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2016-10-25 Planning Comm Agenda Packet10/25/16 Planning Commission Packet - Pagel CITY OF MENDOTA HEIGHTS PLANNING COMMISSION AGENDA October 25, 2016 — 7:00 p.m. Mendota Heights City Hall 1. Call to Order 2. Roll Call 3. Adopt Agenda 4. Approve September 27, 2016 Planning Commission Minutes 5. Presentations: a. Dodd Road Trail Feasibility Study — Stantec Consulting Services 6. Public Hearings: a. Case No. 2016-39: Kathleen Casper. Variance at 548 Butler Avenue West. b. Case No. 2016-40: Ideal Energies, LLC. Conditional Use Permit at 1450 Mendota Heights Road. c. Case No. 2016-41: Jerry Trooien. Critical Area Permit and Conditional Use Permit at 1010 Sibley Memorial Highway. d. Case No. 2016-42: Timothy McGough. Comprehensive Plan Amendment and Rezoning at 1787 Lexington Avenue South. 7. Verbal Review 8. Staff and Commission Announcements 9. 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. 10/25/16 Planning Commission Packet - Page2 CITY OF MENDOTA HEIGHTS DAKOTA COUNTY, MINNESOTA PLANNING COMMISSON MINUTES September 27, 2016 The regular meeting of the Mendota Heights Planning Commission was held on Tuesday, September 27, 2016 in the Council Chambers at City Hall, 1101 Victoria Curve at 7:00 P.M. The following Commissioners were present: Chair Litton Field, Jr., Commissioners Howard Roston, Michael Noonan, Mary Magnuson, Christine Costello, and Brian Petschel. Those absent: Doug Hennes. Others present were City Planner Nolan Wall and Public Works Director Ryan Ruzek. Approval ofAgenda The agenda was approved as submitted. Approval ofAugust 23, 2016 Minutes COMMISSIONER ROSTON MOVED, SECONDED BY COMMISSIONER MAGNUSON TO APPROVE THE MINUTES OF AUGUST 23, 2016, WITH TYPOGRAPHICAL CORRECTIONS. AYES: 6 NAYS: 0 ABSENT: 1 (Hennes) Hearings Chair Field noted that Planning Case 2016-36 was noticed at 1032 Dakota Drive. At this point that application is still standing but there will not be a public hearing on it this evening. It may be determined that a public hearing is not necessary. A) PLANNING CASE #2016-35 Great Northern Builders, LLC, 780 South Plaza Drive Conditional Use Permit City Planner Nolan Wall explained that the applicant was seeking a Conditional Use Permit to construct an addition to an existing building and parking lot expansion on the subject property located at 780 South Plaza Drive. City code does require a Conditional Use Permit for its existing use and subsequent improvements in the B-1 Limited Business Zoning District. Planner Wall shared an image of the subject parcel relative to its location within the City, surrounding lots, and streets. He noted an error on the zoning map as some of the surrounding parcels are zoned R-1, Residential. The Mendota Plaza Development is located just north of the 10/25/16 Planning Commission Packet - Page3 subject parcel. The parcel is approximately 50,000 square feet and is bordered by commercial uses to the east, to the west, and to the north and residential uses to the south. Planner Wall then shared an image of the site plan. The property is owned and operated as Boltz's Family Martial Arts and the proposal is to construct an approximately 3,000 -square foot addition on the west side of the building. In addition, the parking lot would be reconstructed to add additional stalls, curbing, and striping. As part of Planning Case 2002-23, the City Council approved a conditional use permit that allowed this existing use under the `private academies' classification in the B-1 District. Due to the proposed project scope and significant expansion of the existing building and parking lot, staff and the City Attorney determined that a new conditional use permit would be required. Planner Wall then reviewed the applicable standard requirements in the B-1 Zoning District and explained how this proposal complies with those standards. He also explained that the existing building has white vinyl siding, asphalt shingles, and aluminum fascia and soffits. The proposed addition would have the same exterior materials and color. There is a brick facing along the bottom of the building that would be replaced with siding. The code does allow for subsequent additions to buildings in commercial zones to be constructed of materials of a comparable quality and appearance to the existing condition. Planner Wall shared photographic images of the existing conditions on the property paying particular attention to the existing screening and vegetation between the property and the residential area. He also noted that they do have two trash and recycling containers that are currently out on the edge of the parking lot and are not screened from the street or adjacent properties. After discussions with the property owner they have added a proposed trash enclosure area that would be gated, making it compliant with the area. It also improves the appearance of the site. Specific to the parking lot, the proposed project would be compliant with the site and parking lot landscaping percentages. They are proposing to remove seven trees. Staff recommended that additional coniferous plantings then be installed on the eastern property boundary line to provide for additional screening and as a replacement for the trees that are being removed. The screening and vegetation along the western and southern property lines would remain in place and staff believes they provide adequate buffer and screening of the site. The proposed drive lanes, parking lot setbacks, stall dimensions, and the number of stalls, all meet the applicable city code requirements. In addition, the property owner is proposing an increase of approximately 6,000 square feet of impervious surface. There is on-site storage and retention that is accomplished through the addition of a rain garden, which will provide both drainage control and water quality improvements. The proposed plan also includes a surface water protection plan, which addresses erosion control requirements. The proposed project meets the applicable standards for the granting of a conditional use permit and improves the overall appearance and quality of the property while supporting growth of an existing business. 10/25/16 Planning Commission Packet - Page4 Staff recommended approval of this conditional use permit based on the Findings of Fact with Conditions. Commissioner Noonan asked for a description of the rear yard condition and what may change with the extension of the building. Referencing the site plan, Planner Wall indicated where the proposed extension would be coming out from the side by approximately 29.5 feet. The setback from the rear property boundary line would be 48.6 feet; set back appropriately from those rear yards. There is also some significant existing vegetation that would not be impacted by this expansion. Planner Wall noted that he heard from one resident who asked a similar question and voiced no concerns with the proposal as provided. Mr. Chris Biljan of Great Northern Builders, LLC and Master Greg Bolton, 2219 Apache Street, property owner were available for questions. Besides the expansion details already provided by Planner Wall, Mr. Biljan noted that they would be adding ADA compliant ramps inside and outside and remodeling the bathrooms. Commissioner Magnuson asked how many people they anticipate this expansion would provide for. Mr. Biljan replied that with the number of additional parking stalls and off-street parking, they would be more than compliant with the required number of stalls per square foot of commercial space. Master Bolton stated that having the addition they would be able to stagger the class times. The majority of the martial arts students — 60% to 70% - are kids. These students are typically dropped off and picked up by their parents. The parking lot expansion would ensure the safety of these kids as they enter and leave the building. Mr. Biljan added that they have no problems with adding the vegetation recommended and complying with all of the conditions for approval. Chair Field opened the public hearing. Mr. Charlie Durenberger, 790 Creek Avenue, noted that this business is an asset to the community and a great neighbor. He asked if there would be any parking lot lighting added to the property. Planner Wall replied that there was not any lighting that was shown on the plan. The city code requirements are zero foot candle readings at the property boundary lines. Staff could certainly follow-up with that; however, they would review that as part of the building permit application. If the commission wished, staff could add a condition stating that any lighting that would be added to the parking lot be compliant with the applicable city code standards. Mr. Chris Biljan returned and noted that they have not proposed to add any additional parking lot lighting. There is minimal lighting on the building now — the main entryways, etc. — with a few new entry doors that will be eliminated at the doorway. However, as far as any lighting or car lot lamps there are no plans to install any at this time. Commissioner Noonan noted that he did not believe it was necessary to include a condition stating that adding lighting to the parking lot must be in compliance. However, if there would be a change of heart there would need to be additional discussions with the City. 10/25/16 Planning Commission Packet - Page5 Chair Field asked for a motion to close the public hearing. COMMISSIONER NOONAN MOVED, SECONDED BY COMMISSIONER MAGNUSON, TO CLOSE THE PUBLIC HEARING. AYES: 6 NAYS: 0 ABSENT: 1 (Hennes) COMMISSIONER NOONAN MOVED, SECONDED BY COMMISSIONER ROSTON, TO RECOMMEND APPROVAL OF PLANNING CASE 2016-35, CONDITIONAL USE PERMIT BASED ON THE FOLLOWING FINDINGS OF FACT: 1. The proposed project is compliant with the applicable B-1 Limited Business District and off-street parking standards, enhances the overall appearance of the property, improves drainage, supports growth of an existing business, and addresses several existing legal non - conformities. 2. Additional plantings will be installed to replace those being removed as part of the proposed parking lot expansion. 3. The proposed project is compliant with the standards for granting a conditional use permit and is consistent with the Comprehensive Plan. AND WITH THE FOLLOWING CONDITIONS: 1. Building and grading permits shall be issued prior to construction of the proposed project(s). 2. The proposed trash/recycling container enclosure structure shall be constructed of either modular block or wood fencing, in compliance with the applicable City Code requirements. 3. There shall be no outdoor storage of either materials or products, except through the issuance of a conditional use permit and where expressly allowed in the underlying zoning district. 4. Coniferous plantings shall be located along the eastern property boundary line to replace those being removed for the proposed parking lot expansion, to be reviewed and approved by staff. 5. All grading and construction activities as part of the proposed development shall 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. 6. The property shall comply with the applicable commercial/industrial property maintenance standards, as required by City Code. AYES: 6 NAYS: 0 ABSENT: 1 (Hennes) Chair Field advised the City Council would consider this application at its October 4, 2016 meeting. Verbal Review 10/25/16 Planning Commission Packet - Page6 Planner Wall gave the following verbal review: PLANNING CASE #2016-16 Mendota Plaza 2nd Addition Planned Unit Development Amendment • This was before the Commission earlier this summer and a number of meetings were held with the City Council with actions to table and extend the application to address certain issues that had come up as part of the discussion • Approved by the City Council on September 20, 2016 • Planner Wall reviewed the main changes that the PUD went through since the Planning Commission recommended approval o The original proposal was for 149 units; the number of units has been reduced by 10 to 139 units; they tapered back the fourth story in certain locations making a less visual presence o They originally requested from MnDOT a right in/right out access permit off of Highway 110, they received confirmation from MnDOT that they will be issuing a right in only permit. MnDOT, as part of their reconstruction project of Highway 110, will be adding a de -acceleration turn lane off of Highway 110. Mendota Plaza will be making modifications to a separate access point located outside of this immediate project area to compensate for the lack of the right out that had been originally requested from MnDOT. PLANNING CASE #2016-31 2300 Pilot Knob Road Conditional Use Permit • Approved by the City Council as recommended by the Planning Commission PLANNING CASE #2016-33 2500 Lexington Avenue Comprehensive Plan Amendment • Approved by the City Council as recommended by the Planning Commission • Has been submitted to the Metropolitan Council for their final approval PLANNING CASE #2016-34 Code Amendments to Solar Energy Systems • Proposed to change the roof mounted systems to be permitted accessory use, while the ground mounted systems would remain as conditional use permit requests with some minor amendments to clean up some language o Approved by the City Council Staff and Commission Announcements Planner Wall noted that at the last City Council meeting there were a number of residents that came forward and made a presentation on allowing chickens in residential zoning districts. This is not a new issue to the Commission or Council; however, based on that discussion the City Council directed action back to the Planning Commission to study the 10/25/16 Planning Commission Packet - Page7 issue and make some potential recommendations regarding an ordinance that would allow chickens within the City. They are looking for feedback from the Commission, if they were to go down that road as a policy decision, on what issues should be considered and what things ultimately might be included in a subsequent ordinance amendment. This is scheduled for the November 22 Planning Commission meeting and materials will be provided beforehand for discussion of that issue. The Planning Commission requested that staff return to the Council and obtain more clarity on what it is they are looking for before the November 22 Planning Commission meeting. • There will be an open house before the Parks Commission meeting Monday, October 17 from 5:30 p.m. to 6:30 p.m., in Council Chambers, regarding the Dodd Road Corridor Study. There will be a presentation by the planning consultant [Stantec] at the 6:30 p.m. meeting. • Planner Wall recognized this as being his last Planning Commission meeting. He has been serving the City of Mendota Heights for the last three years. He will be starting a new position with the City of Vadnais Heights. He personally thanked this Commission, as well as previous Commission members Viksnins and Hennessey, who have served during his time here for their work with the City. It has been his pleasure to work with this group in service to the City. Their professionalism and knowledge has driven him to be a better Planner, for which he is grateful. Commissioners expressed their appreciation to Planner Wall and their regrets at seeing him leave. Chair Field noted that Mr. Phil Carlson and his team from Stantec would be providing interim planning services regarding the planning cases that would be before the Planning Commission for the next few months. Ultimately, they will be providing some weekly office hours or availability to ensure in-depth questions from residents or developers would be answered. Adjournment COMMISSIONER MAGNUSON MOVED, SECONDED BY COMMISSIONER COSTELLO, TO ADJOURN THE MEETING AT 7:43 P.M. AYES: 6 NAYS: 0 ABSENT: 1 (Hennes) 10/25/16 Planning Commission Packet - Page8 Dodd Road Trail Feasibility Study Prepared for: City of Mendota Heights Prepared by: Fay Simer, AICP DRAFT October 11, 2016 10/25/16 Planning Commission Packet - Page9 Table of Contents EXECUTIVESUMMARY............................................................................................................... 1.0 INTRODUCTION............................................................................................................. 1 2.0 PROJECT LOCATION..................................................................................................... 4 3.0 TRAIL DESIGN STANDARDS............................................................................................ 6 3.1 TRAIL ELEMENTS AND WIDTHS.......................................................................................... 6 3.2 OTHER RIGHT-OF-WAY USES.............................................................................................7 3.2.1 Burying Utilities................................................................................................. 8 3.2.2 Relocating Utilities........................................................................................... 8 3.2.3 Replacing Drainage Ditches......................................................................... 9 4.0 PRELIMINARY ASSESSMENT......................................................................................... 11 5.0 RECOMMENDED TRAIL ALIGNMENT........................................................................... 13 5.1 PHYSICAL FEATURES........................................................................................................ 14 5.2 RIGHT-OF-WAY AVAILABILITY......................................................................................... 15 6.0 COMMUNITY INPUT..................................................................................................... 24 6.1 MENDOTA HEIGHTS 5K/PARKS CELEBRATION..............................................................24 6.2 PARKVIEW PLAZA AND VILLAGE COMMONS (08.25.16 AND 08.31.16) ................... 24 7.0 PRELIMINARY COST ESTIMATES................................................................................... 25 8.0 SUMMARY AND RECOMMENDATIONS....................................................................... 26 LIST OF TABLES Table 1: Private Right -of -Way Required for Trail........................................................................................16 Table 2: Trail Construction Cost Estimates..................................................................................................25 LIST OF FIGURES Figure 1: Mendota -Lebanon Hills Greenway Master Plan ...................................................... 2 Figure 2: 2040 Transportation Policy Plan.................................................................................. 3 Figure 3: Dodd Road Corridor and Existing Trail Facilities in Mendota Heights .................... 5 Figure 4: Assumed Widths of Right -of -Way Uses....................................................................... 7 Figure 5: Surface Drainage with Retaining Wall Below........................................................... 9 Figure 6: Surface Drainage and Ditch with Retaining Wall Above ....................................... 9 Figure 7: Drainage with Storm Sewer....................................................................................... 10 Figure 8: Assessment of potential trail alignment................................................................... 12 Figure 9: Recommended Trail Alignment................................................................................ 13 Figure 10: Right -of -Way Needed in Segment 1 (Delaware Ave. to Chippewa Ave.).............................................................................................................................. 17 Figure 11: Right -of -Way Needed in Segment 2 (Chippewa Ave. to Emerson Ave.) ........ 18 (3 5tantec 10/25/16 Planning Commission Packet - Pagel 0 Figure 12: Right -of -Way Needed in Segment 3 (Emerson Ave. to Wentworth Ave.) ........ 19 Figure 13: Right -of -Way Needed in Segment 4 (Wentworth Ave. to Marie Ave.) ............. 20 Figure 14: Trail Alignment in Segment 7 Using Public Right -of -Way (Decorah Lane toSouth Plaza Drive) ................................................................................................... 21 Figure 15: Trail Alignment in Segment 8 Using Public Right -of -Way (Decorah Lane toLake Drive) ............................................................................................................... 22 Figure 16: Trail Alignment in Segment 9 Using Public Right -of -Way (Lake Drive to MendotaHeights Road) ............................................................................................. 23 LIST OF APPENDICES APPENDIX A PUBLIC PARTICIPATION PLAN ................................................................... A.1 APPENDIX B DETAILED COST ESTIMATES ....................................................................... B.2 (3 Stantec 10/25/16 Planning Commission Packet - Pagel 1 Executive Summary The City of Mendota Heights retained Stantec Consulting Services to evaluate preliminary feasibility of an off-road trail along Dodd Road. Dodd Road runs approximately 3.8 miles north - south the entire length of the City. Approximately one mile of this corridor is served by an existing trail or by a funded trail that will be constructed in 2018. Stantec analyzed 2.8 miles of the corridor between Delaware Ave. and Marie Ave. and between Wagon Wheel Trail and Mendota Heights Road. To identify the best location for a trail alignment, Stantec generated assumptions regarding the total surface width required for a trail facility. A trail would require a twenty foot -wide corridor adjacent to the roadway shoulder. This corridor would accommodate an eight -foot wide walking and bicycling trail, clear zones, private utilities, and drainage infrastructure for stormwater generated by both the trail and the road. Stantec conducted a desktop assessment and field review to understand the physical conditions within the public right-of-way that would impact trail construction, and assess the availability of public right-of-way for a trail. The following principles guided our analysis of potential locations for a trail alignment along Dodd Road: • Utilize available public right-of-way as much as possible • Minimize relocation of utilities • Minimize disruption to slopes and trees • Minimize crossings; maintain a continuous trail segment along one side of Dodd Road for as long as possible Based on this analysis, Stantec's recommended alignment for an off-road trail along Dodd Road would run on the west side of Dodd Road from Delaware Ave. to Marie Ave. Trail users would cross Dodd Road at Marie Ave. to a planned trail segment along the east side of Dodd from Marie to Maple St., connecting to an existing trail that runs from Maple St. south of Highway 1 10 on the east side of Dodd Road. From Highway 1 10 to Mendota Heights Road, Stantec recommends a trail alignment on the east side of Dodd Road. Our preliminary cost estimate for constructing this trail in its entirety is $3.6 million, including soft costs. This does not include right-of-way acquisition. In order to construct the trail, the City of Mendota Heights would need to acquire approximately 75,000 square feet of right-of-way from approximately 71 privately owned parcels. The City of Mendota Heights conducted outreach meetings with community stakeholders to understand preferences regarding a trail alignment. Participants generally supported a trail along the corridor and indicated a desire for safer walking and bicycling facilities on Dodd Road. 5 Stantec 10/25/16 Planning Commission Packet - Pagel2 Stantec recommends the City pursue the following next steps in order to advance implementation of a trail in this corridor: • Continue to discuss the proposed alignment with citizens and elected officials to generate buy -in and support for the trail concept. • Pursue trail construction in segments. This helps spread costs out over time. Begin construction along southern trail segments where right-of-way is publicly owned. Completed segments can help build public support for the trail and for extending the alignment further north where right-of-way acquisition is required. • Initiate individual meetings with property owners along the trail alignment to assess support for the trail project and readiness to sell property or easements for trails segments. • Continue conversations with Xcel Energy staff and other utility companies regarding relocation needs of private utilities. Utility staff expressed appreciation for early notice of these discussions and can more easily join productive partnerships when they are included early in the process. • Look for opportunities through the development review process to acquire trail easements as properties change ownership. • Work with MnDOT to install crossing improvements such as medians at key locations on Dodd Road during its 2018 resurfacing project to improve safe access to the trail. • Both segments 7A and 7B create a continuous off-road connection throughout the trail corridor. While it is likely only feasible to construct one alignment in the short term, the City should pursue both alignments in the long term to maximize the trail's connectivity with existing trail and the City's park system. (3 Stantec 10/25/16 Planning Commission Packet - Pagel3 INTRODUCTION This report documents preliminary feasibility analysis of an off-road trail along Dodd Road in the City of Mendota Heights, MN. This corridor represents a gap in the City's extensive trail network. Currently, there are no sidewalks or trails along most of Dodd Road. The road is paved with wide shoulders, which are used regularly by both cyclists and pedestrians. Enhancing bicycling and walking facilities in this corridor would greatly improve connectivity of the city-wide trail system and create a continuous north -south connection through Mendota Heights. Improving walking and bicycling facilities along Dodd Road is consistent with local and regional plans. The City of Mendota Heights 2030 Comprehensive Plan identifies planned improvements on Dodd Road between TH110 and Marie Avenue as a priority in its Parks and Open Space Plana This trail connection will be implemented during MnDOT's 2018 resurfacing project on Dodd Road. Dakota County's Mendota -Lebanon Hills Greenway Master Plan, depicted in Figure 1, identifies portions of Dodd Road in Mendota Heights as the preferred and/or alternative alignment for a future greenway corridor that would include bicycling and walking facilities. 2 The Metropolitan Council's 2040 Transportation Policy Plan identifies Dodd Road as part of a Tier 1 Priority Regional Bicycle Transportation Corridor.3 The Met Council defines these as the highest priority corridors for regional transportation planning and investment, located where they can attract the most riders and most effectively enhance mode choice in favor of biking and walking. The City of Mendota Heights asked Stantec to perform a preliminary feasibility analysis of an off- road trail along Dodd Road. City of Mendota Heights staff also conducted outreach meetings with community members to gauge interest and support for a potential trail alignment, summarized in Section 6. This report documents right-of-way availability for a trail along Dodd Road; assesses major geographic features such as mature trees, wetlands, and slopes that could impact the trail's physical design and constructability; and presents a preliminary recommendation for a trail alignment along Dodd Road based on these characteristics. An estimated cost to construct this alignment is also included in this report. This study and City -led community outreach regarding the trail alignment was funded by a grant from Dakota County as part of the Statewide Health Improvement Program. 1 City of Mendota Heights website. Accessed 9.19.16. http://www.mendota-heiahts.com/vertical/sites/%7BAOFB05B5- 4CF8-4485-84AA-OC48DOBC98D7%7D/uploads/%7BC3D7F995-5084-416B-8992-95A9EDFE7BF8%7D.PDF 2 Dakota County website. Accessed 9.19.16. https://www.co.dakota.mn.us/parks/Pla nnina/Greenways/Documents/Mendota LebononHilIsGreenwayMasterPlan.pdf 3 Metropolitan Council website. Accessed 9.19.16. http://www.metrocouncil.orci/Transportation/Planning-2/Key- Transportation-Planning-Documents/Transportation-Policy-Plan-(1)/The-Adopted-2040-TPP-(1)/Final-2040-Transportation- Policy-Plan/2040-TPP-Chapter-7-Bike-and-Pedestrian-Investment.asp 5 Stantec 10/25/16 Planning Commission Packet - Page14 10 L�l M07,111.1 I LL':_IIL% Ib Mississi t innrsc}i L I'r�ilxl;L�1 kiiser TrailNAP R I tier J wil � TraiII L`tW air }�ky�1'119'� x Itc_innat'Tiail 1cnJ 1a tN.� nxrciel Uall C L,uue Mi n ul Inpf I'JaZu J [ IlrOrKi"wd I '• I, ndx niriNd: • ShLal]der }�r l :kltcrnnL I rL I' (rf4l'=Y54,11 Y�IR l. tii :ll=! nment k%6 41 �11ddle�'I—mop . 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I'3r6: Ke l L' LI �a - 3 12 _k6end&a-Leb&rj=lilliuGret_-LWBL NW ER"JAiD,I Figure 1: Mendota -Lebanon Hills Greenway Master Plan 5 Stantec Kw 10/25/16 Planning Commission Packet - Pagel5 Regional Bicycle Tmaspodlmion Network Vision RBTN Align manta 0-%.oTier 1 AligmwilB 0"%I Tier 2 Alignnwls RBTN Corridors [Alignments Undellned} Tier 1 Priority Regional Bicycle Transporiadon Corridor Tier 2 Regional Bicyce Transportation Corridors Regionai Destinations • Meir opoRan Job Cenlers O Regional Job Centers • SubreginnaI Job Cenlei5 + large High Schanls a Col leges&Universities Highly Visited Regional Parks • Major Sport & Enberlaanmen! Conbers Figure 2: 2040 Transportation Policy Plan 5 Stantec Other Trail Systems Regional Trails l (Regional Parks Po& -y Plan} Mississippi River Trail (US Roule 45) — Slate Trails (DNR) 10/25/16 Planning Commission Packet - Pagel6 PROJECT LOCATION The City of Mendota Heights' existing trail system is depicted in Figure 3 on the following page. The Dodd Road corridor is highlighted in this graphic in light tan. Bicycling and pedestrian needs along the majority of Dodd Road are currently served by wide shoulders. An additional off-road trail would provide greater separation and protection from vehicular traffic. Stantec analyzed the Dodd Road corridor between Delaware Ave. and Marie Ave., and from Wagon Wheel Trail to Mendota Heights Road. Stantec did not review Dodd Road between Marie Ave. and Wagon Wheel Trail, because this segment is served by an existing off-road trail from TH 110 to Maple Street that will be extended north to Marie Ave. during MnDOT's planned 2018 resurfacing of Dodd Road. The total corridor is approximately 3.8 miles long and runs north - south through the City. The segments included in this study are approximately 2.8 miles long. (3 Stantec City of Mendota Heights Dakota County, Minnesota EXISTING TRAIL FACILITIES %� A EA GA H Figure 3: Dodd Road Corridor and Existing Trail Facilities in Mendota Heights 10/25/16 Planning Commission Packet - Pagel7 sr. r=ain LEGEND �4 Park/Open S pac e/N atu ral A rea School High -Density Residential Use Senior/Assisted Living Use - Commercial Area a n Dodd Road Corridor o Trail Facility TYPE i ..... Off-street Trail I WEST ST. FA U L ....... Lilydale Off-street Trail —7-4 On -street Trail (wide shoulders) i ...... Proposed Regional Trail — — - NOTE Map includes data from the 2013-2017 Trail Improvement and Maintenance Plan. s>r r SU HFISH H LAKE fi n a 0.25 0.5 1 A Miles ❑ a Q IH VER 3 R.7 VE H E f G H T 5 - - nrnPss>e=orm:pcce.xox s:.u, .m: 10/25/16 Planning Commission Packet - Pagel8 TRAIL DESIGN STANDARDS 3.1 TRAIL ELEMENTS AND WIDTHS To identify the best location for a trail alignment, Stantec generated assumptions regarding the total surface width required for a trail facility. The trail design standards listed below were developed based on recommendations from City staff on widths of existing City trails, the MnDOT Bikeway Design Manual, the 2012 AASHTO Guide for the Development of Bicycle Facilities, and a June 2016 conversation with Xcel Energy staff regarding standard utility sizes and right-of-way requirements. This study uses the following assumptions regarding trail design standards: • A multi -use trail along Dodd Road will be constructed as close to the road shoulder as possible The total surface width needed for a trail corridor is twenty feet. The multi -use trail corridor includes: 0 8' bituminous surface two-way walking and bicycling trail 0 2' clear space on either side of trail 0 3' additional vegetative clearance between trail and roadway shoulder 0 7' additional separation between trail and adjacent properties to accommodate drainage and utilities within public right-of-way Figure 4 is a visual depiction of this trail design accommodating all of the elements listed above. 10/25/16 Planning Commission Packet - Pagel9 [---20' TRAIL CORRIDOR Figure 4: Assumed Widths of Right -of -Way Uses 3.2 OTHER RIGHT-OF-WAY USES The available public right-of-way along Dodd Road (i.e. publicly -owned land that does not include the roadway surface or shoulder) currently serves two major uses: it houses private utilities (e.g. power lines, power poles, and utility boxes) and contains drainage infrastructure to carry stormwater. Construction of a trail along Dodd Road must continue to accommodate these uses within the public right-of-way. The width of the publicly -owned right-of-way along Dodd Road varies greatly throughout the corridor. The road surface is typically 38 feet wide. In some locations, the total right-of-way is as narrow as 40 feet. At the southern end of the corridor, the right-of-way is owned by Dakota County and is as wide as 300 feet. The width of the available public right-of-way varies block by block and parcel by parcel. In some locations along the corridor, a 20 foot right-of-way width is available adjacent to the road. In other locations, between 5 feet and 20 feet of right-of-way would need to be acquired in order to accommodate a 20 foot trail corridor with drainage and utility infrastructure. Constructing as much of the trail as possible within the public right-of-way reduces the cost of acquiring land or easements from neighboring property owners for the trail. Furthermore, assembling easements from dozens of property owners fronting the corridor could take many years. 10/25/16 Planning Commission Packet - Page20 Because of the constrained width of public right-of-way, accommodating a trail within this space would require changing the location of existing public and private utility infrastructure. Although public agencies are required to provide space for private utilities in the public right-of- way, agencies have some discretion in determining where within their right-of-way these utilities are located. Stantec explored the idea of moving or burying private utilities in order to create more room within existing right-of-way for a trail. In order to understand whether private utilities along Dodd Road could be buried underground or moved (e.g. to the side of the road opposite the proposed trail alignment), Stantec and City staff had a conversation with Xcel Energy representatives on June 30, 2016. This conversation focused on general concepts of burying and relocating utilities and did not review any detailed designs or investigate specific conditions along the corridor. 3.2.1 Burying Utilities Private utilities may be buried underground at the expense of the requesting entity. Burying power lines eliminates the need for most power poles, creating room along the ground surface for other uses such as trails. According to Xcel staff, the additional cost of burying utilities along two miles of Dodd Road could range from $1.5 to $2 million. Furthermore, some elements of the system such as utility boxes cannot be buried underground and would still need to be accommodated within the public right-of-way at the surface. Because of the high cost of this option, Stantec and City staff determined that it was not realistic to consider utility burial as part of this trail project and to only investigate options for trail construction that accommodate above -ground private utility infrastructure. 3.2.2 Relocating Utilities The City of Mendota Heights could require Xcel and other utility companies to relocate power poles within the public right-of-way to create space for a trail. All utility equipment must be contained completely in the public right-of-way, including the full length of overhanging power pole arms. Any new right-of-way needed for the relocation of private utilities must be purchased by the City of Mendota Heights. The majority of overhead power lines along Dodd Road are on the west side of the corridor, although in some segments utility lines are on the east side of the corridor as well. Xcel staff believe that poles on the west side of Dodd Road are used by Xcel; poles on the east side are used by Century Link. Both utilities could be combined on the same pole; however, this would likely require constructing taller, larger poles that may not be politically acceptable to nearby residents. Stantec explored the idea of moving existing poles closer to the roadway to create more room for a trail along the edge of the right-of-way closest to the neighboring property line. However, MnDOT clear zone requirements do not allow poles to be moved closer to the roadway than they are today. Therefore, Stantec and City staff determined that the preliminary concept designs explored in this study should incorporate space for private utilities alongside the 10/25/16 Planning Commission Packet - Page21 proposed trail, between the trail and the adjoining property line. This configuration is depicted in Figure 4. 3.2.3 Replacing Drainage Ditches In some segments along Dodd Road, stormwater drainage is carried by ditches. In order to repurpose right-of-way space for a trail, drainage ditches can be eliminated by adding storm sewers to transfer water in pipes. Figures 5-7 depict modifications to stormwater drainage systems along Dodd Road to ensure that drainage can still occur within the public right-of-way. These modifications are included in the cost estimates to construct a trail presented in Section 6. TYPICAL SECTION 1 - SLOPE AWAY FROM ROAD f 29 TRAIL CORRIDOR TYP. 8' EX BIT SHLO 2% 5' SEPARATION TRAIL @ 2% SHLD 4% 4% VARIES 3' 2'- 8' 2'- 5-T _ �� Figure 5: Surface Drainage with Retaining Wall Below TYPICAL SECTION 2 - SLOPE To ROAD 2V TRAIL CORRIDOR TYP. 8' CROSS Al EX BIT SHLQ SHED 5' SEPARRTIDN TRAIL @ 2% 4% 2% 4% � -VARIES 5-9' GRADE TO POWER POLE WALL WITH FENCE TO DRAIN EX GROUND OCATED POWER POLE AINING WALL WITH FENCE �r EIC GROUND - - Figure 6: Surface Drainage and Ditch with Retaining Wall Above 10/25/16 Planning Commission Packet - Page22 TYPICAL SECTION 3 - DITCH 20' TRAIL CORRIDOR- TYP. a' CROSS ARM RELOCATED POWER POLE 15' EX BIT SHLD @ 5' SEPARATION 2% SHALLOW DITCH TRAIL @ 2% SHLD @ APPROX. 0.5' DEEP 4% VARIES EX GROUND 1 VARIES — If - ------- EX GROUND STORM SEWER AND CS _�_ FOR DITCH AND SURFACE --- --- — F—ADD STORM SEWER AND CB DRAINAGE —_--------- ------ --- -4 L- AS NEEDED FOR DRAINAGE Figure 7: Drainage with Storm Sewer 10/25/16 Planning Commission Packet - Page23 PRELIMINARY ASSESSMENT To identify a potential alignment for the trail along Dodd Road, Stantec first conducted a review of aerial photography to identify major physical barriers to trail construction along the corridor alignment. We next analyzed the width of the public right-of-way along both sides of Dodd Road to determine which side of the road (east or west) would be most feasible for a trail alignment given both physical conditions and available public right-of-way. The following principles guided our analysis of potential locations for a trail alignment along Dodd Road: • Utilize available public right-of-way as much as possible • Minimize relocation of utilities • Minimize disruption to slopes and trees • Minimize crossings; maintain a continuous trail segment along one side of Dodd Road for as long as possible. Stantec divided the corridor into nine segments based on different characteristics of each segment. An initial assessment of each segment is depicted in Figure 8 on the following page. Note: Stantec did not review Segments 5 or 6. Segment 6 includes an existing trail segment along Dodd Road. This trail will be extended into Segment 5 during a 2018 resurfacing project on Dodd Road. WYWest Positives Difficulties 1 a. Grade- Relatively Hat Muitlple Drive Crossings OHP pA� S� �� 2Grade-Relatively Flat yard Road Ditch Shorter Front Yard I,&.ly Opee lawn Setbark Same Sideas Srlioal Multiple Drive Crossings OHP Easment - Ail Lots 1 -P+l Narrow Buffer at Sdrool 3Grade-Relative1y Fiat OHP Mostiy Open lawn Multiple DrlveCrossings Easment -90% lots ( Y- 15') Shorter Front Yard Setbacks 41ess Easements OHP Grade -Relatively Hat Grade - Some Upslope Sarre Si de as Golf Fadkv Slight Road Ditch 5 6 7 Existing Trail Section OHP Easement - No Issue Park Adl—t B Grade - Relatively Hat Muhiple DriveCrossings Side wal k Connection Short Home Front 5ethark Easement -No Issue OHP Conflicts rade - Yard Upslope Long Home Front Setback Sectlon 9 Ease ment- Minimal Utility -Transformers Scrod Adlamnt Crade- Upslope Soor,n Mnimal Drive Crossings Grade - Downslope Mnimal OHP Conflict Dense Trees Grade - Relatively Flat 10/25/16 Planning Commission Packet - Page24 Key Map Figure 8: Assessment of potential trail alignment 10/25/16 Planning Commission Packet - Page25 5.0 RECOMMENDED TRAIL ALIGNMENT After completing the desktop assessment, Stantec performed a field review of Segments 1-4 and Segments 7-9 to verify actual conditions and assess potential limitations to the constructability of a trail based on the physical features present. The field review confirmed findings from the desktop assessment and informed which side of Dodd Road Stantec recommends for the trail alignment. Stantec's recommended alignment for a trail corridor is depicted in Figure 9. i s 2 R TRAIL 3 WEST SIDE � 3 WENTWORTH AVE 4 MARIE AVE 5 F1INDED TR.1[L EAST SIDE MN -110 I EXISTING TRAIL 6 EAST SIDE I EXISTING TL'v7IL EXISTING 7RAIL WEST SIDE TRAIL 7 WEST SIDE TRAIL EAST SIDL a � 9 MEND07A HEIGHTS RD. 1-494 V 1.500' 3,000 - Figure 9: Recommended Trail Alignment 10/25/16 Planning Commission Packet - Page26 5.1 PHYSICAL FEATURES The following is a summary of existing conditions within each segment along Dodd Road that would impact trail construction, and major activities that would be required to accommodate a trail within this alignment. Segment 1 - Delaware Ave. to Chippewa Ave. • Fill existing ditch sections and add storm sewer between road and trail • Remove and replace existing stone retaining wall • Add retaining walls to keep grading limits within the 20' trail corridor • Clear 15-20 trees and shrubs Segment 2 - Chippewa Ave. to Emerson Ave. • Fill existing ditch sections and add storm sewer between road and trail • Add retaining walls to keep grading limits within the 20' trail corridor • Clear 35-40 trees and shrubs Segment 3 - Emerson Ave. to Wentworth Ave. • Add retaining walls to keep grading limits within the 20' trail corridor • Clear 15-20 trees and shrubs Segment 4 - Wentworth Ave. to Marie Ave. • Fill existing ditch sections and add storm sewer between road and trail • Add retaining walls to keep grading limits within the 20' trail corridor • Clear 55-60 trees and shrubs Segment 5 - Marie Ave. to Maple St. • Not analyzed as part of this study. Trail extension planned as part of 2018 Dodd Road resurfacing project. Segment 6 - Maple St. to Hwy 1 10 • Not analyzed as part of this study. Trail exists along east side of Dodd Road. 10/25/16 Planning Commission Packet - Page27 Segment 7A - Apache St. to Decorah Ln. (off-road on public right-of-way) • Clear 30' wide corridor through existing woods; approximately 30 trees and brush Segment 713 - Hokah Ave. to Decorah Ln. (along Dodd Road) Fill existing ditch sections and add storm sewer between road and trail • Add retaining walls to keep grading limits within the 20' trail corridor • Clear 15-20 trees and shrubs Segment 8 - Decorah Ln. to Lake Dr. Fill existing ditch sections and add storm sewer between road and trail • Add retaining walls to keep grading limits within the 20' trail corridor • Clear 30-35 trees and shrubs Segment 9 - Lake Dr. to Mendota Heights Road • Extend grading limits in public right-of-way to 30-45' to eliminate retaining walls • Clear 10-15 trees and brush 5.2 RIGHT-OF-WAY AVAILABILITY As described in Section 3, a twenty -foot wide right-of-way corridor along Dodd Road is required to construct a trail. In many cases, the City of Mendota Heights would need to acquire portions of the twenty -foot right-of-way corridor from adjoining property owners, either through land purchase or easements. In some instances, easements on individual properties would be as narrow as five feet; in others, all twenty feet would need to be acquired. Table 1 summarizes the total right-of-way that would need to be acquired from private property owners to support a trail. Locations where right-of-way acquisition is required within each segment are depicted in Figures 10-16 beginning on page 17. 10/25/16 Planning Commission Packet - Page28 Table 1: Private Right -of -Way Required for Trail Total Right-of-way Number of Parcels Acquisition Needed Impacted (square feet) Segment 1 6,400 14 Segment 2 24,100 23 Segment 3 27,000 25 Segment 4 12,700 5 Segment 7B 4,900 4 Public right-of-way Segment 5, 6, 7A, 8,9 available or trail exists TOTAL 75,100 71 Note: Constructing either Segment 7A or Segment 7B would result in a continuous north -south trail connection along Dodd Road. Although building a trail in Segment 7B requires the acquisition of private right-of-way, this segment connects the proposed trail with existing trail west of Dodd Road and to Mendakota Park. For this reason, both alignments are included in this study. 10/25/16 Planning Commission Packet - Page29 20' TRAIL CORRIDOR T-9' EASEMENT REQUIRED .! e Q ❑ I . LJ 19 PARCELS � 6,990 SQ. Ff. r. - �g',,�; / lrow r R Figure 10: Right -of -Way Needed in Segment 1 (Delaware Ave. to Chippewa Ave.) 10/25/16 Planning Commission Packet - Page30 ■ 29' TRAIL CORRIDOR ■ 5'-12' EASEMENT REQUIRED ,7 ■ 1B'-20' EAEMENT REQUIRED N f. as PARCILS ` 24, 1. 5Q FT rl 4� I ' VTs I ELENIE TARP HOCA 2 3 / • j '� '�I = 4 _ . r+ ! � 0 Iso• sar Figure 11: Right -of -Way Needed in Segment 2 (Chippewa Ave. to Emerson Ave.) 10/25/16 Planning Commission Packet - Page31 ■ 21Y TRAIL CORROOR 1.1�AAY F1DOL .5'-12' EASFMEI4T REQUIRED a' - - _ 2 ■ 13 -2O' EASEMENT REQUIRE❑ AM W - r 7 1ST AyE _ r J 2ND Ari- 125 PARCELS �I. .I' •N _ . �. � COIINTRT — CLUB - — ATM AVP WENTWORTH - ^ PARK 3 WEN T410A4 En _C A k Figure 12: Right -of -Way Needed in Segment 3 (Emerson Ave. to Wentworth Ave.) 10/25/16 Planning Commission Packet - Page32 Figure 13: Right -of -Way Needed in Segment 4 (Wentworth Ave. to Marie Ave.) 10/25/16 Planning Commission Packet - Page33 lj W TRAIL CORRIDOR 8'•11' E49EMENT REJZIAAED - ■FXISYWGTWi1L 6 RYE � I' - -i ' idENB HfeT� ENR tx,s: _ter - L -C- i �L II � MENOFROTA PARK � II� I� �� ` • I r Y- I rw AVE- I I Q. F7 d f �ECiIIE iv- -- - S , DACM P 7 L� 1 T_ iso• 311a Figure 14: Trail Alignments in Segment 7 (Decorah Lane to South Plaza Drive) ® 20' TRAIL CORRIDOR 4 PU13LIC RIGHT-OF-WAY I __ AVAILABLE. NO PRIVATE W¢ RIGHT-OF-WAY ACQUISITION NEEDED. I � 1 f I I i 10/25/16 Planning Commission Packet - Page34 I f CHERI LN — -- -- L [ KEOKUK LN R UEBILL DR v, �j 0 Iso• 300• Figure 15: Trail Alignment in Segment 8 Using Public Right -of -Way (Decorah Lane to Lake Drive) 10/25/16 Planning Commission Packet - Page35 ■ 20' TRAIL CORRIDOR PUBLIC RIGHT-OF-WAY Q 1 �.. AVAILABLE NO PRIVATE RIGHT -0F -WAY 0- ACQUISITION NEEDED. . ¢ �l oil, -_ MENF]OTR HEIGHTS RD�~ - -- _ - - _ . i _ ,%► �I C _SC3�C' Figure 16: Trail Alignment in Segment 9 Using Public Right -of -Way (Lake Drive to Mendota Heights Road) 10/25/16 Planning Commission Packet - Page36 N.0 COMMUNITY INPUT The City of Mendota Heights shared trail design concepts at public meetings throughout the summer of 2016. While this report details technical considerations that would make a trail feasible, acquiring right-of-way from adjoining property owners is ultimately a political decision that requires strong support from the community and buy -in from both property owners and potential trail users. The following is a summary of comments and discussion at public meetings held to discuss a potential trail alignment. Appendix A includes the public participation plan for this outreach effort. 6.1 MENDOTA HEIGHTS 5K/PARKS CELEBRATION City of Mendota Heights planning staff attended this event on June 4, 2016. Staff presented trail concepts and asked for feedback on the proposed Dodd Road alignment. Participants expressed the following desires regarding the potential trail: • Overwhelmingly positive comments about establishing a trail along the corridor • Safer corridor for walking and biking • A separated trail facility is preferred over a wide shoulder • Safer connection to Somerset Elementary School Pedestrian crossing improvements 6.2 PARKVIEW PLAZA AND VILLAGE COMMONS (08.25.16 AND 08.31.16) City of Mendota Heights planning staff visited two senior housing facilities located along the Dodd Road corridor on August 25 and August 31, 2016. Staff presented trail concepts and asked for feedback on the proposed Dodd Road alignment. Participants expressed the following desires regarding the potential trail: • Most residents would not use a trail facility on Dodd Road • Walking/biking would not replace any vehicle trips for those that drive • Some recreational walkers may use Dodd Road to reach other walking trails • Pedestrian crossing at South Plaza Drive • Connection to River to River Greenway • Trail crossing Dodd Road at TH 1 10 10/25/16 Planning Commission Packet - Page37 7.0 PRELIMINARY COST ESTIMATES Stantec prepared a preliminary cost estimate to construct each trail segment. Costs do not include right of way acquisition or temporary construction easements. Costs include a 20 percent construction contingency and a 25 percent engineering contingency (e.g. design, construction administration, survey, geotechnical work and legal fees for acquisitions). Detailed descriptions of the construction requirements for each segment are provided in Appendix B. Table 2: Trail Construction Cost Estimates Trail Segment Length (LF) Probable Construction Cost/LF Probable Construction Cost Segment 1 - Delaware Ave to Chippewa Ave 900 $ 252.67 $ 227,400 Segment 2 - Chippewa Ave to Emerson Ave 2600 $ 269.02 $ 699,450 Segment 3 - Emerson Ave to Wentworth Ave 2800 $ 224.49 $ 628,575 Segment 4 - Wentworth Ave to Marie Ave 2800 $ 297.46 $ 832,875 Segment 5 - Marie Ave to Maple St [Trail construction planned] Segment 6 & 7 - Maple St to Hokah Ave [Existing trail facilities to remain] Segment 7A - Apache St to Decorah Lane (Off- road through public right-of-way) 1500 $ 117.75 $ 176,625 Segment 7B - Hokah Ave to Decorah Lane (Along Dodd Rd) 1000 $ 230.03 $ 230,025 Segment 8 - Decorah Lane to Lake Dr 1650 $ 372.41 $ 614,475 Segment 9 - Lake Dr to Mendota Heights Rd 1600 $ 144.14 $ 230,625 Total Segment 1 - 9 14850 $ 3,640,050 10/25/16 Planning Commission Packet - Page38 8.0 SUMMARY AND RECOMMENDATIONS Public right-of-way along Dodd Road is finite and must serve multiple functions. Adding a trail entirely within the existing right-of-way is not feasible. Therefore, the City of Mendota Heights would have to acquire additional right-of-way along some portions of Dodd Road in order to construct a trail. In addition, private utilities within the right-of-way would also need to be relocated to support the trail alignment. Stantec recommends the City pursue the following next steps in order to advance implementation of a trail in this corridor: • Continue to discuss the proposed alignment with citizens and elected officials to generate buy -in and support for the trail concept. • Pursue trail construction in segments. This helps spread costs out over time. Begin construction along southern trail segments where right-of-way is publicly owned. Completed segments can help build public support for the trail and for extending the alignment further north where right-of-way acquisition is required. • Initiate individual meetings with property owners along the trail alignment to assess support for the trail project and readiness to sell property or easements for trails segments. • Continue conversations with Xcel Energy staff and other utility companies regarding relocation needs of private utilities. Utility staff expressed appreciation for early notice of these discussions and can more easily join productive partnerships when they are included early in the process. • Look for opportunities through the development review process to acquire trail easements as properties change ownership. • Work with MnDOT to install crossing improvements such as medians at key locations on Dodd Road during its 2018 resurfacing project to improve safe access to the trail. • Both segments 7A and 7B create a continuous off-road connection throughout the trail corridor. While it is likely only feasible to construct one alignment in the short term, the City should pursue both alignments in the long term to maximize the trail's connectivity with existing trail and the City's park system. 10/25/16 Planning Commission Packet - Page39 10/25/16 Planning Commission Packet - Page40 APPENDICES 10/25/16 Planning Commission Packet - Page41 Appendix A PUBLIC PARTICIPATION PLAN 5 Stantec 10/25/16 Planning Commission Packet - Page42 1101 Victoria Curve I Mendota Heights, MN 55118 651.452.1850 phone 1 651.452.8940 fax www.mendota-heights.com r CITY OF MENDOTA HEIGHTS PUBLIC PARTICIPATION PLAN Dodd Road Corridor Study Purpose: Dakota County's Statewide Health Improvement Program (SHIP) is funded by a grant from the Minnesota Department of Health to reduce chronic disease and improve health for all. The SHIP grant requires that the City engage target populations through community outreach as part of the proposed project. The City recognizes that public participation is an important component of the planning process. This plan is intended to outline public engagement strategies and methods to fulfil the grant award requirements. Project Scope: The City intends to conduct an in-depth analysis of the Dodd Road (State Trunk Highway 149) corridor in an effort to identify safe trail facility options and funding sources. Dodd Road is a key north -south transportation corridor through the community that requires a detailed analysis to identify opportunities and constraints to establishing an off-street trail facility. The study will include stakeholder engagement outreach to certain user groups that are more likely to depend on non -motorized transportation, including seniors and children. Public Participation Methods: In an effort to promote community engagement in the planning process and recognize the SHIP target populations, the following activities will be undertaken: Parks and Recreation Commission The Mendota Heights Parks and Recreation Commission will be presented project updates and will advise staff and consultants throughout the planning process. The Commission meets monthly and includes seven members and two high- school aged student representatives. All Commission meetings are posted in advance and open to the public. The meeting agendas will allow for public comment on the planning process. In addition to the regularly scheduled meetings, staff plans to host an open house prior to one of the Commission meetings. Statewide Health SHIP Improvement Pragram H E A L T H R E F O R M r MINNESOTA 10/25/16 Planning Commission Packet - Page43 Focus Group Open Houses Parkview Plaza and Village Commons are senior living/affordable housing facilities operated by the Dakota County Community Development Agency (CDA) and located along the Dodd Road corridor. The CDA's Senior Housing Program is designed for adults over age 55 who meet the income eligibility requirements. The Village at Mendota Heights and Mendota Plaza are mixed-use commercial developments that serve as local and regional destinations located along the corridor. Staff plans to hold open houses at both facilities and prior to one of the Commission meetings to present the preliminary findings and get feedback from the residents. Surveys Staff plans to develop a short survey to be completed by students of area public/private schools and by attendees of the Parks Celebration to inform them about the planning process and get feedback regarding potential use of an off- street trail facility along the corridor. Electronic Communications Staff plans to utilize several electronic communication outlets to inform and engage stakeholders in the planning process. The City's website and social media applications will be updated with current information on the planning process, including meeting agendas and materials. In addition, articles will be included in the weekly Friday News email and in the September edition of the Heights Highlights newsletter mailed to all property owners. Public Participation Timeline: Staff anticipates starting the project in May and finishing by the end of December 2016. ParticipationPublic .. Stakeholder(s) Parks and Recreation Commissioners, Residents Monthly meetings Commission Meetings (6-7) (May— November) Focus Group Open Houses (4) Seniors citizens, business owners July — November Surveys (5) Students, residents September — October (schools) June 4 (Parks Celebration) Continuous (website/social media) Electronic Communications Residents, "friends/followers" Weekly (Friday News) September (Heights Highlights) 10/25/16 Planning Commission Packet - Page44 Appendix B DETAILED COST ESTIMATES 5 Stantec 10/25/16 Planning Commission Packet - Page45 ment 1 - Delaware Ave to Chippewa Ave Length 900 LF Width Area Bit 8 LF Bit 7200 SF Gravel 12 LF Gravel 10800 SF Shouldering 2 LF Shoulder 1800 SF Common Ex 12 LF Com Ex 10800 SF Subgrade Ex/Com Bor 12 LF SG Ex/CB 10800 SF Topsoil Borrow 10 LF Topsoil 9000 SF Clearing 8 LF Clearing 7200 SF Thickness Bit 2.5 IN Gravel 6 IN Shouldering 2.5 IN Common Ex 0.71 FT Subgrade Ex/Com Bor 1 FT Topsoil Borrow 0.5 FT No. Item Unit Quantity Unit Price Total Price 1 Mobilization LS 1 $ 7,000.00 $ 7,000.00 2 Traffic Control LS 1 $ 700.00 $ 700.00 3 Clearing & Grubbing LS 1 $ 5,000.00 $ 5,000.00 4 Remove Curb/ Bit Trail / Conc Walk SY 60 $ 5.00 $ 300.00 5 Common Excavation - Trail CY 290 $ 20.00 $ 5,800.00 6 Common Excavation - Cut Slopes CY 230 $ 20.00 $ 4,600.00 7 Subgrade Excavation CY 120 $ 20.00 $ 2,400.00 8 Common Borrow for Subgrade Ex CY 120 $ 15.00 $ 1,800.00 9 Common Borrow - Fill Slopes CY 280 $ 15.00 $ 4,200.00 10 Storm Sewer Pipe LF 600 $ 40.00 $ 24,000.00 11 Storm Sewer Structures EA 3 $ 3,500.00 $ 10,500.00 12 Retaining Wall SF 1400 $ 30.00 $ 42,000.00 13 Chain Link Fence LF 300 $ 20.00 $ 6,000.00 14 Aggregate Base TN 460 $ 15.00 $ 6,900.00 15 Aggregate Shouldering TN 40 $ 20.00 $ 800.00 16 Bituminous Pavement TN 140 $ 80.00 $ 11,200.00 17 Concrete Curb & Pedestrian Ramps EA 3 $ 2,000.00 $ 6,000.00 18 Topsoil Borrow (LV) CY 230 $ 30.00 $ 6,900.00 19 Erosion Control LS 1 $ 1,500.00 $ 1,500.00 20 Turf Establishment SY 1000 $ 3.00 $ 3,000.00 21 Signing & Striping LS 1 $ 1,000.00 $ 1,000.00 Subtotal Construction Costs $ 151,600.00 +/- 20% Construction Contingency $ 30,320.00 $ 181,920.00 +/- 25% Engineering, Admin, Legal, Etc $ 45,480.00 Total Cost $ 227,400.00 5 Stantec 10/25/16 Planning Commission Packet - Page46 ment 2 - Chippewa Ave to Emerson Ave Length 2600 LF Width Area Bit 8 LF Bit 20800 SF Gravel 12 LF Gravel 31200 SF Shouldering 2 LF Shoulder 5200 SF Common Ex 12 LF Com Ex 31200 SF Subgrade Ex/Com Bor 12 LF SG Ex/CB 31200 SF Topsoil Borrow 10 LF Topsoil 26000 SF Clearing 8 LF Clearing 20800 SF Thickness Bit 2.5 IN Gravel 6 IN Shouldering 2.5 IN Common Ex 0.71 FT Subgrade Ex/Com Bor 1 FT Topsoil Borrow 0.5 FT No. Item Unit Quantity Unit Price Total Price 1 Mobilization LS 1 $ 20,000.00 $ 20,000.00 2 Traffic Control LS 1 $ 2,000.00 $ 2,000.00 3 Clearing & Grubbing LS 1 $ 10,000.00 $ 10,000.00 4 Remove Curb/ Bit Trail / Conc Walk SY 180 $ 5.00 $ 900.00 5 Common Excavation - Trail CY 830 $ 20.00 $ 16,600.00 6 Common Excavation - Cut Slopes CY 170 $ 20.00 $ 3,400.00 7 Subgrade Excavation CY 350 $ 20.00 $ 7,000.00 8 Common Borrow for Subgrade Ex CY 350 $ 15.00 $ 5,250.00 9 Common Borrow- Fill Slopes CY 3230 $ 15.00 $ 48,450.00 10 Storm Sewer Pipe LF 1600 $ 40.00 $ 64,000.00 11 Storm Sewer Structures EA 8 $ 3,500.00 $ 28,000.00 12 Retaining Wall SF 4450 $ 30.00 $ 133,500.00 13 Chain Link Fence LF 1050 $ 20.00 $ 21,000.00 14 Aggregate Base TN 1320 $ 15.00 $ 19,800.00 15 Aggregate Shouldering TN 100 $ 20.00 $ 2,000.00 16 Bituminous Pavement TN 390 $ 80.00 $ 31,200.00 17 Concrete Curb & Pedestrian Ramps EA 9 $ 2,000.00 $ 18,000.00 18 Topsoil Borrow (LV) CY 650 $ 30.00 $ 19,500.00 19 Erosion Control LS 1 $ 4,000.00 $ 4,000.00 20 Turf Establishment SY 2900 $ 3.00 $ 8,700.00 21 Signing & Striping LS 1 $ 3,000.00 $ 3,000.00 Subtotal Construction Costs $ 466,300.00 +/- 20% Construction Contingency $ 93,260.00 $ 559,560.00 +/- 25% Engineering, Admin, Legal, Etc $ 139,890.00 Total Cost $ 699,450.00 5 Stantec 10/25/16 Planning Commission Packet - Page47 ment 3 - Emerson Ave to Wentworth Ave Length 2800 LF Width Gravel Area IN Bit 8 LF Bit _ 22400 SF Gravel 12 LF Gravel 33600 SF Shouldering 2 LF Shoulder 5600 SF Common Ex 12 LF Com Ex 33600 SF Subgrade Ex/Com Bor 12 LF SG Ex/CB 33600 SF Topsoil Borrow 10 LF Topsoil 28000 SF Clearing 8 LF Clearing 22400 SF Thickness Bit 2.5 IN Gravel 6 IN Shouldering 2.5 IN Common Ex 0.71 FT Subgrade Ex/Com Bor 1 FT Topsoil Borrow 0.5 FT No. Item Unit Quantity Unit Price Total Price 1 Mobilization LS 1 $ 18,000.00 $ 18,000.00 2 Traffic Control LS 1 $ 1,800.00 $ 1,800.00 3 Clearing & Grubbing LS 1 $ 5,000.00 $ 5,000.00 4 Remove Curb/ Bit Trail / Conc Walk SY 60 $ 5.00 $ 300.00 5 Common Excavation - Trail CY 890 $ 20.00 $ 17,800.00 6 Common Excavation - Cut Slopes CY 790 $ 20.00 $ 15,800.00 7 Subgrade Excavation CY 380 $ 20.00 $ 7,600.00 8 Common Borrow for Subgrade Ex CY 380 $ 15.00 $ 5,700.00 9 Common Borrow- Fill Slopes CY 950 $ 15.00 $ 14,250.00 10 Storm Sewer Pipe LF 200 $ 40.00 $ 8,000.00 11 Storm Sewer Structures EA 1 $ 3,500.00 $ 3,500.00 12 Retaining Wall SF 5980 $ 30.00 $ 179,400.00 13 Chain Link Fence LF 1495 $ 20.00 $ 29,900.00 14 Aggregate Base TN 1420 $ 15.00 $ 21,300.00 15 Aggregate Shouldering TN 100 $ 20.00 $ 2,000.00 16 Bituminous Pavement TN 420 $ 80.00 $ 33,600.00 17 Concrete Curb & Pedestrian Ramps EA 9 $ 2,000.00 $ 18,000.00 18 Topsoil Borrow (LV) CY 700 $ 30.00 $ 21,000.00 19 Erosion Control LS 1 $ 3,500.00 $ 3,500.00 20 Turf Establishment SY 3200 $ 3.00 $ 9,600.00 21 Signing & Striping LS 1 $ 3,000.00 $ 3,000.00 Subtotal Construction Costs $ 419,050.00 +/- 20% Construction Contingency $ 83,810.00 $ 502,860.00 +/- 25% Engineering, Admin, Legal, Etc $ 125,715.00 Total Cost $ 628,575.00 5 Stantec 10/25/16 Planning Commission Packet - Page48 ment 4 - Wentworth Ave to Marie Ave Length 2800 LF Width Area Bit 8 LF Bit 22400 SF Gravel 12 LF Gravel 33600 SF Shouldering 2 LF Shoulder 5600 SF Common Ex 12 LF Com Ex 33600 SF Subgrade Ex/Com Bor 12 LF SG Ex/CB 33600 SF Topsoil Borrow 10 LF Topsoil 28000 SF Clearing 8 LF Clearing 22400 SF Thickness Bit 2.5 IN Gravel 6 IN Shouldering 2.5 IN Common Ex 0.71 FT Subgrade Ex/Com Bor 1 FT Topsoil Borrow 0.5 FT No. Item Unit Quantity Unit Price Total Price 1 Mobilization LS 1 $ 26,000.00 $ 26,000.00 2 Traffic Control LS 1 $ 2,600.00 $ 2,600.00 3 Clearing & Grubbing LS 1 $ 15,000.00 $ 15,000.00 4 Remove Curb/ Bit Trail / Conc Walk SY 120 $ 5.00 $ 600.00 5 Common Excavation - Trail CY 890 $ 20.00 $ 17,800.00 6 Common Excavation - Cut Slopes CY 800 $ 20.00 $ 16,000.00 7 Subgrade Excavation CY 380 $ 20.00 $ 7,600.00 8 Common Borrow for Subgrade Ex CY 380 $ 15.00 $ 5,700.00 9 Common Borrow- Fill Slopes CY 1380 $ 15.00 $ 20,700.00 10 Storm Sewer Pipe LF 1300 $ 40.00 $ 52,000.00 11 Storm Sewer Structures EA 7 $ 3,500.00 $ 24,500.00 12 Retaining Wall SF 7325 $ 30.00 $ 219,750.00 13 Chain Link Fence LF 1650 $ 20.00 $ 33,000.00 14 Aggregate Base TN 1420 $ 15.00 $ 21,300.00 15 Aggregate Shouldering TN 100 $ 20.00 $ 2,000.00 16 Bituminous Pavement TN 420 $ 80.00 $ 33,600.00 17 Concrete Curb & Pedestrian Ramps EA 9 $ 2,000.00 $ 18,000.00 18 Topsoil Borrow (LV) CY 700 $ 30.00 $ 21,000.00 19 Erosion Control LS 1 $ 5,500.00 $ 5,500.00 20 Turf Establishment SY 3200 $ 3.00 $ 9,600.00 21 Signing & Striping LS 1 $ 3,000.00 $ 3,000.00 Subtotal Construction Costs $ 555,250.00 +/- 20% Construction Contingency $ 111,050.00 $ 666,300.00 +/- 25% Engineering, Admin, Legal, Etc $ 166,575.00 Total Cost $ 832,875.00 5 Stantec 10/25/16 Planning Commission Packet - Page49 Segment 7A - Apache St to Decorah Lane (Off Street through County Right of Way) Length 1500 LF Width Area Bit 8 LF Bit 12000 SF Gravel 12 LF Gravel 18000 SF Shouldering 4 LF Shoulder 6000 SF Common Ex 12 LF Com Ex 18000 SF Subgrade Ex/Com Bor 12 LF SG Ex/CB 18000 SF Topsoil Borrow 10 LF Topsoil 15000 SF Clearing 30 LF Clearing 45000 SF Thickness Bit 2.5 IN Gravel 6 IN Shouldering 2.5 IN Common Ex 0.71 FT Subgrade Ex/Com Bor 1 FT Topsoil Borrow 0.5 FT No. Item Unit Quantity Unit Price Total Price 1 Mobilization LS 1 $ 5,500.00 $ 5,500.00 2 Traffic Control LS 1 $ 500.00 $ 500.00 3 Clearing & Grubbing LS 1 $ 15,000.00 $ 15,000.00 4 Remove Curb/ Bit Trail / Conc Walk SY 20 $ 5.00 $ 100.00 5 Common Excavation - Trail CY 480 $ 20.00 $ 9,600.00 6 Common Excavation - Cut Slopes CY 0 $ 20.00 $ - 7 Subgrade Excavation CY 670 $ 20.00 $ 13,400.00 8 Common Borrow for Subgrade Ex CY 670 $ 15.00 $ 10,050.00 9 Common Borrow- Fill Slopes CY 0 $ 15.00 $ - 10 Storm Sewer Pipe LF 200 $ 40.00 $ 8,000.00 11 Storm Sewer Structures EA 1 $ 3,500.00 $ 3,500.00 12 Retaining Wall _ SF 0 $ 30.00 $ - 13 Chain Link Fence LF 0 $ 20.00 $ - 14 Aggregate Base TN 760 $ 15.00 $ 11,400.00 15 Aggregate Shouldering TN 110 $ 20.00 $ 2,200.00 16 Bituminous Pavement TN 230 $ 80.00 $ 18,400.00 17 Concrete Curb & Pedestrian Ramps EA 1 $ 2,000.00 $ 2,000.00 18 Topsoil Borrow (LV) CY 380 $ 30.00 $ 11,400.00 19 Erosion Control LS 1 $ 1,000.00 $ 1,000.00 20 Turf Establishment SY 1700 $ 3.00 $ 5,100.00 21 Signing & Striping LS 1 $ 600.00 $ 600.00 Subtotal Construction Costs $ 117,750.00 +/- 20% Construction Contingency $ 23,550.00 $ 141,300.00 +/- 25% Engineering, Admin, Legal, Etc $ 35,325.00 Total Cost $ 176,625.00 5 Stantec 10/25/16 Planning Commission Packet - Page50 ment 713 - Hokah Ave to Decorah Lane (Alona Dodd Length 1000 LF Width Area Bit 8 LF Bit 8000 SF Gravel 12 LF Gravel 12000 SF Shouldering 2 LF Shoulder 2000 SF Common Ex 12 LF Com Ex 12000 SF Subgrade Ex/Com Bor 12 LF SG Ex/CB 12000 SF Topsoil Borrow 10 LF Topsoil 10000 SF Clearing 8 LF Clearing 8000 SF Thickness Bit 2.5 IN Gravel 6 IN Shouldering 2.5 IN Common Ex 0.71 FT Subgrade Ex/Com Bor 1 FT Topsoil Borrow 0.5 FT No. Item Unit Quantity Unit Price Total Price 1 Mobilization LS 1 $ 7,000.00 $ 7,000.00 2 Traffic Control LS 1 $ 700.00 $ 700.00 3 Clearing & Grubbing LS 1 $ 5,000.00 $ 5,000.00 4 Remove Curb/ Bit Trail / Conc Walk SY 20 $ 5.00 $ 100.00 5 Common Excavation - Trail CY 320 $ 20.00 $ 6,400.00 6 Common Excavation - Cut Slopes CY 230 $ 20.00 $ 4,600.00 7 Subgrade Excavation CY 140 $ 20.00 $ 2,800.00 8 Common Borrow for Subgrade Ex CY 140 $ 15.00 $ 2,100.00 9 Common Borrow- Fill Slopes CY 840 $ 15.00 $ 12,600.00 10 Storm Sewer Pipe LF 600 $ 40.00 $ 24,000.00 11 Storm Sewer Structures EA 3 $ 3,500.00 $ 10,500.00 12 Retaining Wall SF 1050 $ 30.00 $ 31,500.00 13 Chain Link Fence LF 300 $ 20.00 $ 6,000.00 14 Aggregate Base TN 510 $ 15.00 $ 7,650.00 15 Aggregate Shouldering TN 40 $ 20.00 $ 800.00 16 Bituminous Pavement TN 150 $ 80.00 $ 12,000.00 17 Concrete Curb & Pedestrian Ramps EA 3 $ 2,000.00 $ 6,000.00 18 Topsoil Borrow (LV) CY 250 $ 30.00 $ 7,500.00 19 Erosion Control LS 1 $ 1,500.00 $ 1,500.00 20 Turf Establishment SY 1200 $ 3.00 $ 3,600.00 21 Signing &Striping LS 1 $ 1,000.00 $ 1,000.00 Subtotal Construction Costs $ 153,350.00 +/- 20% Construction Contingency $ 30,670.00 $ 184,020.00 +/- 25% Engineering, Admin, Legal, Etc $ 46,005.00 Total Cost $ 230,025.00 5 Stantec 10/25/16 Planning Commission Packet - Page51 ment 8 - Decorah Lane to Lake Dr Length 1650 LF Width Area Bit 8 LF Bit 13200 SF Gravel 12 LF Gravel 19800 SF Shouldering 2 LF Shoulder 3300 SF Common Ex 12 LF Com Ex 19800 SF Subgrade Ex/Com Bor 12 LF SG Ex/CB 19800 SF Topsoil Borrow 10 LF Topsoil 16500 SF Clearing 8 LF Clearing 13200 SF Thickness _ Bit 2.5 IN Gravel 6 IN _ Shouldering 2.5 IN _ Common Ex 0.71 FT Subgrade Ex/Com Bor 1 FT Topsoil Borrow 0.5 FT No. Item Unit Quantity Unit Price Total Price 1 Mobilization LS 1 $ 19,000.00 $ 19,000.00 2 Traffic Control LS 1 $ 1,900.00 $ 1,900.00 3 Clearing & Grubbing LS 1 $ 7,500.00 $ 7,500.00 4 Remove Pagel Rd Intersection SY 400 $ 20.00 $ 8,000.00 5 Common Excavation - Trail CY 530 $ 20.00 $ 10,600.00 6 Common Excavation - Cut Slopes CY 0 $ 20.00 $ - 7 Subgrade Excavation CY 220 $ 20.00 $ 4,400.00 8 Common Borrow for Subgrade Ex CY 220 $ 15.00 $ 3,300.00 9 Common Borrow- Fill Slopes CY 1740 $ 15.00 $ 26,100.00 10 Storm Sewer Pipe LF 500 $ 40.00 $ 20,000.00 11 Storm Sewer Structures EA 3 $ 3,500.00 $ 10,500.00 12 Retaining Wall SF 7025 $ 30.00 $ 210,750.00 13 Chain Link Fence LF 1250 $ 20.00 $ 25,000.00 14 Aggregate Base TN 840 $ 15.00 $ 12,600.00 15 Aggregate Shouldering TN 60 $ 20.00 $ 1,200.00 16 Bituminous Pavement TN 250 $ 80.00 $ 20,000.00 17 Concrete Curb & Pedestrian Ramps EA 3 $ 2,000.00 $ 6,000.00 18 Topsoil Borrow (LV) CY 420 $ 30.00 $ 12,600.00 19 Erosion Control LS 1 $ 3,000.00 $ 3,000.00 20 Turf Establishment SY 1900 $ 3.00 $ 5,700.00 21 Signing & Striping LS 1 $ 1,500.00 $ 1,500.00 Subtotal Construction Costs $ 409,650.00 +/- 20% Construction Contingency $ 81,930.00 $ 491,580.00 +/- 25% Engineering, Admin, Legal, Etc ' $ 122,895.00 Total Cost $ 614,475.00 5 Stantec 10/25/16 Planning Commission Packet - Page52 ment 9 - Lake Dr to Mendota Heiahts Rd Length 1600 LF Width Area Bit 8 LF Bit 12800 SF Gravel 12 LF Gravel 19200 SF Shouldering 2 LF Shoulder 3200 SF Common Ex 12 LF Com Ex 19200 SF Subgrade Ex/Com Bor 12 LF SG Ex/CB 19200 SF Topsoil Borrow 10 LF Topsoil 16000 SF Clearing 8 LF Clearing 12800 SF Thickness _ Bit 2.5 IN Gravel 6 IN _ Shouldering 2.5 IN Common Ex 0.71 FT Subgrade Ex/Com Bor 1 FT Topsoil Borrow 0.5 FT No. Item Unit Quantity Unit Price Total Price 1 Mobilization LS 1 $ 7,500.00 $ 7,500.00 2 Traffic Control LS 1 $ 750.00 $ 750.00 3 Clearing & Grubbing LS 1 $ 5,000.00 $ 5,000.00 4 Remove Curb/ Bit Trail / Conc Walk SY 40 $ 5.00 $ 200.00 5 Common Excavation - Trail CY 510 $ 20.00 $ 10,200.00 6 Common Excavation - Cut Slopes CY 790 $ 20.00 $ 15,800.00 7 Subgrade Excavation CY 220 $ 20.00 $ 4,400.00 8 Common Borrow for Subgrade Ex CY 220 $ 15.00 $ 3,300.00 9 Common Borrow- Fill Slopes CY 2530 $ 15.00 $ 37,950.00 10 Storm Sewer Pipe LF 200 $ 40.00 $ 8,000.00 11 Storm Sewer Structures EA 1 $ 3,500.00 $ 3,500.00 12 Retaining Wall SF 0 $ 30.00 $ - 13 Chain Link Fence LF 0 $ 20.00 $ - 14 Aggregate Base TN 810 $ 15.00 $ 12,150.00 15 Aggregate Shouldering TN 60 $ 20.00 $ 1,200.00 16 Bituminous Pavement TN 240 $ 80.00 $ 19,200.00 17 Concrete Curb & Pedestrian Ramps EA 2 $ 2,000.00 $ 4,000.00 18 Topsoil Borrow (LV) CY 400 $ 30.00 $ 12,000.00 19 Erosion Control LS 1 $ 1,500.00 $ 1,500.00 20 Turf Establishment SY 1800 $ 3.00 $ 5,400.00 21 Signing &Striping LS 1 $ 1,700.00 $ 1,700.00 Subtotal Construction Costs $ 153,750.00 +/- 20% Construction Contingency $ 30,750.00 $ 184,500.00 +/- 25% Engineering, Admin, Legal, Etc ' $ 46,125.00 Total Cost $ 230,625.00 5 Stantec 10/25/16 Planning Commission Packet - Page53 1101 Victoria Curve I Mendota Heights, MN 55118 651.452.1850 phone 1 651.452.8940 fax www.mendc)ta-helghts.com CITY OF MENEDOTA HEIGHTS Request for Planning Commission Action MEETING DATE: October 25, 2016 TO: Planning Commission FROM: Phil Carlson, AICP Interim Planner SUBJECT: Planning Case 2016-39 Variance - Garage Kathleen Casper, 548 Butler Avenue W COMMENT: Introduction The application is for a variance to side setbacks to build a new garage in the same location as an existing garage. Background There is an existing one -car garage that does not meet required setbacks and the applicant wishes to replace it with a new two -car garage in essentially the same location, requiring variances. Discussion The City is using its quasi-judicial authority when considering action on subdivision and 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 case and make a recommendation to the City Council. Action Required This matter requires a simple majority vote. 10/25/16 Planning Commission Packet - Page54 (3 Stantec Item No. 2016-39 MEMORANDUM Date: October 25, 2016 To: Mendota Heights Planning Commission From: Phil Carlson, AICP, Consulting Planner RE: Planning Case 2016-39: Casper Variance Request Request for variance to side yard requirements in an R-1 zoning district to replace and enlarge an existing stand-alone garage Action: Approve and determine conditions of approval Deadline: November 25, 2016 (60 days from complete application submittal) SITE CONTEXT Existing Zoning R-1 One -Family Residential Lot Area 12,304 square feet (.28 acres) Designated Future Land Use Low Density Residential Site Description and Present Use The subject site contains two structures, a single family home and a detached, one -car garage. The site is bordered to the north by Butler Ave. and to the east by Chippewa Avenue. The home faces Butler Ave. The lot is irregular in shape; the front yard along Butler Ave. is approximately 115 feet wide, tapering to a rear yard that is 45 feet wide. Driveway access to the property is currently through the east side yard off Chippewa Avenue. Surrounding Properties and Neighborhood All properties adjacent to the site and in its immediate vicinity are single family homes. The property is a corner lot that directly abuts two other properties. To the west is a single family home with an attached garage fronting Butler Ave. To the south is a single family home with a detached garage fronting Chippewa Ave. (3 Stantec 10/25/16 Planning Commission Packet - Page55 Mendota Heights Planning Commission Item 2016-39 Casper Variance Request October 25, 2016 Project Description The applicant proposes to remove an existing 16' x 22' single -car garage and reconstruct a two - car garage in the same location. The existing garage is set back 16' to 20' from the property line and 29' from the curb. The proposed garage is 22' long by 24' wide, totaling 528 square feet. The driveway would also be enlarged from approximately 16' to 24' to span the width of the enlarged garage. ANALYSIS 1) This application requires two variances in order to construct a 528 square foot garage according to the applicant's proposed design: For the west side yard: A variance to encroach the 10' side yard setback requirement for accessory structures larger than 144 square feet. See Section 12-1 D -3 -B -1-B-2. The proposed garage would extend approximately 1 foot into the west side yard setback for a distance of approximately 5'. • For the east side yard: A variance to encroach the 30'side yard setback requirement for side yards abutting a street. See Section 12-1 E -3-D-2. The proposed setback of the garage varies from 17 feet to 20' from the side yard lot line and is approximately 29' from the curb. 2) We believe that practical difficulties exist that restrict the applicant from conforming to setback requirements in this residential zoning district. The applicant meets the tests identified in Section 12-1 L-5 to establish the existence of practical difficulties: a) The property owner proposes to use the property in a reasonable manner. o A garage structure of 528 square feet, designed to enclose two vehicles, is a reasonable use of a suburban residential property. b) The plight of the landowner is due to circumstances unique to the property not created by the landowner. This property is an irregularly shaped lot that tapers. The rear yard is substantially narrower than the front yard (45 feet versus 115 feet wide). Because of this property's shape, a 528 square foot garage could not fit elsewhere in the rear yard of the property without encroaching on either of the two side yards. If the garage were moved farther north toward the house, overall encroachment into the side yards would be less. However, this would require moving the property's driveway access further north and closer to the intersection of Butler Ave. and Chippewa Ave., where there is greater (31 Stantec Mendota Heights Planning Commission Item 2016-39 Casper Variance Request 10/25/16 Planning Commission Packet - Page56 October 25, 2016 potential for traffic safety conflicts. The graphic below shows the proposed garage location in gray and the location in orange that would meet the code setbacks - all the way north abutting the house. c) The variance, if granted, will not alter the essential character of the neighborhood. 3 o A detached, two -car garage is consistent with the character of a low-density residential neighborhood. The proposed garage would not abut a residential structure; the nearest structure to the proposed garage is a detached garage on the 1130 Chippewa Ave. property. s aosr�8- >>15.3p E ' 3 LOT 1 Mryp� rl BLOCK 8 n'o ^7:n � N ,1 i HOUSE u� J LOT h 30' m ' N NY PROPOSED 24S22 C,�4RO.GE t�re.a_ UJ 10' r i cin � r ns U ADDITIONAL IX1R8 gl CUT � MS g Eo3TrvC OU14 - oni� ��e•E $Q R5')it DRIVE EXPANSION c) The variance, if granted, will not alter the essential character of the neighborhood. 3 o A detached, two -car garage is consistent with the character of a low-density residential neighborhood. The proposed garage would not abut a residential structure; the nearest structure to the proposed garage is a detached garage on the 1130 Chippewa Ave. property. (3 Stantec 10/25/16 Planning Commission Packet - Page57 Mendota Heights Planning Commission Item 2016-39 Casper Variance Request October 25, 2016 4 RECOMMENDATION The Planning Commission must determine the effect of the proposed variances upon the comprehensive plan and on the character and development of the neighborhood in forming its recommendation to the City Council. We recommend that both variances be recommended for approval, with the following conditions: 1. The applicant must submit elevations depicting the height of the proposed structure, exterior building materials, and garage door heights to the City for review prior to issuance of a building permit. 2. The applicant shall obtain a building permit prior to construction. 3. All grading and construction activities as part of the proposed development shall 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. 4. The proposed detached garage shall be constructed in compliance with the applicable City Code performance standards noted in Section 12-11. REQUESTED ACTION Following the public hearing and discussion, the Planning Commission may consider the following actions: 1. Recommend approval of the variances based on the attached findings of fact. OR 2. Recommend denial of the variances based on findings of fact. OR 3. Table the request, pending additional information from staff or others. (3 Stantec 10/25/16 Planning Commission Packet - Page58 Mendota Heights Planning Commission Item 2016-39 Casper Variance Request October 25, 2016 FINDINGS OF FACT FOR APPROVAL Variances for side setback for 548 Butler Avenue 1. The variance requests meet the tests in the code for practical difficulties. 2. The new garage represents reinvestment in a residential neighborhood that is consistent with the Comprehensive Plan's goals for residential land uses. Planning Case 2016-39 548 Butler Avenue West Date: October 25, 2016 ►N \�� N 0 40 SCALE IN FEET City of Mendota �`��`�'� Heights 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, contact the City of Mendota Heights. Contact "Gopher State One Call" at 651-454-0002 for utility locations, 48 hours prior to any excavation. 10/25/16 Planning Commission Packet - Page60 September 26, 2016 City of Mendota Heights Planning Commission 1101 Victoria Curve Mendota Heights, MN 55118 Planning Committee Members: I am writing this letter of intent to request a Variance from the side, front and rear yard setbacks to allow a 24x22', two car garage to be built, replacing the existing, original, 16'x22, single car garage on the property located at 548 Butler Ave West. In my opinion, this proposal puts the property to use in a very reasonable manner, much like other families in our neighborhood have enjoyed for years. The existing garage is inadequate for my family's need for vehicle and normal storage purposes. The current garage was built at a time when homes with single car garages were the norm and were adequate to accommodate most family's needs. Vehicles have gotten bigger, and our need for adequate storage space has increased. Times have changed and single car garages are largely a thing of the past. The circumstances unique to the property and that bring us to this request is the oddly shaped, but lovely, corner lot on which we live. The odd shape of the property creates a hardship and truly limits a reasonable location for the proposed garage within the specified setbacks of 30' from the road, 10' from the rear yard, and 10' from the side yard. We have looked at other possible sites for the garage, and found if built in those locations, our garage may become the focal point of the property and certainly would not fit with the overall character and feel of the neighborhood. Further, I believe a different location would split the yard in a highly visible, unattractive manner, and render a great deal of our yard useless. (Please see attached survey.) 10/25/16 Planning Commission Packet - Page61 In my opinion, the variance, if granted, will fit beautifully with the character and charm of the neighborhood, and be a welcome improvement to the property. The design of the proposed garage is generally the same as the current garage, just a bit larger as noted. It is our desire to be good neighbors; respectful of our neighbor's property and m of the pride they demonstrate in the look and feel of the neighborhood. I believe that storing our vehicles in our garage and off of the driveway not only is more visually pleasing, but is also an important safety and security measure as well. I appreciate your consideration in this matter. Sincerely, Kathleen Casper 548 Butler Ave W Mendota Heights, MN 55118 10/25/16 Planning Commission Packet - Page62 1101 Victoria Curve 1 Mendota Heights, MN 55118 651.452.1550 phone 1 651.452.5940 tax ®, av��w.r�iendota-t'lei�htscom � CITY OF MENDOTA HEIGHTS PLANNING APPLICATION Property Address/Street Location: 548 Butler Avenue West Kathleen Casper Phone: 763-202-5379 een Applicant Name: p Applicant E -Mail Address: dominosmom@comcast.net Applicant Mailing Address: 548 Butler Avenue West, Mendota Heights, MN 55118 Property Owner Name: Kathleen Casper Phone: 763-202-5379 eights, MN 55118 Property Owner Mailing Address: 548 Butler Avenue West Mendota H Legal Description & PIN of Property: (Complete Legal from Title or Deed must be provided) Lot 1 Block 8 Kirchner Addition Property ID 27-42100-08-101 Type of Request: ❑ Rezoning ❑ Conditional Use Permit ❑ Interim Use Permit 0 Variance ❑ Wetlands Permit ❑ Preliminary/Final Plat Approval ❑ Lot Split/Adjustment ❑ Critical Area Permit ❑ Comprehensive Plan Amendment ❑ Code Amendment ❑ Appeal ❑ Other I hereby declare that all statements made in this request and on the additional material are true. I further authorize City Officials and agents to inspect the above property during daylight hours. Signature of Applicant Signature of Owner r \�o Date 09,23-2c l Date Signature of Owner (if more than one) Date Planning Application (modified 6/1/2016) Page 1 of 1 t 10/25/16 Planning Commission Packet - Page63 1101 Victoria Curve I Mendota Heights, MN 55118 651.452.1850 phone I 651.452.8940 fax �www.metidc)ta-Iteigiits_con; CITY OF MENDOTA HEIGHTS VARIANCE APPLICATION Applications will be scheduled for consideration bythe Office, Use Only.- Planning nly:Planning Commission and/or City Council only after all r required materials have been submitted. Application Case # submittal deadlines are available on the City's website Applicant: (f etc r w or by contacting the City Planner. Late or incomplete applications will not be put on the agenda. Address: ry -3 9, F !w A-ve The City Council may grant variances from the strict application of the provisions of the City Code and impose conditions and safeguards in the variances so granted in cases where there are practical difficulties in carrying out the strict letter of the regulations of the Code. "Practical difficulties", as used in connection with the granting of a variance, means that the property owner proposes to use the property in a reasonable manner not permitted by this chapter; the plight of the landowner is due to circumstances unique to the property not created by the landowner; and the variance, if granted, will not alter the essential character of the neighborhood. Economic considerations alone do not constitute practical difficulties. Please consider these requirements carefully before requesting a variance. APPLICATION REQUIREMENTS: • Electronic and hard copies of all the required materials must be submitted according to the current application submittal schedule. • Submit 1 electronic copy and 2 hard copies (full-size/to-scale) of all required plans. The following materials must be submitted for the application to be considered complete: Fee, as included in current Fee Schedule (check payable to City of Mendota Heights). NOTE: Planning Application fees do not cover building permit fees, utilities, or other fees which may be required to complete the project. Completed Application Form(s). 1 Letter of Intent. Required Plans. APPLICANT MUST CHECK ALL APPLICABLE ITEMS INCLUDED IN THE SUBMITTAL Sketch Plan (to -scale drawing or certified survey, if determined necessary): Location and setbacks of all buildings on the property in question including both existing and proposed structures. 14 Location of any easements having an influence upon the variance request. r,A- ❑ Written consent and waiver of public hearing, in a form prescribed by the city, by the owners of property within one hundred feet (100') of the boundaries of the property for which the Variance Application (modified 4/5/2016) Page 1 of 3 10/25/16 Planning Commission Packet - Page64 variance is requested, accompanied by a map indicating the location of the property in question and the location of the property owners who have given consent; or, lacking such consent, a list of names and addresses of the owners of property within one hundred feet (100') of the boundaries of the property for which the variance is requested. If topography or extreme grade is the basis on which the request is made, all topographic contours shall be submitted. ❑ If the application involves a cutting of a curb for a driveway or grading a driveway, the N% applicant shall have his plan approved by the city public works director prior to construction. Please complete the attached questions regarding your request. Variance Application (modified 4/5/2016) Page 2 of 3 10/25/16 Planning Commission Packet - Page65 Please answer the following questions as they relate to the variance request. You may fill-in this form or create your own. 1. In your opinion, does the proposal put the property to use in a reasonable manner? id YES ❑ NO Why or why not? Yes, I believe a 2 car garage with storage is a reasonable use of this property. There is already a 16x22 detached garage on the site. The existing garage is in disrepair and truly needs to be replaced. My family needs a two car garage so we can avoid parking on the street or leaving our cars in the driveway. 2. Please describe the circumstances uni ue to the propel Ly 111UL %.! Oci V The property is a corner lot and very irregular in shape. 3. In your opinion, will the variance, it granted, nR wILn u11M V41"iU%.16 ... neighborhood? 0 YES ❑ NO Why or why not`? I believe the proposed garage would definitly fit with the character of the neighborhood. There is a 16x22 detached garage already at the site. The proposed garage would be quite similar in style, but large enough to accommodate two vehicles and normal storage. The City Council must maKe an arrirmar►ve r►na►ng on ar► U► L►►c WILU110 115«u GIZW V C ••• order to grant a variance. The applicant for a variance has the burden of proof to show that all of the criteria listed above have been satisfied. Variance Application (modified 4/5/2016) Page 3 of 3 10/25/16 Planning Commission Packet - Page66 CERTIFICATE OF SURVEY hereby certify that this is a correct representation of a survey of: Lot 1, Block 8, KIRCHNER ADDITION, Dakota County, Minnesota, according to the recorded plat thereof. And that this survey and certificate was prepared by me or under my direct supervision and that I am a duly licensed Land Surveyor under the laws of the State of Minnesota. Grant D. Jacobson, PN License No. 23189 SCALE IN FEET Dated this 22nd Day of September, 2016 0 20 40 gUTLER,0 30 AVENUE POWER CURB POLE O S 80'51,38„ E 115.30 LOT 2 OR LOT 1�, CO BLOCK 8 o o40 CV CV CONK " HOUSE � c O Z " oa PROPOSED 24'x22' GARAGE REVISIONS 9-22-16 GARAGE LOCATION CON A7.4 22 o GARAGE 8.7 I OHE N � nOCo N NN 4� F'— 16.8 1 GRA L DRI 29.2 20.2 EXISTING 16'x22' GARAGE TO BE N REMOVED a-) N 845 �Z, LOT 17 PREPARED FOR: Kathleen Casper 548 Butler Avenue West Mendota Heights, MN 55118 DRAWN: GDJ CHECKED: GDJ DATE: 9-20-16 SCALE: AS SHOWN r 0 POWER POLE LU LUz CD Q W I U ADDITIONAL CURB CUT EXISTING GRAVEL DRIVE DRIVE EXPANSION JACOBSON ENGINEERS & SURVEYORS 21029 HERON WAY LAKEVILLE, MN 55044 (952) 469-4328 jacobson®engrsurv.com BEARINGS ARE ASSUMED DATUM PROJ: 216129 o — DENOTES IRON MONUMENT F. B.: A z, 10/25/16 Planning Commission Packet - Page67 Alexander Bisanz Amy Gerard Anthony E & Chris Wilfahrt 1060 Esther Ln 574 Butler Ave W 592 Spring St Mendota Heights Mn 55118-1844 Mendota Heights Mn 55118-1815 Saint Paul Mn 55118-1842 Audrey N Longbehn Carolyn D Shada Charles J & Mary Jo Skemp 1100 Chippewa 1054 View Ln 1060 View Ln Saint Paul Mn 55118-1817 Mendota Heights Mn 55118-1845 Saint Paul Mn 55118-1845 Charles W & Cheryl A Lennon Christine Mary Solberg City of Mendota Heights 1063 Chippewa 1062 Chippewa Ave 1101 Victoria Cury Saint Paul Mn 55118-1818 Mendota Heights Mn 55118 Saint Paul Mn 55118-4167 Cynthia J Schmidt David E Jr Hicks David W Danneker 1135 Dodd Rd 13 Beebe Ave 1131 Dodd Rd Saint Paul Mn 55118-1822 Mendota Heights Mn 55118-1902 Saint Paul Mn 55118-1822 Dennis L & J A Forsberg Donald David III & S Vanmeter Evelyn D Hannegraf 1111 Dodd Rd 14 Beebe Ave 1117 Dodd Rd Saint Paul Mn 55118-1820 Mendota Heights Mn 55118 Mendota Heights Mn 55118-1820 James P Mangold Jeffrey Craig Schwartzbauer Jesus P Marquez 1147 Dodd Rd 1133 Dodd Rd 1050 View Ln Saint Paul Mn 55118-1822 Mendota Heights Mn 55118-1822 Saint Paul Mn 55118-1845 Kathleen J Casper Keith B Christy Lily Ann Schultz 548 Butler Ave W 1064 Esther Ln 1056 Chippewa Mendota Heights Mn 55118 Mendota Heights Mn 55118-1844 Mendota Heights Mn 55118-1817 Louise M Koury Mary L Ticiu Matthew J & Mary M Paquette 1057 Esther Ln 584 Spring St 1119 Dodd Rd Saint Paul Mn 55118-1826 Saint Paul Mn 55118-1842 Saint Paul Mn 55118-1820 Michael A Mohrlant Michael L & Darlene Kluznik Neal R & Nancy Jo Duncanson 1129 Dodd Rd 1057 Chippewa 576 Spring St Mendota Heights Mn 55118 Saint Paul Mn 55118-1818 Saint Paul Mn 55118-1842 Patrick James Brophy Rachel A Lopez Cortes Richard P Rivers 1123 Dodd Rd 560 Spring St 546 John St Saint Paul Mn 55118-1820 Mendota Heights Mn 55118 Mendota Heights Mn 55118 10/25/16 Planning Commission Packet - Page68 Robert J Tste & Mavi Wegleitner Roy A & Suzan Koch Sara T Pierce 568 Spring St 1099 Chippewa Ave 1076 Chippewa Ave Mendota Heights Mn 55118 Saint Paul Mn 55118-1819 Mendota Heights Mn 55118-1817 Scott M & Marsha Spatafore Thomas J & Lynn Koury Vernon M Peterson 1070 Chippewa Ave 1061 Esther Ln 1055 Esther Ln Saint Paul Mn 55118-1817 Saint Paul Mn 55118-1826 Saint Paul Mn 55118-1826 Wilfrid L Tste Oster William & Joyce Herzog William & Mary Ann Novotny 1068 Esther Ln 571 Butler W 521 Ashley Ln Mendota Heights Mn 55118 Saint Paul Mn 55118-1814 Mendota Heights Mn 55118 10/25/16 Planning Commission Packet - Page69 Affidavit ®f Publication State of Minnesota SS County of Dakota JANINE GAFFNEY , being duly sworn, on oath, says that he/she is the publisher or authorized agent and employee of the publisher of the newspaper known as SOUTH-WEST REVIEW , and has full knowledge of the facts which are stated below: (A) The newspaper has complied with all of the requirements constituting qualification as a qualified newspaper, as provided by Minnesota Statute 331A.02, 331A.07, and other applicable laws, as amended. (B) The printed NOTICE OF HEARING which is attached was cut from the columns of said newspaper, and was printed and published once each week, for I successive weeks; it was first published on SUNDAY , the 2 ND day of OCTOBER 2016 , and was thereafter printed and published on every to and including , the day of , 20 ; and printed below is a copy of the lower case alphabet from A to Z, both inclusive, which is hereby acknowledged as being the size and kind of type used in the composition and publication of the notice: Z ABCDEFGHIJKLMNOPQRSTUVWXY ABCDEFGHIJKLMNOPQRSTUVWXYZ 'abcdefg hijkl m nopq rstuvwxyz Subscribed and sworn to before me on this 3RD day of OCTOBER 16 Notary Public *Alphabet should be in the same size and kind of type as the notice. RATE INFORMATION (1) Lowest classified rate paid by commercial users for comparable space ......................................... n e Y: �f �J TI L G L COORDINATOR (2) Maximum rate allowed by law for the above matter.......... .$25.00 per col. inch .$25.00 per col. inch (3) Rate actually charged for the above matter.......................................................$ per col. inch 1/16 10/25/16 Planning Commission Packet - Page70 10/25/16 Planning Commission Packet - Page71 1101 Victoria Curve I Mendota Heights, MN 55118 651.452.1850 phone 1 651.452.8940 fax www.mendc)ta-helghts.com CITY OF MENEDOTA HEIGHTS Request for Planning Commission Action MEETING DATE: October 25, 2016 TO: Planning Commission FROM: Phil Carlson, AICP Interim Planner SUBJECT: Planning Case 2016-40 Conditional Use Permit for Solar energy System Ideal Energies on Minnesota Knits facility at 1450 Mendota Heights Road COMMENT: Introduction The applicant is seeking approval of a conditional use permit to construct a solar energy system in the side and rear yard of the Minnesota Knits facility. Background Mendota Heights recently adopted and then revised its solar energy system ordinance. There is ambiguity in the code as to the location requirements — rear yard only or both side and rear yards. Discussion The applicant is proposing a solar array in the side and rear yards of the Minnesota knits facility that meets the area requirements of the code. Recommendation Staff recommends the Planning Commission discuss the request in this case and make a recommendation to the City Council. Action Required This matter requires a simple majority vote. 10/25/16 Planning Commission Packet - Page72 (3 Stantec Item No. 2016-40 MEMORANDUM Date: October 25, 2016 To: Mendota Heights Planning Commission From: Phil Carlson, AICP, Consulting Planner; RE: Planning Case 2016-40: Ideal Energies Solar CUP Conditional Use Permit (CUP) to build accessory solar energy system, 1450 Mendota Heights Road, Minnesota Knitting Mills property Action: Approve CUP Deadline: Nov. 25, 2016 (60 days from complete application submittal) SITE CONTEXT Existing Zoning 1-1 General Industrial Lot Area 135,975 sf (3.12 acres) Designated Future Land Use Industrial Site Description and Present Use The subject site is 3.12 acres in size. The site is bounded by Highway 13 to the west, Mendota Heights Road to the north, Northland Drive to the east, and Econ Place immediately south. The site is currently home to the Minnesota Knitting Mills, a 50,000 square feet industrial manufacturing facility. The site is generally flat with slopes increasing steeply at the back of the site, towards a Highway 13 drainage ditch. The site is visually screened from Highway 13 by thick tree cover. There are a few trees along Mendota Heights Road and Northland Drive which screen the side yards of the site. There is a 20' easement along the west side of the site. The property and all setbacks and easements are illustrated in Figure 1. Surrounding Properties and Neighborhood The subject site is surrounded by industrial and commercial land uses and is located in the Mendota Heights Industrial Park. All properties immediately surrounding the Minnesota Knitting Mills property are developed as large-scale industrial or commercial properties. (3 Stantec 10/25/16 Planning Commission Packet - Page73 Mendota Heights Planning Commission Item 2016-40 Ideal Energies Solar CUP October 25, 2016 West of Highway 13 is Fort Snelling State Park and land is guided natural preserve. East of site is the industrial park, which features educational, medical, hotel, and commercial uses. Project Description The applicant is requesting a conditional use permit for the construction of accessory, ground - mounted solar arrays along the side (south) and rear (east) yards of the Knitting Mills property. The applicant has been working with the property owner to develop a site plan that meets the needs of the property owner and City's regulations. A description of the proposed solar array includes: • 60 kW in total power generation • Solar arrays mounted to the ground by posts • Size: one array of 10' x 159'on south side, three arrays of 10' x 210' on the east side Maximum of 9 feet in height Located at least 15' from all property lines and 30' from neighboring dwellings • Blue and silver in color and featuring anti -glare technology ANALYSIS Section 12-1L-6: Conditional Uses We have analyzed this application for a conditional use permit according to Section 12-1 L -6.B.2: a. Site Development Plan 1. Location of all buildings on the property in question, including both existing and proposed structures These structures are shown in Figure 4. 2. Location of all adjacent buildings located within three hundred fifty feet (350') of the exterior boundaries of the property in question. These structures are shown in Figure 2. 3. Floor Area Ratio Not applicable 4. Location and number of existing and proposed parking spaces Not applicable (3 Stantec 10/25/16 Planning Commission Packet - Page74 Mendota Heights Planning Commission Item 2016-40 Ideal Energies Solar CUP October 25, 2016 5. Vehicular Circulation Not applicable 6. Architectural elevations (type and materials used of all external surfaces). A rendering of the proposed arrays is shown in Figure 3. 7. Sewer and water alignment, existing and proposed Not applicable 8. Location and candle power of all luminaries Not applicable 9. Location of all existing easements The 20' easement on the subject site is shown in Figure 1. b. Dimension Plan, which shall include: 1. Lot dimensions and area Shown in Figure 2 2. Dimensions of proposed and existing structures Shown in Figure 4 3. Typical floor plan and typical room Not applicable 4. Setbacks on all buildings located on property in question Shown in Figure 4 5. Proposed setbacks Not applicable c. Grading Plan Not applicable. The applicant does not intend to grade materials to install solar arrays. d. Landscape Plan 1. Location of all existing trees, type, diameter and which trees will be removed Shown in Figure 5 2. Location, type and diameter of proposed plantings Not applicable. The applicant does not propose plantings. 3. Location and material used of all screening devices Not applicable. The applicant does not propose screening devices. (3 Stantec 10/25/16 Planning Commission Packet - Page75 Mendota Heights Planning Commission Item 2016-40 Ideal Energies Solar CUP October 25, 2016 Section 12-1D-18: Alternative Energy Systems We have analyzed this application for a conditional use permit according to Section 12-1 D-18: 4. Ground Mounted Systems a. Height: The maximum height of the system shall not exceed fifteen feet (15') in height from the average natural grade at the base of the system. The proposed maximum height is 9'. b. Setbacks: The system shall be set back a minimum on fifteen feet (15') from all property boundary lines and thirty feet (30') from all dwellings located on adjacent lots, including appurtenant equipment. The applicant meets setback requirements, as shown in Figure 4. c. Location: The system shall be limited to rear yards in all zoning districts. The applicant is requesting that the system be located in the rear (east) and side (south) yards. The recent revisions to the solar code, adopted September 6, 2016 discuss the lot coverage limits of the solar array. In the amended Section 12-1 D -18-4.d, the code refers to the size of a solar array in either the rear and side yards. Part c. of that same section says systems are only allowed in rear yards. My opinion is that this is an error and oversight in amending the code and we assume that in business and industrial districts, solar arrays are intended to be allowed in both side and rear yards. When there is ambiguity or a contradiction in the code, common practice is to interpret the code in favor of the applicant. d. (2) Business and Industrial Districts: The system shall be limited in size to no more than twenty five percent (25%) of the rear or side yard in which the system is located. In the rear (east) yard, the proposed arrays will be 2,105 square feet, a total coverage of 8.84%. In the side (south) yard, the proposed arrays will be 1,590 square feet, a total coverage of 18.86%. 5. Screening: Solar energy systems will be screened from view to the extent possible without impacting their function. Systems located within the business and industrial zoning districts may be required to comply with the standards in subsection 12-1D- 13-2C7 of this article where practical. The applicant states that "two trees will provide natural screening from Northland Drive and the rest of the sides are buffered by trees and/or a fence." There are no trees or fences along the side (south) yard. (3 Stantec 10/25/16 Planning Commission Packet - Page76 Mendota Heights Planning Commission Item 2016-40 Ideal Energies Solar CUP October 25, 2016 6. Color: Solar energy systems shall use colors that are not visually incompatible with the color of the roof material on which the system is mounted or other structures. The proposed solar panels are blue and silver. The applicant states that these colors will "blend in nicely with the existing site improvements". 7. Glare: Reflection angles from collector surfaces shall be oriented away from neighboring windows and minimize glare toward vehicular traffic and adjacent properties. Where necessary, the city may require additional screening to address glare. The proposed panels use anti -glare technology. 8. Utility Connection The applicant states that the array will "meet all utility connection and safety standards". 9. Safety The applicant states that the array will "meet all utility connection and safety standards". 10. Easements: Solar energy systems shall not encroach upon any public drainage, utility, roadway or trail easements. There is a 20' easement in the rear (west) yard. The project does not encroach on this easement. 11. Abandonment: Any solar energy system which remains non-functional or inoperable for a continuous period of twelve (12) months shall be deemed to be abandoned and shall be deemed a public nuisance. The owners shall remove the abandoned system, including the entire structure and transmission equipment, at their expense after a demolition permit. The applicant states that "this solar array should last at least 40 years, so abandonment should not be an issue". Section 12-1 D -13-2C7: Alternative Energy Systems Staff have analyzed this application to approve a conditional use permit according to the information required in Section 12-1 D -13-2C7: 7. Screening of Mechanical Utilities: Whenever possible, rooftop mechanical units shall be of low profile variety. All ground level and rooftop mechanical utilities, other than low profile rooftop units, shall be completely screened with one or more of the materials used in the construction of the principal structure. Where practicable, rooftop screening shall be accomplished through the use of parapet walls. (3 Stantec 10/25/16 Planning Commission Packet - Page77 Mendota Heights Planning Commission Item 2016-40 Ideal Energies Solar CUP October 25, 2016 Although a solar energy system is not explicitly defined as a mechanical utility, we recommend it be treated as such. The screening and security offered by a fence creates a safer and more visually cohesive site. POTENTIAL IMPACTS OF PROPOSED SOLAR ARRAYS Screening: The applicant states that "two trees will provide natural screening from Northland Drive and the rest of the sides are buffered by trees and/or a fence." There are numerous trees along the east side of the property but few trees along the south side of the property. The construction of a fence on the south side of the property may be needed for additional screening. Trees: Three trees will be removed on the south side of the property for the construction of the solar array. These trees must be removed by a licensed contractor, as stated in section 3-4-2 of the code. Color: The applicant notes that the color of the panels will be blue and silver and that these colors will "blend in nicely with the existing site improvements". If proper screening is in place, there will be no impacts of the color of the panels. Glare: There will be no glare associated with the addition of solar panels. Site Coverage and Runoff: Site coverage is limited in industrial sites to manage stormwater runoff. By limiting the amount of impervious surfaces in side, rear and front yards, water is able to infiltrate into the ground. The proposed site plan limits yard coverage to less than 19%, which meets the City standard. Safety: The applicant states that the solar arrays will "meet all utility connection and safety standards" but does not elaborate on how these standards will be met. RECOMMENDATION We recommend that the Planning Commission recommend the approval of the conditional use permit for the construction of solar arrays on the Minnesota Knitting Mills property, with the following conditions: 1) That the applicant constructs a fence or other form of visual screening along the south side of the property, to be approved by the City Engineer. 2) That trees are removed properly in accordance to City standards, as discussed in section 3-4-2 of the City code. 3) That the applicant provides proper utility connection and safety documentation. 4) That the applicant applies for all additional required permits including a building permit. (31 Stantec 10/25/16 Planning Commission Packet - Page78 Mendota Heights Planning Commission Item 2016-40 Ideal Energies Solar CUP October 25, 2016 7 REQUESTED ACTION Following the public hearing and discussion, the Planning Commission may consider the following actions: 1. Recommend approval of the conditional use permit based on the attached findings of fact. OR 2. Recommend denial of the conditional use permit based on the attached findings of fact. OR 3. Table the request, pending additional information from staff or others. FINDINGS OF FACT FOR APPROVAL Conditional Use Permit for 1450 Mendota Heights Road 1. The proposal meets the spirit and intent of the code dealing with solar energy systems. FINDINGS OF FACT FOR DENIAL Conditional Use Permit for 1450 Mendota Heights Road 1. The proposal does not meet the letter of the code regarding location of solar energy systems in the rear yard only. ••'•♦ •• S� f • b4ck�r o , - 3p,s •Aro e fb�••.;ber fy , lljjaj�gs�•••♦•.•.• -aL A 7"aV• rr _ ss` - �• R -aL A 7"aV• rr .......... .......... ny ' r t t - I u� s � t Y 1 Figure 3: Rendering of Proposed Solar Panels 10/25/16 Planning Commission Packet - Page81 Figure 5: Landscaping Plan 1 a ' F 10/25/16 Planning Commission Packet - Page83 ♦ X4 rr` _ 4 { e 44`_ -� manning ommission ac<e - age Planning Case 2016-40 City of 1450 Mendota Heights Road NMendota 0 100 A AAAA iA Heights Date: October 25, 2016 SCALE IN FEET �A# J'. y 1 e rN.1 r lr' \p ' 0 2515 f� ( � 9 �921�1 1� 1450 1i 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, contact the City of Mendota Heights. Contact "Gopher State One Call" at 651-454-0002 for utility locations, 48 hours prior to any excavation. 1455 f Letter of Intent To: Nolan Wall, Planner City of Mendota Heights From: Rich Ragatz Ideal Energies 10/25/16 Planning Commission Packet - Page85 RE: Letter of Intent for a Conditional Use Permit for a 60 kW, ground -mounted solar array at Minnesota Knitting Mills located at 1450 Mendota Heights Road in Mendota Heights, MN. Nolan: Ideal Energies is working with Minnesota Knitting Mills to install a 60 kW, ground - mounted solar array along the southern and western side/rear yards of the property. As a result, we are asking the City of Mendota Heights Planning Commission and City Council for a Conditional Use Permit. According to the recently adopted Alternatively Energy Systems Code (12-1D-18), the following details show that we meet the standards. The height of the system will be a maximum of 9 feet. The system is set back at least 15 feet from all property lines and at least 30 feet from all dwellings located on adjacent lots. On the south side of the building, the ground -mounted solar array will be 10 feet wide by 159 feet long or 1,590 square feet and a total land area of 8,432 square feet. This results in a solar array coverage of 18.86% (1,590 square feet/8,432 square feet). On the west side of the building the ground -mounted solar array will be 10 feet wide by 210.5 feet long or 2,105 square feet and a total land area of 23,800 square feet. This results in a solar array coverage of 8.84% (2,105 square feet/23,800 square feet). From a screening perspective, two trees will provide natural screening from Northland Drive and the rest of the sides are buffered by trees and/or a fence. The color of the solar system is blue solar panels and silver framing which should blend in nicely with the existing site improvements. There should not be a problem with glare, the panels face directly south and are at a 30°x6 angle and have anti -glare technology, so nobody will be able to see the glare. The solar array will meet all utility connection and safety standards. With regards to easements, there is only one that is along the western boundary (20 feet) and the array is 20 feet from the boundary, so we are not infringing. This solar array should last at least 40 years, so abandonment should not be an issue. With regards to a landscape plan, three trees will be removed to make room for the ground - mounted solar array. See attached landscape plan. Moving east to west on the southern part 10/25/16 Planning Commission Packet - Page86 of the property, we will be removing a 12.1 inch in diameter silver maple, a 29.0 inch in diameter blue ash, and a 21.0 American beech. We look forward to discussing the details of this ground -mounted solar array for Minnesota Knitting Mills with the City of Mendota Heights. 10/25/16 Planning Commission Packet - Page87 4"SZ fl OMM ' fi4tds ma lar sYWNFOB W01 4%ftlM M" s CITY OF NENDLSTA 1«EU:;-4T6 PLANIGM APPLICATION t3e�e �: � . I/� � �; �!: �. " • " .. iFQe.'?�,,._•�d o •�'-o oyky. A010110a6te► t"t- c r mac. 4/u V Prop"Addmesiftsat Lootan: 1 Q /hsg do }d {at i Ul 9004 AW=tMm 494 %41 - I4"If AppltoantMat mAddnesa. SSte: PropertyOwlw K % ca Ptm=lssll,gsi— ProMV 0w w MW" Address: t k•SO ^*- J*)'a }le�hk 4,4. IA..L1'w WTI"* Legal o & PIN d Propeety: (C=pM* Lege+ *om Tlie Or geed be I * 344SO-Of-Oil ' Ir1: 3;4 Tito fat tYogic 1 I .urimf- I"fw IV.a c MN 4/�v 'tYae�Revuest: r���' t9— 93 ' l9 — ta'!. # &4-k-ltt 13 Rumft X Cantel Use Peemb - 0 in6>a , Use Penrdt © Vadowe 13 Wallands Penna 0 P1dMW*P4W Plat App 4W a Lot $pAVA**tyIerA D Git W Ates Pam* a awpaiwan Plan AmmdmeM 'L 0 Code Ame»dment 0 Appeal 13 Other l hereby dedare Hteltafl sbkttte b maga in ttb tequaeted on theeddMmW metmW are t m 1 f adw aadlwrtxe City 0ftals and e" is dothe above property hmm '1�%( 46- 9/w/11 af' pate i I� a,W1a Of OMW Wift LMA 1 ? Al w3hig App9bWo (fid SWMv) FIV9 1 of f GROUND FIXED TILT (GFT) has evolved from more than 12 years of experience meeting a variety of project requirements. A synergy of steel components and aluminum parts deliver performance with the lowest system cost. Installation savings are captured through efficiently engineered components, optional pre -assembled parts and integrated bonding for optimized construction sequencing. GFf delivers engineered cost savings to meet your project needs. 10/25/16 Planning Commission Packet - Page88 GROUND FIXED TILT�me U N I RAC some GROUND FIXED TILT (GFT) has evolved from more than 12 years of experience meeting a variety of project requirements. A synergy of steel components and aluminum parts deliver performance with the lowest system cost. Installation savings are captured through efficiently engineered components, optional pre -assembled parts and integrated bonding for optimized construction sequencing. GFf delivers engineered cost savings to meet your project needs. GROUND FIXED TILT SCALABLE TO ANY SIZE PROJECT ALUMINUM BEAMS WITH MAXIMUM ADIUSTABILITY [ st-'Fest aluminum Ileanls inc,lode a full mounting SIDI to accuounodate it v"lliel;, of modulo Sins vii 1hou! eusloonizing a design fol yuul ptujecl. AflaelDnenf to Dorth-Suufh fop clnrds is simple ;old quick :Jill slots yielding nlasimunl conslrocliun lolurnlces !hl0ughouf the itmv. A series 91 pre-dlilled holes on the founllaliun channel anrd steel lop chol d e;;se file assembly pwcess r:ifh fe!xl loots and less labol. ENGINEERED COST SAVINGS PRE -ASSEMBLY & WIRE MANAGEMENT Glhen pluiect uplinlizafion outrieighs cunlpoileot custs. Uniin -.-:ill pie-assenlhl0 Hill lop nluunlinf; clamps, shifting pmt of the instalh,tiun Illness 10 0111 i1doly and saving Iab01 stops 0n till, joh site. Ylile olDaagelnent simply snaos ally":,ride 0010 thu aluminum beano. holding handles of :Jle up 10 2 inches i0 dialllclel. PROJECT SUPPORT SERVICES DESIGN & QUOTATION ASSISTANCE Evm,�pnijectleceieessfand;ud[if al.intsandcalculatiunstoDid pelmiffingidldsysfem installaliun. VIe, plilvide top notch plujur,l management seleices including design & quotation a.wsianca situ -specific, consfluefi0n dlar.ings and 3nl hall, siluchnal design docunleulation. ILIGTRICAL 0 UL2703GRUUNDV!G BONDING?, eUN1"RAC TOP MOUNTING MODULE CLAMPS W/ INTEGRATED BONDING ALUMINUM i MODULE . • SUPPORT BEAM SNAP-ON WIRE MANAGEMENT DIAGONAL BRACE' ASSEMBLY • ALUMINUM BEAM SPLICE 4.5" X 6" C -PILE FOUNDATION UNIRAC CUSTOMER SERVICE MEANS THE HIGHEST LEVEL OF PRODUCT SUPPORT ! 1 I i UNMATCHED CERTIFIED i ENGINEERING � BANKABLE DESIGN i PERMIT EXPFRIFNCE QUALITY EXCELLENCE WARRANTY I TDDLSi DDCUIMENTATION ON-TIME DELIVERY No ::ailing. Dur goal is simple: cunsisteliidY dedivel solulium Dorf services c.onectly. r:flicienlly and dependably 10 eXceed yuui c>:peetations. Out veld -class cperltions provide a 991", un -linin idelively to hale you maul youl conlnlitmenl dales. CERTIFIED QUALITY PROVIDER Uliilac is file only PV llonnling vendor e:ith ISD celfiiicafiuns [Di 90062008. 1,1001:200,1 and 01ISAS 180012001.:•:bich means V.P. or;livel the highest standards fm fil. 101111, and funclion. illus) cellificiliions demonsiMtu um uxullerieu and Um CDn1111il leill to ills! class IIIISIlle-s plachclfs. BANKABLE WARRANTY Unilac has thr; financial shenglh lu bank 0111 ploducls ,md reduce Yom lisk.'llre pea": of mind kno:•;ing yu11 e1e leceiaing pouducls of exaplional qualil,'. G[Tis covered by a 20 -year nlanufacfming aananly on all palls. PROTECT YOUR REPUTATION WITH QUALITY RACKING SOLUTIONS BACKED BY ENGINEERING EXCELLENCE AND A SUPERIOR SUPPLY CHAIN '; J!", ,, I V v 10/25/16 Planning Commission Packet - Page90 1480 Stotts Associates Limited Partner 167 Stonebrige Rd Saint Paul Mn 55118-4481 Lamar LLC %Treasurer 1255 Trapp Rd Eagan Mn 55121 Northland Drive Business Center LLC 2522 Northland Dr Mendota Heights Mn 55120 10/25/16 Planning Commission Packet - Page91 Great Northern Property Development 2515 Northland Dr Mendota Heights Mn 55120 Lloyds Food Products Inc % Lloyds Barbeque Company LLC 1 Hormel PI Austin Mn 55912 Pilot Knob LLC 1625 Energy Park Dr Ste 100 Saint Paul Mn 55108-2703 Knitco Limited Partnership % President 1450 Mendota Heights Rd Mendota Heights Mn 55120 Mendota Mgmt Co LLC 2515 Pilot Knob Rd Mendota Heights Mn 55120-1135 Pilot Knob LLC 1625 Energy Park Dr Ste 100 Saint Paul Mn 55108-2703 State of Mn - Dnr State of Mn - Dot Sun Country Real Estate Holdings LLC % Tax Specialist Box 45 500 % Dir of Land Mgmt Stop 630 395 John 1300 Mendota Heights Rd Lafayette Rd Ireland Blvd Mendota Heights Mn 55120 Saint Paul Mn 55155 Saint Paul Mn 55155 10/25/16 Planning Commission Packet - Page92 Affidavit ®f publication State of Minnesota l SS County of Dakota 1} JANINE GAFFNEY , being duly sworn, on oath, says that he/she is the publisher or authorized agent and employee of the publisher of the newspaper known as SOUTH-WEST REVIEW , and has full knowledge of the facts which are stated below: (A) The newspaper has complied with all of the requirements constituting qualification as a qualified newspaper, as provided by Minnesota Statute 331A.02, 331A.07, and other applicable laws, as amended. (B) The printed NOTICE OF HEARING which is attached was cut from the columns of said newspaper, and was printed and published once each week, for I successive weeks; it was first published on SUNDAY 1 the 2 ND day of OCTOBER 2016 , and was thereafter printed and published on every to and including , the day of , 20 ; and printed below is a copy of the lower case alphabet from A to Z, both inclusive, which is hereby acknowledged as being the size and kind of type used in the composition and publication of the notice: III III MNOP RSTUVWXYZ ABCDEFQ *ABCDEFGHIJKLMNOPQRSTUVWXYZ *abcdefghij klmnopq rstuvwxyz Subscribed and sworn to before me on this 3RD day of OCTOBER 2D16. Notary Public *Alphabet should be in the same size and kind of type as the notice. `:./A RATE INFORMATION (1) Lowest classified rate paid by commercial users for comparable space ...................................... u / B .�u J✓' TITLE AL COORDINATO (2) Maximum rate allowed by law for the above matter (3) Rate actually charged for the above matter ........................... 1/16 $25.00 per col. inch .$25.00 per col. inch .$ per col. inch 10/25/16 Planning Commission Packet - Page93 CITY OF MENDOTA HEIGHTS NOTICE OF HEARING A PUBLIC HEARING ON A CONDITIONAL USE PERMIT AT 1450 MENDOTA HEIGHTS ROAD TO WHOM IT MAY CONCERN. NOTICE is hereby given that the Planning Commission of Mendota Heights will meet at 7:00 P.M., or as soon as possible thereafter, on Tuesday, October 25, 2016 in the City Hall Council Chambers, 1101 Victoria Curve, Mendota Heights, Minnesota, to consider a conditional use permit request at 1450 Mendota Heights Road. This request has been assigned Planning Case number 2016-40. This notice is pursuant to Title 12 (Zoning) of the Mendota Heights City Code. Such persons as desire to be heard with reference to this request will be heard at this meeting. Lord Smith City Clerk (South-West Review: Oct. 2, 2016) 10/25/16 Planning Commission Packet - Page94 1101 Victoria Curve I Mendota Heights, MN 55118 651.452.1850 phone 1 651.452.8940 fax www.mendc)ta-helghts.com CITY OF MENEDOTA HEIGHTS Request for Planning Commission Action MEETING DATE: October 25, 2016 TO: Planning Commission FROM: Phil Carlson, AICP Interim Planner SUBJECT: Planning Case 2016-41 Critical Are Permit and Conditional Use Permit for tree cutting and clearing of buckthorn and underbrush Jerry Trooien, 101 Sibley Memorial Highway COMMENT: Introduction The applicant is seeking permits to remove nine trees and buckthorn/underbrush on a single family property in the Critical Area. Background The property in question was subdivided into two lots in 2014. The larger lot has an existing home and garage. The smaller lot is not yet built on and is the location of the proposed tree removal. The Critical Area Overlay District requires permits for removals of trees. The applicant provided information and materials with the original application that were incomplete and unclear. This was remedied and I visited the site with the applicant and his attorney to clarify what was being proposed. On that visit I saw an adjacent area of bare ground that had been recently cleared. This should be protected from erosion and sedimentation and is discussed in the attached report. Discussion The applicant provided revised drawings that are sufficient to review the application. Recommendation Staff recommends the Planning Commission discuss the requests in this case and make a recommendation to the City Council. Action Required This matter requires a simple majority vote. 10/25/16 Planning Commission Packet - Page95 (3 Stantec Item No. 2016-41 MEMORANDUM Date: October 25, 2016 To: Mendota Heights Planning Commission From: Phil Carlson, AICP, Interim Planner RE: Planning Case 2016-41: 1010 Sibley Memorial Highway Critical Area Permit and Conditional Use Permit Action Deadline: November 25, 2016 (60 days from complete application submittal) INTRODUCTION The applicant, Jerry Trooien, wishes to remove several trees and buckthorn on his property at 1010 Sibley Memorial Highway, which is in the Mississippi River Critical Area. BACKGROUND • The property is 5.04 acres in area. • The property is guided LR Low Density Residential in the City's Land Use Plan. • The property is zoned R-1 One Family Residential. • There is an existing house and garage on the property. • The lot was split in 2014 and a new lot created, resulting in two single family lots - the existing house and garage on 3.41 acres; the new lot on 1.63 acres. ANALYSIS 1) The property in question involves two single family lots on the south side of Sibley Memorial Highway in the Critical Area. 2) The request is to remove nine trees and associated buckthorn underbrush in a wooded, brushy area on the newly created parcel. All are hackberry, boxelder or ash. The letter of application notes that an elm tree is to be removed, but it does not show up on the revised list of trees and photos. Given the size of the property and the amount of trees on it the request is the kind of reasonable maintenance action that most homeowners would do without any kind of approval, but because the property is in the Critical Area, review by the Planning Commission and City Council are required for the permit. Design with community in mind October 25, 2016 Mendota Heights Planning Commission Page 2 of 4 Re: 2016-41 1010 Sibley Memorial Highway 10/25/16 Planning Commission Packet - Page96 3) The Critical Area Overlay District, Section 12-3-4, has the following definitions: a. "Clear Cutting: The felling of substantially all trees and/or vegetation in an area at one time." This requires a Conditional Use Permit, even for a small area. b. Development: "... the extraction, clearing, or other alteration of terrestrial or aquatic vegetation... ". Zoning approval and a Critical Area Permit are required for "development" within the Critical Area. 4) The attached materials show the property and the nine trees to be removed identified by letter A through I, within a box where the buckthorn and other brush and weeds will also be removed. The drawings are hand -drawn, not detailed engineering drawings, but in my opinion are adequate to identify what is being proposed and would allow someone to inspect and verify the actions involved. 5) Adjacent to the area proposed for the tree removal is an open area of bare ground where there has clearly been work done in the recent past to clear the ground and vegetation. Looking at historic aerial photos it appears this area did not have significant trees and was an open low area of the property. The amount of disturbance is likely below the threshold requiring a grading permit from the City. Nevertheless, care should be taken to insure that erosion and sedimentation are controlled from this area and from the new area that is the subject of this permit. Design with community in mind 10/25/16 Planning Commission Packet - Page97 October 25, 2016 Mendota Heights Planning Commission Page 3 of 4 Re: 2016-41 1010 Sibley Memorial Highway RECOMMENDATION I recommend that the Planning Commission recommend approval of the Conditional Use Permit and Critical Area Permit for 1010 Sibley Memorial Highway: 1) Removal of trees and underbrush is performed by a qualified professional. 2) Removal of trees and underbrush is confined to the area and the vegetation defined on drawings and photos accompanying the application. 3) Erosion and sedimentation measures will be put in place in the area noted as well as the area of open soil adjacent to it to the south until ground cover can be established. REQUESTED ACTION Following the public hearing and discussion, the Planning Commission may consider the following actions: Recommend approval of the Conditional Use Permit and Critical Area Permit based on the attached findings of fact. OR 2. Recommend denial of the Conditional Use Permit and Critical Area Permit based on findings of fact. OR 3. Table the request, pending additional information from staff or others. Design with community in mind PJ October 25, 2016 Mendota Heights Planning Commission Page 4 of 4 Re: 2016-41 1010 Sibley Memorial Highway 10/25/16 Planning Commission Packet - Page98 FINDINGS OF FACT FOR APPROVAL Conditional Use Permit and Critical Area Permit for 1010 Sibley Memorial Highway 1. The property is within the Critical Area and subject to code requirements of the Critical Area Overlay District. 2. The work proposed involved is reasonable and within the spirit and intent of the Critical Area, if done carefully and professionally. MATERIALS INCLUDED FOR REVIEW The following exhibits are attached for your review: 1. Aerial site map 2. Planning Applications, including supporting materials. Design with community in mind Planning Case 2016-41 1010 Sibley Memorial Highway Date: October 25, 2016 y, t i 1015 'Q manning ommission ac<e - Fagevu City of MN Mendota 0 120 LLLAAkL Heights SCALE IN FEET 995 996 i 9 i «M i ---------- ----? 1 0 ? ` 32 1631 1040, 1639 Y 1 }41 1646 1645 991 1 1650 1030 1651 !J �w 16 . _IMMAN kc� 16 _ 1652 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, contact the City of Mendota Heights. Contact "Gopher State One Call" at 651-454-0002 for utility locations, 48 hours prior to any excavation. 10/25/16 Planning Commission Packet - Pagel 00 September 26, 2016 City of Mendota Heights Planning Commission 1101 Victoria Curve Mendota Heights, MN 55118 RE: Letter of Intent to Remove Trees Dear Planning Commission, My name is Jerry Trooien and I have submitted the necessary application materials to have nine (9) trees and brushlweeds/buckthorn removed from my home located at 1010 Sibley Memorial Highway, Mendota Heights, Minnesota 55118. These tree species consist of Box Elders. a single Elm, a single Ash, and a single Hack -berry. Many of these trees are dead or dying and certainly qualify as undesirable. The application submitted is solely for the removal of the trees. It is not planned or designed to do anything other than remove harmful trees from the site and create the chance to see where a new house pad would go. I would emphasize the simplicity of the application and its plan to only remove nine (9) bad trees and underbrush so that we may open up the view to the lot that will ultimately be developed. Respectfully submitted, - e �rooien 1010 Sibley Memorial Highway Mendota Heights, MN 55I 8 612-210-8282 10/25/16 Planning Commission Packet - Pagel 01 1101 Vctoria Curve I lleadot:a Heights. MN 55118 651,452.la3D phon.- I 551.452.8944 fax ww�a.m�ndut�•heigYcts.rnm , MTY OF MENE30TA HEIGHTS APPLICATION FOR CONSIDERATION OF PLANNING REQUEST ..Offke` IISe.0WY-: y Application Date - Applicable Ord irance #:_ Fxi stirtg,loning: -- _-- Existing US61: w `rte� - - - - - Fee'Pald: 4'`' -oposed Zoning:-- � -oposed I , �p ,fi: rix Property Add ressl3treet Location:_ /p/0 5► '5 e," is Applicant Name: Y Phone:-�- Applicant E -Mail Address: - — - T•2 t i'rJ G �� 2.� Ca Applicant Mailing Address- �ford Property Owner Name: _Jcv4 Phone: Property Owner Mailing Address:�frn C_ LegalDescription R PIN of Property: (Complete Legal from Title or Deed most be provided) Type of Request: ❑ Rezoning ❑ Conditional Use Permit ❑ interim Use Permit ❑ Variance © Wetlands Pen -nit ❑ PreliminaryiFinal Plat Approval ❑ Lot Split ❑ Critical Area Permit ❑ Comprehensive Plan Amendment ❑ Code Amendment ❑ Appeal ❑ Other I hereby declare that all statements made in this request and on the additional material are true. 1 further authorize City Officials and agents to inspect the above property during daylight hours. Signature of Applicant Bate Signature of Owner Date Signature of Owner (if more than one) Date Planning Application (modified 719/2075) Page 9 of 7 10/25/16 Planning Commission Packet - Pagel 02 X101 Victoria Curve I Mendota Negghts, MN 55116 651452.1850 phone 1 651.452.89417 Fax ww w. merdota- heigh t S Coln 9F VIENDDTA HEIGHTS CRITICAL AREA PERMIT APPLICATION Applications will be scheduled for consideration by the Planning Commission and/or City Council only after all required materials have been submitted. Application submittal deadlines are available on the City's website or by contacting the City Planner. Late or incomplete applications will not be put on the agenda. Office Use Only: Case #: Applicant: Address: APPLICATION REQUIREMENTS: Electronic and hard copies of all the required materials must be submitted according to the current application submittal schedule. Submit 1 electronic copy and 2 hard copies (full-size/to-scale) of all required plans. The following materials must be submitted for the application to be considered complete: ❑ Fee, as included in current Fee Schedule (check payable to City of Mendota Heights). NOTE: Planning Application fees do not cover building permit fees, utilities, or other fees which may be required to complete the project. ❑ Completed Application Form(s). ❑ Letter of Intent. ❑ Site Plan. APPLICANT MUST CHECK ALL APPLICABLE ITEMS INCLUDED IN THE SUBMITTAL Site Plan (nay include multiple sheets): ❑ Location of the property, including such information as the name and numbers of adjoining roads, railroads, existing subdivisions, or other landmarks. ❑ Existing topography as indicated on a contour map having a contour interval no greater than tip, two feet (2') per contour; the contour map shall also clearly delineate any bluff line, ail streams, including intermittent streams and swales, rivers, water bodies, and wetlands located on the site. rot ❑ A plan delineating the existing drainage of the water setting forth in which direction the volume, and at what rate the stormwater is conveyed from the site in setting forth those areas on the site where stormwater collects and is gradually percolated into the ground or slowly released to stream or lake. ()k' ❑ A description of the soils on the site including a map indicating soil types by areas to be disturbed as well as a soil report containing information on the suitability of the soils for the type of development proposed and for the type of sewage disposal proposed and describing any remedial steps to be taken by the developer to render the soils suitable- All areas proposed for grading shall be identified by soil type, both as to soil type of existing topsoil Critical Area Permit Application (modified 415/2016) Page I of 2 10/25/16 Planning Commission Packet - Pagel 03 and soil type of the new contour. The location and extent of any erosion areas shall be included in the soils description. off❑ Description of the flora and fauna, which occupy the site or are occasionally found thereon, setting forth with detail those areas where unique plant or animal species may be found on the site. tk ❑ Description of any features, buildings, or areas which are of historic significance. ❑ Map indicating proposed finished grading shown at contours at the same intervals proposed �f above or as required to clearly indicate the relationship of proposed changes to existing topography and remaining features. ❑ Landscape plan drawn to an appropriate scale including dimensions, distance, location. type, size, and description of all existing vegetation, clearly locating and describing any vegetation proposed for removal and all proposed landscape materials which will be added to this site as part of the development. rqW J Proposed drainage plan of the developed site delineating in which direction, volume, and at what rate stormwater will be conveyed from the site and setting forth the areas of the site where stormwater will be allowed to collect and gradually percolate into the soil, or be slowly released to stream or lake. The plan shall also set forth hydraulic capacity of ail structures to be constructed or exiting structures to be utilized, including volume or holding ponds and design storms. wc- ❑ Erosion and Sedimentation Control Plan indicating the type, location, and necessary technical information on control measures to be taken both during and after construction including a statement expressing the calculated anticipated gross soil loss expressed in tons/acres/year both during and after construction. #k❑ Proposed size, alignment, height, and intended use of any structures to be erected or located on the site. 0 k❑ Clear delineation of all areas which shall be paved or surfaced including a description of the surfacing material to be used. Or ❑ Description of the method to be provided for vehicular and pedestrian access to the proposed deve#opment and public access to the river and/or public river view opportunities both before and after development; a description of the development's impact on existing views of and along the river - (14<' ❑ Description of all parking facilities to be provided as part of the development of the site including an analysis of parking needs generated by the proposed development, tj k- 0 Delineation of the area or areas to be dedicated for public use. JqA- ❑ Delineation of the location and amounts of excavated soils to be stored on the site during construction. ❑ Any other information pertinent to that particular project which in the opinion of the City or applicant is necessary or helpful for the review of the project. Critical Area Permit Application (modified 415/2018) Page 2 of 2 10/25/16 Planning Commission Packet - Pagel 04 101 Victoria Curve I Mandota Ne+ghls, MN 55118 657.452.1554 phone 1 651,452.89401ax �. www mendota-hoights Com of MJ M OF �+/iENC]©TA HEIGHTS CONDITIONAL USE PERMIT APPLICATION Applications will be scheduled for consideration by the Planning Commission and/or City Council only after all required materials have been submitted. Application submittal deadlines are available on the City's website or by contacting the City Planner. Late or incomplete applications will not be put on the agenda. APPLICATION REQUIREMENTS: Office Use Only: Case #: Applicant: Address: Electronic and hard copies of all the required materials must be submitted according to the current application submittal schedule. 0 Submit 1 electronic copy and 2 lard copies (full-size/to-scale) of all required plans. The following materials most be submitted for the application to be considered complete: ❑ Fee, as included in current Fee Schedule (check payable to City of Mendota Heights). NOTE: Planning Application fees do not cover building permit fees, utilities. or other fees which may be required to complete the project- © Completed Application Form(s). ❑ Letter of intent. J Required Plans. APPLICANT MUST CHECK ALL APPLICABLE ITEMS INCLUDED 1N THE SUBMITTAL Site Development Plan: Location of all buildings, including existing and proposed. Location of all adjacent buildings located within 350' of the exterior boundaries of the property in question. LI Floor area ratio. LI Location and number of existing and proposed parking spaces. Vehicular circulation. k Ll Architectural elevations (type and materials used on all external surfaces). LI Sewer and water alignment, existing and proposed. LI Location and candle power of all luminaries. LO Location of all existing easements. Conditional Use Permit Application (modified 4/5/20]6) Page I of 2 10/25/16 Planning Commission Packet - Pagel 05 Dimension Plan: Lot dimensions and area. Dimensions of proposed and existing structures. "Typical" floor pian and "typical" room plan. Setbacks on all structures existing or proposed on property in question. Proposed setbacks. Grading Plan: Existing contour. Proposed grading elevations. ❑rainage configuration. Qr Storm sewer catch basins and invert elevations. {� Spot elevations. Proposed road profile. Landscape Plan: Location of all existing trees, type, diameter and which trees will be removed. Location, type and diameter of all proposed plantings. Location and material used of all screening devices. NOTES: Conditional Use Permit Application (modified 41512016) Page 2 of 2 -SWl /4 �ti f tt' 'FO/ /1$ Plafnin2 G`o 4n t - hs `J ��� _�,� �� },'\ It � ',��,�,�+ "�._ :,;•�,_ '090-W E Q0 -� EAST LI �•• SF k5T' �'Q f-._ ..ti. • { �' ,�q ` ''t� SEC. 3-T28N Ir ..� ,�1 � rye != f O •= _ � "A •`�i�7jT•• . co ` m m �: r �I 't fTT4 _ _- 27X`:--$,; --•-� CA l w .r a............................. ...... . �s4.i3 .......................}- - � - 849.1 - 1 2MM l-- �. G)5 n - goo m� v 10/25/16 Planning Commission Packet - Pagel 08 A 0' Nq cr-ty ,R.Y &It &aMt7FE-Ire ._ 10/25/16 Planning Commission Packet - Pagel 09 f'.� is I E ut>r: t>IAME-E4-t- 10/25/16 Planning Commission Packet -Pagel 10 F Aid 3�0 ' FZOK SIt�. vv vf_0 i y i�OYL S LJ�S.2 -7 it bk AAAFTER- 10/25/16 Planning Commission Packet - Pagel 11 t--r-t Ve'umy S� Q 11 d> 1 ANAE.- —f 10/25/16 Planning Commission Packet - Pagel 12 AW \ ' \ ; k ' , ? :«2 . �>. . . . _..�,. 10/25/16 Planning Commission Packet - Pagel 15 55" r-�AA- 4) �>ZIvE(aaY 10/25/16 Planning Commission Packet - Pagel 16 IA Mer, E J'� 10/25/16 Planning Commission Packet - Pagel 17 From: Carlson, Phil To: Phil Carlson Subject: FW: Planning File # 2016-41 // Trooien Additional Submission Date: Wednesday, October 19, 2016 11:15:52 AM Attachments: Additional Pictures and Types and Locations of Trees To Be Removed.pdf Phil Carlson Associate Stantec 2335 Highway 36 West St. Paul MN 55113-3819 Phone: (651) 967-4555 Cell: (612) 202-6474 Phil.Carlson@stantec.com The content of this email is the confidential property of Stantec and should not be copied, modified, retransmitted, or used for any purpose except with Stantec's written authorization. If you are not the intended recipient, please delete all copies and notify us immediately. Please consider the environment before printing this email. From: Adam [mailto:adam@vetvicklaw.com] Sent: Wednesday, October 19, 2016 11:10 AM To: Carlson, Phil Subject: RE: Planning File # 2016-41 // Trooien Additional Submission Hi Phil, It was very nice to meet you in person yesterday. Thank you for coming by the site to see what we are trying to have accomplished. I am attaching a few more pictures as well as the locations and distances from the driveway, per our discussion. I named each tree a letter ("A" through "I") and then there is a picture of the tree as well as its specific type, diameter, and distance from the driveway. There are two driveways, the south and the west as mentioned in the map. Each tree picture specifically delineates which driveway and the distance from it to help better identify the trees to be removed. Please let me know of any questions or concerns; I apologize about the quality of some of the pictures but I hope having been to the actual site allows you to better visualize. Best, -Adam On 2016-10-13 5:04 pm, Carlson, Phil wrote: Adam, I would welcome the opportunity to visit the property and see what is proposed. I appreciate the clarification on my questions below. If the trees to be removed could be tagged or identified in some way I will drive up there next Tuesday morning. We don't want to make this more complicated than it needs to be, but we are stewards of the Critical Area and have a code to follow. The City needs to be certain that no unwise alterations are being made. You or 10/25/16 Planning Commission Packet - Pagel 18 Mr. Trooien would not need to be present if you can simply make sure the trees are identified, I can hike into that area and have a look. Thanks, '-il Cnrlson Associate Stantec 2335 Highway 36 West St. Paul MN 55113-3819 Phone: (651) 967-4555 Cell: (612) 202-6474 Phil.Carlson@stantec.com The content of this email is the confidential property of Stantec and should not be copied, modified, retransmitted, or used for any purpose except with Stantec's written authorization. If you are not the intended recipient, please delete all copies and notify us immediately. Please consider the environment before printing this email. From: Adam [mailto:adam@vetvicklaw.com] Sent: Thursday, October 13, 2016 4:56 PM To: Carlson, Phil Cc: J Trooien; toml@mendota-heights.com; markm@mendota-heights.com; ryanr@mendota- heights.com Subject: RE: Planning File # 2016-41 // Trooien Additional Submission Hi Phil, Thank you for your email. The work has not already been done. The landscape drawing has not been implemented. The pictures indicate landscape work that would be mimicked. No trees have been removed. We are attempting to secure the permit now, before any work would be done. We would invite you to view the property for yourself -- or the planning commission -- so that you can see the little impact of the desired work. The trees we are seeking to be removed are all junk trees to be replaced with spruce trees which were depicted in the final picture. I am having difficulty understanding the "to scale" drawing as this submission, in conjunction with our prior materials, provides the information relating to the tree species and the buckthorn that we are hoping to have removed. Can you provide an example as to what is required? I would reiterate that no work has been done as we do not have the permit required. We are simply trying to clean the property out of a few junk trees and buckthorn; essentially we are just trying to allow Mr. Trooien to clean up his yard, nothing more. Thank you, -Adam 10/25/16 Planning Commission Packet - Pagel 19 Adam J. Vetvick (#396104) Managing Attorney 651-208-3172 adam@vetvicklaw.com P.O. Box 4631 St. Paul, MN 55101 Vetvick Law Serving the People of Minnesota CONFIDENTIAL ATTORNEY/CLIENT PRIVILEGED COMMUNICATION - ATTORNEY WORK PRODUCT This communication is for its intended recipient only, and may contain information that is privileged, confidential and exempt from disclosure under applicable law. This communication constitutes an electronic communication within the meaning of the Electronic Communications Privacy Act, 18 U.S.C. 2510, and its disclosure is strictly limited to the recipient intended by the sender of the message. This communication may contain confidential information and privileged material that is for the sole use of the intended recipient and receipt by anyone other than the intended recipient does not constitute a loss of the confidential or privileged nature of the communication. If you are not the intended recipient or the employee or agent responsible for delivering this communication to the intended recipient, you are hereby notified that any unauthorized use, dissemination, distribution or copying of this communication is strictly prohibited and may subject you to criminal or civil penalty. On 2016-10-13 4:32 pm, Carlson, Phil wrote: Adam, Thank you for this information. The materials submitted still do not fulfill the spirit and letter of the request in Nolan Wall's letter to Mr. Trooien noting the application is incomplete. He asked in that letter for: A landscape plan drawn to an appropriate scale including dimensions, distance, location, type, size, and description of all existing vegetation, clearly locating and describing any vegetation proposed for removal and all proposed landscape materials which will be added to this site as part of the development. I cannot tell from the information submitted what trees are to be removed. The photos would seem to indicate that trees in the area in question have already been removed. The photos are not identified as to their location so it is hard to tell what is being depicted. From the fresh soil and piles of dirt it appears considerable grading has been done on the property. Is this the case? And is the landscape feature proposed already in place? Has this work in fact already been done and the permit now being applied for? The information is confusing and still incomplete. For the Critical Area Permit and Conditional Use Permit could you please submit: A drawing to scale showing existing vegetation in the area to be disturbed A drawing to scale showing trees and vegetation to be removed. 10/25/16 Planning Commission Packet - Pagel 20 Thank you, 'hil Carlson Associate Stantec 2335 Highway 36 West St. Paul MN 55113-3819 Phone: (651) 967-4555 Cell: (612) 202-6474 Phil.Carlson@stantec.com The content of this email is the confidential property of Stantec and should not be copied, modified, retransmitted, or used for any purpose except with Stantec's written authorization. If you are not the intended recipient, please delete all copies and notify us immediately. Please consider the environment before printing this email. From: Adam [mailto:adam@vetvicklaw.com] Sent: Thursday, October 13, 2016 4:15 PM To: Carlson, Phil Cc: J Trooien Subject: Planning File # 2016-41 // Trooien Additional Submission Good afternoon Mr. Carlson, My name is Adam Vetvick and I am in-house counsel working with Mr. Jerry Trooien on the application for the planning commission. Per Mr. Nolan Wall's recent correspondence (10.6.2016) we are submitting additional materials via email. Please note that I have already hand delivered physical copies of these materials to the Mendota Heights City Hall. Please do not hesitate to contact me at 651/208-3172 with questions. All the best, -Adam Adam J. Vetvick (#396104) Managing Attorney 651-208-3172 adam@vetvicklaw.com P.O. Box 4631 St. Paul, MN 55101 Vetvick Law Serving the People of Minnesota CONFIDENTIAL ATTORNEY/CLIENT PRIVILEGED COMMUNICATION — ATTORNEY WORK PRODUCT This communication is for its intended recipient only, and may contain information that is privileged, confidential and exempt from disclosure under applicable law. This communication constitutes an electronic communication within the meaning of the Electronic Communications Privacy Act, 18 U.S.C. 2510, and its disclosure is strictly limited to the recipient intended by the sender of the message. This communication may contain confidential information and privileged material that is for the sole use of the intended recipient and receipt by anyone other than the intended recipient does not constitute a loss of the confidential or privileged 10/25/16 Planning Commission Packet - Pagel 21 nature of the communication. If you are not the intended recipient or the employee or agent responsible for delivering this communication to the intended recipient, you are hereby notified that any unauthorized use, dissemination, distribution or copying of this communication is strictly prohibited and may subject you to criminal or civil penalty. 10/25/16 Planning Commission Packet - Pagel 22 Aimee & Patrick Aldrich Alan R & Patricia L Anderson Alton C & Sandra M Todd 1648 James Rd 1645 James Rd 991 Caren Ct Saint Paul Mn 55118-3641 Saint Paul Mn 55118-3642 Saint Paul Mn 55118-3603 Alton C & Sandra M Todd Angela & Timothy Gallant Ann L & Jack Fecht 991 Caren Ct 1008 James Ct 1660 James Rd Saint Paul Mn 55118-3603 Mendota Heights Mn 55118 Saint Paul Mn 55118-3641 Anne C Garner Beverly Vandenberg Sargent City of Mendota Heights 1631 James Rd 1040 Sibley Memorial Hwy 1101 Victoria Cury Saint Paul Mn 55118-3642 Mendota Heights Mn 55118 Saint Paul Mn 55118-4167 Daniel W & Ruth A Fram Daren & Barbora Carlson David E Ellis 1012 James Ct 992 Caren Ct 1037 Mayfield Heights Ln Saint Paul Mn 55118-3640 Mendota Heights Mn 55118-3603 Saint Paul Mn 55118-3612 David J & Kristen N Haider David T Tste Dinger Donald C & Janis S Tweedy 1640 James Rd 1639 James Road 1651 James Rd Mendota Heights Mn 55118 Mendota Heights Mn 55118 Saint Paul Mn 55118-3642 Dylan & Sarah Ebner George Jr & Maxine Bergh Gerald C & Karen L T Bren 1034 Mayfield Heights Ln 996 Caren Ct 13076 Woosnam Way N Mendota Heights Mn 55118 Saint Paul Mn 55118-3603 Oro Valley Az 85755 Gerald Trooien Harold & Maxine S Slobof James P Wicker 1010 Sibley Memorial Hwy 1016 James Ct 1020 Sibley Memorial Hwy Mendota Heights Mn 55118 Saint Paul Mn 55118-3640 Mendota Heights Mn 55118 Karyn Speidel Katherine D Tste Goldman Kenneth & Camilla Herrmann 1652 James Rd 1015 James Ct 995 Caren Ct Mendota Heights Mn 55118 Mendota Heights Mn 55118 Saint Paul Mn 55118-3603 Kenneth A & Camilla Herrmann Lelan R & Elise D Jamison Lisa M & Michael D Donohoo 995 Caren Ct 1646 Mayfield Heights Rd 1670 James Rd Saint Paul Mn 55118-3603 Mendota Heights Mn 55118 Mendota Heights Mn 55118 Lucille T Moore Matthew & Marc Welsch Maurice U Lazarus 1028 Sibley Hwy 1661 Watson Ave 1650 Mayfield Heights Rd Saint Paul Mn 55118-3671 Saint Paul Mn 55116 Saint Paul Mn 55118-3613 Michael B & Jacqueli Chase 1680 Mayfield Heights Rd Mendota Heights Mn 55118 Patrick G Zimmerman 1666 Mayfield Heights Rd Mendota Heights Mn 55118 Robert B Martin 1636 James Rd Mendota Heights Mn 55118-3641 Thomas S & Kelley Stoneburner 1665 James Rd Saint Paul Mn 55118-3642 Michael E & Margaret Gibbs 1657 James Road Saint Paul Mn 55118-3642 Paul D & Lacey L Steele 1678 James Rd Saint Paul Mn 55118-3641 Robert J & Leah A Henderson 1687 James Rd Mendota Heights Mn 55118-3643 Tony Stemberger 1670 Mayfield Heights Rd Saint Paul Mn 55118-3682 10/25/16 Planning Commission Packet - Pagel 23 Michelle Pauline Hoffman 1030 Mayfield Heights Ln Mendota Heights Mn 55118 Rajan Gupta 1011 James Ct Saint Paul Mn 55118-3640 Ronald A & Cynthia J Furchner 1032 Sibley Memorial Hwy Mendota Heights Mn 55118-3671 CITY OF MENEDOTA HEIGHTS MEETING DATE: TO: FROM: SUBJECT: Introduction 10/25/16 Planning Commission Packet - Page124 1101 Victoria Curve I Mendota Heights, MN 55118 651.452.1850 phone 1 651.452.8940 fax www.mendota-heights.com Request for Planning Commission Action October 25, 2016 Planning Commission Phil Carlson, AICP Interim Planner Planning Case 2016-42 Comprehensive Plan Amendment and Rezoning — LR to MR, R-1 to R-2 Lexington Property LLC, 1787 Lexington Avenue COMMENT: The applicant is seeking a comprehensive plan amendment from Low Density Residential to Medium Density Residential and a rezoning from R-1 to R-2 on a 65,000 -sq -ft lot. Background The property is a relatively large single family lot abutting duplexes and triplexes to the north and single family neighborhoods on the other three sides. Discussion The property is on the edge of two different residential densities — low and medium. The question is whether it is reasonable to extend the medium density designation to this property. Recommendation Staff recommends the Planning Commission discuss the requests in this case and make a recommendation to the City Council. Action Required This matter requires a simple majority vote. 10/25/16 Planning Commission Packet - Pagel 25 (3 Stantec Item No. 2016-42 MEMORANDUM Date: October 25, 2016 To: Mendota Heights Planning Commission From: Phil Carlson, AICP, Interim Planner RE: Planning Case 2016-42: 1787 Lexington Avenue Comprehensive Plan Amendment & Rezoning - R-1 to R-2 Action Deadline: November 25, 2016 (60 days from complete application submittal) INTRODUCTION The applicant, Lexington Property LLC (application originally submitted as Tim McGough), is requesting a comprehensive plan amendment and rezoning for a single family lot on Lexington Avenue in order to build a two-family home on the lot. The request is a land use change from LR Low Density Residential to MR Medium Density Residential and a rezoning from R-1 One Family Residential to R-2 Medium Density Residential. BACKGROUND • The property is 1.50 acres in area (65,176 square feet). • The property is guided LR Low Density Residential in the City's Land Use Plan. • The property is zoned R-1 One Family Residential. • There is an existing house and garage on the property which would be removed. 7 2030 Land Use Plan (portion) Predominately Low Density Pesidentiol Design with community in mind Zoning Map (portion) Predominately R-1 -one Family Residential October 25, 2016 Mendota Heights Planning Commission Page 2 of 5 Re: 2016-42 1787 Lexington Avenue ANALYSIS 10/25/16 Planning Commission Packet - Pagel 26 1) The pattern of land use in Mendota Heights is something over which the City has great discretion. The City is under no obligation to change the Land Use Plan as requested. 2) The City's 2030 Land Use Plan defines the two land use categories as follows: Low Density Residential (LR), (LR -11) This land use is the most prevalent land use category in the City and provides for single family development. This designation is intended for a density not to exceed 2.9 units per acre. The corresponding zoning district classifications are One Family Residential Districts: R-1 (2.9 units per acre), R-1 B (1.45 units per acre), and R-1 C (2.18 units per acre). The Land Use Maps identify these areas as "LR -Low Density Residential" or "LR -11." Medium Density Residential (MR), (MR -PUD) This land use provides for townhome and attached housing development at urban densities of up to 4.35 units per acre. There is no vacant land within this designation. The corresponding zoning district classifications are: R-2 (Medium Density Residential District) and MR -PUD (Medium Density Residential Planned Unit Development). The remaining land in this category was purchased as a part of the Pilot Knob Open Space project. The Land Use Maps identify these areas as "MR - Medium Density Residential" or "MR -PUD." 3) The area to the west, south and east of the property is predominately single family. The subject property, at 65,000 sq ft, is one of the larger lots in the immediate vicinity. But there is a wide variation in single family lot sizes nearby (and in all of Mendota Heights for that matter), from 15,000 sq ft to over 100,000 sq ft. 4) The neighborhood immediately north of the subject property on Kingsley Circle consists of twin homes (in Mendota Heights). The project north of that on Lexington Court is triplexes (in Lilydale). Both are medium density. The Mendota Heights project, however, is guided Low Density Residential and zoned R-1. 5) There is only one other lot in the City zoned R-2, on Vail Drive east of Lexington Avenue, within an otherwise single family R-1 neighborhood about a third of a mile south of the subject property. It shows up as the bright yellow lot on the portion of the Zoning Map on the previous page. 6) A change in land use, particularly one Design with community in mind October 25, 2016 Mendota Heights Planning Commission Page 3 of 5 Re: 2016-42 1787 Lexington Avenue 10/25/16 Planning Commission Packet - Pagel 27 from single family residentially to something else, brings to bear the question of the character of the area. Here, the neighbors on three sides enjoy the character of a large -lot single family home on the subject property. But those neighbors abutting the duplex project have for some time had the experience of that medium density neighbor. Would changing the land use from single family to duplex, or perhaps more units, 7) The phrase "spot zoning" is used sometimes in zoning discussions. It refers to a situation where a smaller property is singled out for different zoning with no connection to a larger, rational pattern of land use in the vicinity. In this case, rezoning the subject property to R-2 would be one small property in a much larger area of R-1 zoning. But the land use pattern on the ground shows medium density in a sizable area abutting the property to the north and low density on the other sides. Therefore, a case could be made that this is not spot zoning. 8) A change in land use from Low Density to Medium Density and a rezoning from R-1 to R-2 would not necessarily guarantee just one twin home is built on the lot, although that is the stated intention of the applicant. If the requested changes were made, the owner would be entitled to all permitted and conditional uses in the R-2 District (Section 12-1 E-7), which includes "dwelling structures containing two units to twenty-four units" as a permitted use and "manufactured home park" as a conditional use. The subject property is several times larger than needed to satisfy the minimum lot size, 20,000 sq ft, for a duplex in the R-2 District. The lot also meets the 30,000 sq -ft minimum for a triplex. As a practical matter, because the lot is bounded by other properties on three sides, it would be difficult to get the street access needed to develop more than three units on the property. The City may not attach conditions to a rezoning, except in the case of a PUD. 9) Note there are two applications forms attached - the first with the original name and the second with the revised name. The request itself and other information is identical. RECOMMENDATION I make no recommendation to the Planning Commission on the requests for a comprehensive plan amendment from LR Low Density Residential to MR Medium Density Residential and a rezoning from R-1 One Family Residential to R-2 Medium Density Residential. The property is located on the edge of two areas with different density and character. The subject property might logically follow either pattern. I offer the Findings below that might be applied to approval or denial. Design with community in mind October 25, 2016 Mendota Heights Planning Commission Page 4 of 5 Re: 2016-42 1787 Lexington Avenue REQUESTED ACTION 10/25/16 Planning Commission Packet - Pagel 28 Following the public hearing and discussion, the Planning Commission may consider the following actions: Recommend approval of the comprehensive plan amendment and rezoning based on the attached findings of fact. OR 2. Recommend denial of the comprehensive plan amendment and rezoning based on the attached findings of fact. OR 3. Table the request, pending additional information from staff or others. FINDINGS OF FACT FOR APPROVAL Comprehensive Plan Amendment and Rezoning for 1787 Lexington Avenue The property is located on the edge of two areas with different density and character. The subject property could logically follow the pattern to the north. To the west, south, and east are low density single family neighborhoods; Abutting the property along its entire northern edge is a medium density development more in keeping with a medium density R-2 zoning designation than the single family R-1 designation it has now. 2. The property fronts directly on Lexington Avenue, a major street, and any additional traffic from a medium density development on the property would not pass through other quiet single family neighborhood streets. 3. The property has sufficient area for four single family lots, but it is not possible to subdivide into conforming lots due to its dimensions and configuration, and its single frontage on Lexington Avenue. Allowing a duplex, triplex or other medium density structure would allow the owner a reasonable use of the land not otherwise possible given the dimensions of the property. Design with community in mind October 25, 2016 Mendota Heights Planning Commission Page 5 of 5 Re: 2016-42 1787 Lexington Avenue 10/25/16 Planning Commission Packet - Pagel 29 FINDINGS OF FACT FOR DENIAL Comprehensive Plan Amendment and Rezoning for 1787 Lexington Avenue 1. The property abuts single family uses on three of its four sides and there is currently a clean straight line between the different densities. Changing this property to medium density is not a clean dividing line. 2. Reguiding the property to Medium Density and rezoning to R-2 would entitle the owner to the full density and uses allowed for R-2 zoning, perhaps up to four units, not just one duplex structure. 3. Even though the property to the north is medium density the City need not expand that to the subject property; the current dividing line is reasonable. 4. There are no other areas of the City guided for Medium Density as a stand-alone designation and only one other lot in the entire City zoned R-2. Creating a new R-2 district would be an anomaly in the City's land use and zoning scheme. MATERIALS INCLUDED FOR REVIEW The following exhibits are attached for your review: 1. Aerial site map 2. Site photos 3. Planning Applications, including supporting materials. Design with community in mind Planning Case 2016-42 1787 Lexington Avenue Date: October 25, 2016 N 0 60 SCALE IN FEET City of Mendota Heights 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, contact the City of Mendota Heights. Contact "Gopher State One Call" at 651-454-0002 for utility locations, 48 hours prior to any excavation. 10/25/16 Planning Commission Packet - Pagel 31 September 26, 2016 Mr. Nolan Wall Planner City of Mendota Heights 1101 Victoria Curve Mendota Heights, Minnesota 55118 Dear Mr. Wall, I am submitting an application for a comprehensive plan amendment as well as a rezoning application. The property in question is located at 1787 Lexington Ave. S. and is currently zoned R1. It is the applicant's desire to rezone the property to R2 to allow for the removal of the existing single family dwelling and the construction of one townhome. The proposed dwelling would be a side by side twin home and would be limited to two, single family dwellings. The new structure would be located in approximately the same location as the existing structure. The front entry of the twin home would face north. The back of the twin home would face south and be a walk -out design. It would take advantage of the existing topography of the subject property. The applicant will self -finance the purchase of the property, the construction of the townhome and site improvements. Upon completion and occupancy, permanent financing in the form of a home mortgage may be utilized. The subject property is currently owned by Ralfs and Mary Lou Mikelsons. The current owners and the applicant have a signed purchase agreement for the subject property. The purchase agreement is contingent on the applicant receiving approval for the requested rezoning of the property. The purchase of the property is intended to close as soon as practical after City approval of the requested rezoning. Construction is expected to commence in the Spring of 2017. Construction is expected to be complete in the Fall of 2017. Occupancy to take place as soon as all construction and inspections are complete. Included with this letter are the following: 1. A signed, fully executed Planning Application. 2. A completed Comprehensive Plan Amendment Application with fees and applicable supporting documentation. 3. A completed Rezoning Application with fees and applicable supporting documentation. 4. Supporting documentation includes a survey of the property showing all existing conditions as well as a subset of the property survey showing the proposed townhome configuration. The applicant is aware that this submittal is for rezoning only and that all submittals required for permitting would be provided at a later date. Permitting submittals must comply with all applicable laws, codes and other City of Mendota Heights regulations as applicable. Please let me know if you have any questions regarding this submittal. I look forward to the planning commission meeting on October 25, 2016. Sincerely, Timothy J. McGough 10/25/16 Planning Commission Packet - Pagel 32 PLANNING APPLICATION U>ftce use W -e -c - Case ?-Ot6 -Y2- r� IFee Paid: 2 se- o o o e S a r..r !Application Date:_ �j �2 6 / 1 L Staff Initials: Applicable Ordinance #. I Z -L ? r y — -----_ Section:_ Existing Zoning: - I Proposed Zoning: Existing Use- dweJr. Propased Use. 144,x, Property Address/Street Location: Applicant Name: Applicant E -Mail Address: C:,c ti Applicant Mailing Address: ; c�� 1, j , -: . ' ( r t'•F3 - !LAKY La[J '1 T3 1tit:�4 c �! r�roperf' caner Name: M t il� SU1�15 Phoria: '�o2S— 3t)Ca- a32 G orcperty Owner Mailing Address: log UJWION CT 146 . RSNTptq W, , q $•O5,Ct__ Legal Description & PIN of Property: tComplete Legal from Title or Deed must be provided) L cr__ 7,_B_ o c K .2 VkL s ArbD rr r Ah/ TVP e Of Request; -- 4 Rezoning Ci Conditional Use Permit Q Interim Use Permit Q Variance Q Wetlands Permit Q Pre)irninar /Final Plat Approval -0 Lot Split/Adjustment 0 Critical Area Permit Q Comprehensive Plan Amendment :0 Code Amendment 0 Appeal Q tither 'hereby declare that all statements made in this request and an the additional material are true- further authorize City officials and agents to insp a overroperty during daylighfi bents. Signature f Apl;licanT Date Jignaiu of Owner Date Stanatur, oz Owner (if more than one1 Daze r,nninc APP11c8ffc17 /modr9ed 611i2016J ------ __ +encs-^ 9 of 1 10/25/16 Planning Commission Packet - Pagel 33 1101 Victoria Curve I I Heights. flid 55119 651.452.1650 phone I 651452.8940 lax v. �ww.mendota•heights_com CITY OF MENDOTA HEIGHTS REZONING APPLICATION Applications will be scheduled for consideration by the Planning Commission and/or City Council only after all required materials have been submitted. Application submittal deadlines are available on the City's website or by contacting the City Planner. Late or incomplete applications will not be put on the agenda. APPLICATION REQUIREMENTS: Office Use Only: Case #: ;Z -o l6 - H'y Applicant: /A Address: 119-7 Ie y 4 A -we . • Electronic and hard copies of all the required materials must be submitted according to the current application submittal schedule, • Submit 1 electronic copy and 2 hard copies (full-size/to-scale) of all required plans. The following materials must be submitted for the application to be considered complete: IJ Fee, as included in current Fee Schedule (check payable to City of Mendota Heights). NOTE. Planning Application fees do not cover building permit fees, utilities, or other fees which may be required to complete the project. ,4 Completed Application Form(s). WLetter of Intent. -W Required Pians. APPLICANT MUST CHECK ALL APPLICABLE ITEMS INCLUDED IN THE SUBMITTAL Site Development Plan: Ze Location of all buildings on the property in question including both existing and proposed structures. IdLocation of all adjacent buildings located within 350' of the exterior boundaries of the property in question. ❑ Floor area ratio. ❑ Location and number of existing and proposed parking spaces. ❑ Vehicular circulation. ❑ Architectural elevations (type and materials used on all external surfaces). ❑ Sewer and water alignment, existing and proposed. ❑ Location and candle power of all luminaries. ❑ Location of all existing easements. Rezoning Application (modified 4151209 &) page 9 of 2 10/25/16 Planning Commission Packet - Pagel 34 Dimension Plan: W -Lot dimensions and area. r110—Dimensions of proposed and existing structures. 14 IN ❑ "Typical' floor plan and "typical' room plan. ��❑ Setbacks on all buildings located on property in question. J /�-❑ Proposed setbacks. Grading Plan: �( `t, ❑ Existing contour. ❑ Proposed grading elevations. ❑ Drainage configuration. ❑ Storm sewer catch basins and invert elevations. ❑ Spot elevations. ❑ Proposed road profile. Landscape Plan: �& I P ❑ Location of all existing trees, type, diameter and which trees will be removed. ❑ Location, type and diameter of all proposed plantings. ❑ Location and material used of all screening devices. NOTES: Rezoning Application (modified/5/2096) Page 2 of 2 PX 10/25/16 Planning Commission Packet - Pagel 35 1101 Vi, i ni. ['wve 1Pnfi: t i PiClh( M ^: lij i�t,ct'Air, C17 Y ov MENROTA HEIGHTS COMPREHENSIVE PLAN AMENDMENT APPLICATION Applications will be scheduled for consideration by the Planning Commission and/or City Council only after all required materials have been submitted. Application submittal deadlines are available on the City's website or by contacting the City Planner. Late or incomplete applications will not be put on the agenda. Office Use Only: Case #: '24-o 16 y 'L - Applicant Applicant: ,/11 1= 6 a �� 1 - Address: 1 '? 9-7 APPLICATION REQUIREMENTS: • Electronic and hard copies of all the required materials must be submitted according to the current application submittal schedule. • Submit 1 electronic copy and 2 hard copies (full-size/to-scale) of all required plans. The following materials must be submitted for the application to be considered complete: Fee, as included in current Fee Schedule (check payable to City of Mendota Heights), NOTE: Planning Application fees do not cover building permit fees, utilities, or other fees which may be required to complete the project. Completed Application Form(s). �C Sketch Plan. E�, Written Statement, APPLICANT MUST CHECK ALL APPLICABLE ITEMS INCLUDED IN THE SUBMITTAL Sketch Plan: Completed by Nolan Wall A sketch plan must show enough of the area surrounding the property in question to demonstrate the relationship of the proposed amendment to adjoining uses, both existing and proposed: �. The existing topographic character of the land. Existing and proposed land uses and the approximate location of buildings, utilities, and unique development features of the site. The location of major thoroughfares. I Public uses, including schools, parks, playgrounds, and other open spaces. Written Statement: An explanation of the character of the proposed use of the property, Applicant is seeking approval to rezone the subject property from R1 to R2. The proposed use of the property is to remove the existing structure(s) and to build a two dwelling townhome. It is intended that the townhome would be placed in approximately the same location as the existing structure. The front of the townhome would face to the north. The back would face to the south and would be a walkout design, taking advantage of the existing site topography. ,me- 10/25/16 Planning Commission Packet - Pagel 36 Comprehensive Plan Amendment Application (modified 41512016) Page 2 of 2 A statement of proposed financing for development of the property. The applicant will self -finance the purchase of the property, the construction of the townhome and site improvements. Upon completion and occupancy, permanent financing in the form of a home mortgage may be utilized. A statement of the present ownership of all of the property in question. The subject property is currently owned by Ralfs and Mary Lou Mikelsons. The current owners and the applicant have a signed purchase agreement for the subject property. The purchase agreement is contingent on the applicant receiving approval for the requested rezoning of the property. 63 A general indication of the expected schedule of development including progressive phasing and time schedules, if applicable. The purchase of the property is intended to close as soon as practical after City approval of the requested rezoning. Construction is expected to commence in the Spring of 2017. Construction is expected to be complete in the Fall of 2017. Occupancy to take place as soon as all construction and inspections are complete. The character and density of dwelling units. The proposed dwelling would be a side by side twin home and would be limited to two, single family dwellings. The new structure would be located in approximately the same location as the existing structure. The front of the townhome would face to the north. The back would face to the south and would be a walkout design, taking advantage of the existing site topography. Estimated industrial acreage and projected employment. Not applicable Estimated square footage of commercial development. Not applicable Estimated amount of developed open space. Not applicable 10/25/16 Planning Commission Packet - Pagel 37 October 19, 2016 Mr. Phil Carlson Planner City of Mendota Heights 1101 Victoria Curve Mendota Heights, Minnesota 55118 Dear Mr. Carlson, I have submitted a Planning Application which has been assigned case number 2016-42. The application pertains to the property located at 1787 Lexington Ave. S. The application is scheduled to be considered at the October 25th Planning Commission meeting. I have enclosed with this letter an amended Planning Application. The only change is with regard to the applicant name which has been changed to Lexington Property, LLC. Please accept this change to the application. I would also like to submit for your consideration the following information in support of the application: The applicant requests that the property located at 1787 Lexington Ave. S. be rezoned from RI to R2. The applicant wishes to construct one twin home on the property. The property immediately to the north, Kingsley Estates, is a grouping of approximately twelve twin homes. The Kingsley Estates property is, however, zoned R1. I submit that to introduce one twin home on the subject property would provide a very reasonable and gradual transition from the relatively high density Kingsley Estates property to the surrounding single family homes. The proposed twin home would be subtle in nature and would be designed to take advantage of the existing topography of the site. It would be designed to complement other properties in the area. Attached are photos of twin homes in the area that are consistent with the type of design being considered for the property. The footprint of the proposed structure is approximately 100 X 50 feet. It would straddle the location of the existing home as indicated on the site drawing submitted with the application, a copy is also attached. These improvements would increase the assessed value of the property. It appears that this request is not unprecedented. An example is 1084 Vail Drive, which is a twin home, zoned R2, nestled among R1 zoned single family homes. It seems to work very well in this location, Please do not hesitate to contact me if you should have any questions. I look forward to the Planning Commission meeting on October 25, Sincerely, Ti othy 1. McGough 10/25/16 Planning Commission Packet - Pagel 38 l'I .: I:. cam,•=e i.,: £a .. . 24 NICNOOTA HEIGHTS PLANNING APPLICATION Office Use Only: Case #: Fee Paid:. Application Date: Staff Initials: Applicable Ordinance #: Section: Existing Zoning: Proposed Zoning; Existing Use: Proposed Use-.-- Property se:Property Address/Street Location: Applicant Name:�,;X l vu1. Applicant E -Mail Address: Applicant Mailing Address:r,f i Property Owner Name: + Property Owner Mailing Address: 2; Legal Description S PIN golf Property: (Complete Legal from Title or peed must be provided) 4 Type of Request: *-Rezoning ❑ Conditional Use Permit 0 Interim Use Permit ❑ Variance 0 Wetlands Permit ❑ Preliminary/Final Plat Approval © Lot Split/Adjustment ❑ Critical Area Permit ❑ Comprehensive Plan Amendment © Code Amendment ❑ Appeal ❑ Other I hereby declare that all statements made in this request and on the additional material are true. I further authorize City Officials and agents to ins ect the above property during daylight hours. 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AV. ea V- j MA 10/25/16 Planning Commission Packet - Page142 - ,; S IN Ir & ko�k Y. isy'''k:,• Ott ;� ..t,I;n�Y.y�.., . 71�r �.�,'�^-Y�-."�..�_ _ �rh?w . ''itS:.�C. -'t'r ti.... �` ..-ri1_ _r�,'t e � _ u a-�� Sc�+.t.3• ,��a.LL'�.� i•-g.�f`� .yed r ! - 71�r �.�,'�^-Y�-."�..�_ _ �rh?w . ''itS:.�C. -'t'r ti.... �` ..-ri1_ _r�,'t e � _ u a-�� Sc�+.t.3• ,��a.LL'�.� i•-g.�f`� 10/25/16 Planning Commission Packet - Page144 Alice H Dickinson Ann M Hathaway Arthur H & Judith Koch 1115 Kingsley Cir S 1146 Kingsley Ct S 1147 Kingsley Ct Mendota Heights Mn 55118 Mendota Heights Mn 55118 Mendota Heights Mn 55118 Barbara Kay Tste Nelson Brian E & Joanne J Mullen Charles & Kathryn Cunningham 1081 Marie Ave W 1122 Orchard Cir 1138 Kingsley Cir N Mendota Heights Mn 55118 Saint Paul Mn 55118-4146 Saint Paul Mn 55118-4158 City of Mendota Heights Craig K & Cathy St John Daniel P McCollar 1101 Victoria Cury 1144 Kingsley Ct 1089 Overlook Rd Saint Paul Mn 55118-4167 Mendota Heights Mn 55118 Saint Paul Mn 55118-3652 Eduardo Chavez Edward C & Virginia Stringer Edward G III & Luann Hames 1068 Cullen Ave 1135 Kingsley Cir S 1136 Kingsley Cir N Mendota Heights Mn 55120 Mendota Heights Mn 55118 Mendota Heights Mn 55118 Edward T Evans Eric C & Joanna R Hesse Erna G Tste Dawson 1137 Kingsley Cir S 1083 Overlook Rd 1164 Kingsley Ct S Mendota Heights Mn 55118 Mendota Heights Mn 55118-3652 Mendota Heights Mn 55118 Fred & Karen Gordon Gareth J & Tamara J St John Geoffrey A Mason 1135 Orchard Cir 7 Mears Ave 1791 Overlook Ln Saint Paul Mn 55118-4146 Mendota Heights Mn 55118 Saint Paul Mn 55118-4134 Gerald A & Marilyn F Strommen Harriette Fae Tste Rutstein Ivan J Posthumus 1128 Orchard Cir % Harold Ramon Rutstein 1155 1091 Marie Saint Paul Mn 55118-4146 Kingsley Ct Saint Paul Mn 55118-4132 Mendota Heights Mn 55118 James & Catherine Obrien James W Tste Reagan Jay C Phillips 1118 Kingsley Cir N 1410 Ocean Blvd S Apt S4 1127 Orchard PI Mendota Heights Mn 55118 Pompano Beach FI 33062 Saint Paul Mn 55118-4119 Jess S & Susan Marty Eldridge Joanne & Brian Mullen John S & Kattie E Huberty 1156 Kingsley Ct S 1122 Orchard Cir 1140 Orchard Cir Mendota Heights Mn 55118 Mendota Heights Mn 55118-4146 Mendota Heights Mn 55118 Judith Ann & Paul Ed Rhein Kristin Coleen Reilly Leon G Vig 1116 Kingsley Cir N 1779 Overlook Ln 1758 Lexington Ave S Mendota Heights Mn 55118 Mendota Heights Mn 55118 Saint Paul Mn 55118-3608 10/25/16 Planning Commission Packet - Page145 Matthew & Mistie Mollner Matthew C Camp Nancy H Tste Punch 1088 Overlook Rd 1127 Kingsley Cir S 25648 North Cordova Ln Mendota Heights Mn 55118 Mendota Heights Mn 55118-4161 Rio Verde Az 85263 Patrick & Kathleen Stead Paul G & Lisa M B Dorn Ralfs H & Mary Lou Mikelsons 1117 Kingsley Cir S 1129 Orchard Circle 108 Union Ct Ne Mendota Heights Mn 55118 Mendota Heights Mn 55118-4146 Renton Wa 98059-5239 Ralph W & Pamela Nordstrom Richard J & Jane C Gatti Robert J & Susan A Hughes 1139 Orchard PI 1126 Kingsley Cir N 1117 Orchard PI Unit 1117 Saint Paul Mn 55118-4119 Mendota Hts Mn 55118 Saint Paul Mn 55118-4119 Robert J & Susan A Hughes Roger K & Nona Mosvick Roy & Delores Henderson 1117 Orchard PI Unit 1117 1133 Orchard PI 1095 Overlook Rd Saint Paul Mn 55118-4119 Saint Paul Mn 55118-4119 Saint Paul Mn 55118-3652 Ruth W Hinsch Shawn P & Angela M Woessner Stevan C & Eve R Kafitz 1125 Kingsley Cir S 1134 Orchard Cir 1094 Overlook Rd Mendota Heights Mn 55118-4161 Mendota Heights Mn 55118 Saint Paul Mn 55118-3654 Thomas E & Nancy Ann Johnson Thomas R & Teresa J Tschida 1154 Kingsley Ct S 1794 Lexington Ave S Mendota Heights Mn 55118 Saint Paul Mn 55118-3609 10/25/16 Planning Commission Packet - Page146 Affidavits ®f Publication State of Minnesota S5 County of Dakota JANINE GAFFNEY , being duly sworn, on oath, says that he/she is the publisher or authorized agent and employee of the publisher of the newspaper known as SOUTH-WEST REVIEW , and has full knowledge of the facts which are stated below: (A) The newspaper has complied with all of the requirements constituting qualification as a qualified newspaper, as provided by Minnesota Statute 331A.02, 331A.07, and other applicable laws, as amended. (13) The printed NOTICE OF HEARING which is attached was cut from the columns of said newspaper, and was printed and published once each week, for I successive weeks; it was first published on SUNDAY , the 2 ND day of OCTOBER 2016 , and was thereafter printed and published on every to and including , the day of , 20 ; and printed below is a copy of the lower case alphabet from A to Z, both inclusive, which is hereby acknowledged as being the size and kind of type used in the composition and publication of the notice: *ABCDEFGHIJKLMNOPQRSTUVWXYZ *ABCDEFGHIJKLMNOPQRSTUVWXYz *abcdefghijklmnopgrstuvwxyz �` \ 1.1 Subscribed and sworn to before me on TITLE LEG! this 3 RDday of OCTOBER 2016 L&&Y Notary Public *Alphabet should be in the same size and kind of type as the notice. RATE INFORMATION 4; a .,,. (1) Lowest classified rate paid by commercial users for comparable space ...................................... (2) Maximum rate allowed by law for the above matter FerSTOT10011OV-11vtol-1-1 $25.00 per col. inch $25.00 per col. inch (3) Rate actually charged for the above matter.......................................................$ per col. inch 1/16 10/25/16 Planning Commission Packet - Page147