendota Heights Mn 55118Mendota Heights Mn 55118
John R Tste HaughJonathan H & Martha MorganJoseph P & Janet L Turk
1354 Riverside Ln1320 Rivreside Ln Unit 3031303 Aspen Way
Mendota Heights Mn 55118Mendota Heights Mn 55118Mendota Heights Mn 55118
Joseph P LallyJudith G WeinstineJudy A Dalton
1289 Aspen Way1320 Riverside Ln Unit 109815 Park Place Dr
Saint Paul Mn 55118Mendota Heights Mn 55118Mendota Heights Mn 55118-2700
Julie Anne Tste SullivanKaren MooreKathryn A Tste Stoltz
1320 Riverside Ln Unit 4071320 Riverside Ln Apt 3071320 Riverside Ln Unit 207
Mendota Heights Mn 55118Mendota Heights Mn 55118Mendota Heights Mn 55120
Kenneth J & Nancy A LerachKevin & Mary HammelLarry & Sharon G Larson
1383 Farmdale Rd1320 Riverside Ln Unit 107Po Box 458
Saint Paul Mn 55118-2731Mendota Heights Mn 55118Baudette Mn 56623
Linda M ReilingLisa B CappLynne M Tste Mills
1291 Riverside Ln1310 Aspen Way1320 Riverside Ln Unit 406
Mendota Heights Mn 55118Mendota Heights Mn 55118Mendota Heights Mn 55118-1657
Marilyn G Tste SmithMarilyn J GoldmanMarilyn R Moe
1314 Aspen Way1353 Riverside Ln1320 Riverside Ln Unit 203
Mendota Heights Mn 55118Mendota Heights Mn 55118Mendota Heights Mn 55118
Marjorie M GrantMark A & Karen L ClassenMark G & Joyce A Hall
1395 Farmdale Rd1381 Farmdale Rd1340 Riverside Ln
Saint Paul Mn 55118-2731Saint Paul Mn 55118-2731Mendota Heights Mn 55118
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Mary Ann AdrianMary Ann Rev Intervi YankovichMary Massetti
1320 Riverside Ln Unit 205% Patricia Martens 2112 43rd St E1320 Riverside Ln Ste 111
Mendota Heights Mn 55118Minneapolis Mn 55407Mendota Heights Mn 55118
Mary T Adrian-larsonMatthew J & Mary E AbbottMichael D & Mary B Partington
1320 Riverside Ln Unit 3061348 Riverside Ln822 Park Place Dr
Mendota Heights Mn 55118Mendota Heights Mn 55118Mendota Heights Mn 55118-2743
Michael J & Susan I BozivichMichelle Olson HansenNaomi A Arnold
1262 Birch Ct1309 Riverside Ln1280 Riverside Ln
Mendota Heights Mn 55118Mendota Heights Mn 55118Mendota Heights Mn 55118
Ncwpcs Mpl 27 Yr Site Tower HoldingsNorthern States Power CoNorthern States Power Co
L% Property Tax Department 414% Property Tax Department 414
% Property Tax Dept 909 Chestnut StNicollet MallNicollet Mall
Room 36-m-1Minneapolis Mn 55401Minneapolis Mn 55401
St Louis Mo 63101
Northern States Power CoNorthern States Power CoNorthern States Power Co
% Property Tax Department 414% Property Tax Department 414% Property Tax Department 414
Nicollet MallNicollet MallNicollet Mall
Minneapolis Mn 55401Minneapolis Mn 55401Minneapolis Mn 55401-1993
Northern States Power CoNorthern States Power CompanyOpus Nwr Development LLC
% Property Tax Department 414% Property Tax Department 414% David J Menke 10350 Bren Rd W
Nicollet MallNicollet MallMinnetonka Mn 55343
Minneapolis Mn 55401-1993Minneapolis Mn 55401
Opus Nwr Development LLCOrville G Tste YerksPamela E Gergen
% David J Menke 10350 Bren Rd W1320 Riverside Ln Apt 4001356 Riverside Ln
Minnetonka Mn 55343Mendota Heights Mn 55118Mendota Heights Mn 55118
Patricia W CaseyPaul D HaggertyPaul D Haggerty
1320 Riverside Ln Unit 101704 Linden St704 Linden St
Mendota Heights Mn 55118Mendota Heights Mn 55118Mendota Heights Mn 55118
Paul H & Karen M CapizPeter E & Cheryl L MairsPeter T & Camille S Vogt
1320 Riverside Ln Unit 3021320 Riverside Ln Unit 208867 Bluff Cir
Mendota Heights Mn 55118Mendota Heights Mn 55118Mendota Heights Mn 55118-2746
Phalon Vaughn & Audr BergQuentin J HietpasRafael & Elizabeth J Carrillo
1293 Aspen Way1333 Riverside Ln1320 Riverside Ln Ste 310
Mendota Heights Mn 55118Mendota Heights Mn 55118Saint Paul Mn 55118
3/22/16 Planning Commission Packet - Page 53
Richard A & Joann J McMahonRichard D GoffRichard H & Linda S Distad
1320 Riverside Ln Unit 2091360 Riverside Ln1301 Aspen Way
Mendota Heights Mn 55118Mendota Heights Mn 55118Mendota Heights Mn 55118
Richard J & Diane KrugerRobert A & Marianne BerkopecRobert D Blake
1266 Birch Ct1320 Riverside Ln Unit 211821 Park Place Dr
Mendota Heights Mn 55118Mendota Heights Mn 55118Mendota Heights Mn 55118-2740
Robert D McNamara Family Ltd PtnshpRobert E Jr SoleimRobert J & Fiona G Roddy
880 Sibley Memorial Hwy1288 Aspen Way1358 Riverside Ln
Mendota Heights Mn 55118-1736Mendota Heights Mn 55118Mendota Heights Mn 55118
Robert Joseph DonnellyRobert McNamara Family Ltd PtnshpScott & Laurie Stanek
1331 Riverside Ln Unit 54a880 Sibley Memorial Hwy Unit 1131300 Aspen Way
Mendota Heights Mn 55118Saint Paul Mn 55118-1721Mendota Heights Mn 55118
Smp Ventures LLCSmp Ventures LLCStephen H & Joanne S Tibbetts
%Todd A Geller 421 Wabasha St N Ste%Todd A Geller 421 Wabasha St N Ste1392 Farmdale Rd
200200Saint Paul Mn 55118-2732
Saint Paul Mn 55102Saint Paul Mn 55102
Steven J & Rose A LambrosSuzanne Kay Living T SwanThomas Arnold Trust Gaylord
1320 Riverside Ln Unit 309% James D Tracy 1320 Riverside LnPo Box 190
Mendota Heights Mn 55118Unit 410Grand Marais Mn 55604
Mendota Heights Mn 55118
Thomas H III & Linda GarrettThomas H NonnemacherThomas J & Diane E Flynn
1307 Aspen Way1316 Aspen Way1349 Riverside Ln Unit 60a
Mendota Heights Mn 55118Mendota Heights Mn 55118Mendota Heights Mn 55118
Thomas P & Teresa D VannelliThomas R & Laurie N SmithThomas R Muck
1308 Aspen Way1283 Riverside Ln1396 Farmdale Rd
Mendota Heights Mn 55118Mendota Heights Mn 55118Mendota Heights Mn 55118
Timothy P & Kathleen KilleenTracy L DixonVictor B Yakhinson
1320 Riverside Ln Unit 1041320 Riverside Ln Unit 2101320 Riverside Ln Unit 212
Mendota Heights Mn 55118Mendota Heights Mn 55118Mendota Heights Mn 55118
William & Karen LeeWilliam D & Paula G BathkeWilliam G & Sarah K Armstrong
1287 Riverside Ln1254 Birch Ct1361 Riverside Ln
Mendota Heights Mn 55118Mendota Heights Mn 55118Mendota Heights Mn 55118
3/22/16 Planning Commission Packet - Page 54
William J & Jeanne T McLeod
1296 Aspen Way
Mendota Heights Mn 55118
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