1994-10-24CITY OF MENDOTA HFsIGHTS
DAROTA COIINTY, biINNESOTA
JOINT CITY COIINCIL/PLANNING CON�IISSION WORRSHOP
OCTOBFsR 24, 1994
7:00 P.M. TO 9:00 P.M.
1. Call to Order
2. Highway 55 Land Use Study Discussion
3. Stadiums within R-1 Zoning Classification
4. Critical Area Ordinance Discussion
5. Other Items
6 . Adj ourn
,'
7:00 to F
8:20 to f
8:40 to �
!•20
��
�:40
►, : 0 0
' Preliminary
CITY OF MENDOTA �IIEIGHTS
ffiGHWAY 55 CORRIDOR STUDY
INTRODUCTION:
The City of Mendota Heights commissioned the firm of Dahlgren, Shardlow �
Inc. to study land use potential in the I�'ighway 55 area. in response to the newly chan
which will affect development in this part of the city. MNDOT has recently finished
construction on H'ighways 55, 110 and 13. The opening of Mendota. Bridge to Ii'igh
increased the accessibility between the City and the City of Nfinneapolis. Many new
developments have occurred during the past several years and the development interE
increasing as the planning process of the expansion of the Nfinneapolis-St. Paul Iaten
Airport goes on It has come to the point that the city need to update its Comprehe�
Use Plan to reflect these new factors that guide the developments in the city.
;
Obje�tives:
1. Land use update:
* Update area. road system and area base map through computer graphics.
* Review area ownership and businesses. •
* Analyze regional growth patterns.
* Summarize area transportation changes.
* Analyze airport expansion impacts and noise zones.
* Conduct major land owner and residents interview and integrate their input
pracess of defining potential future land use.
2. Land use options:
* Review general planning directions with the Plann'ing Commission and City
the workshop and set specific goals for the area.
* Develop land use scenarios that illustrate different concepts.
REGIONAL LOCATION:
,
The study area is located in the southwest corner of Mendota. Heights. The f
bounded by Kighway 110 on the north, Le�rington Avenue on the east, I-494 on the s
H'ighway 13 at its west edge. Regionally, the study area. has M'innesota River separa
the airport on the west, cities of Mendota and Lilydale separating it from City of St. �
north, cities of West St. Paul, Sunfish Lake and Inver Grove Heights on� the east, and
Eagan on the south. Figure Rl shows the study area within the city and Figure R2 si
location in the metropolitan area.
information
:in progress
�er 21, 1994
i Uban,
ig factors
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�y 55
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ve Land
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it from
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OWNERSHIP UPDATE;
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Figare U1: Ownership
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i2EGIONAL GROWTH:
In the past several years, the region has experienced a constant growth. Popc
surrounding cities of the Airport and Mendota Heights shared the general trend in the
and grew steadily. That in turn, resulted in the steady growth of employment in the a
' Ra. shows the 1990 US census, 1993 estimated and 2020 projected population in 6 of
Table Rb. shows the 1990 census and 2020 projected employment in the same cities.
(Metropolitan Council, Forecasts of Population, Households and Employrnent, 2000 t
Table Ra. Population:
Year � Bloomington � Burnsville � Eagan
1990 86,335
,
1993 86,918
2020 102,000
Year
1990
2020
51,288 47,409.
53,363 53,404
62,000 71,000
Inver Mendota �
Grove Heights
Heights
22,477 9,381
24,332 10,466
44,000 13,300
�
, Table Rb. Employment:
i
Bloomington Burnsville Eagan Inver
Grove
Heights
75,742 25,438 26,000 5,724
95,000 42,500 41,800 9,600
Mendota
Heights
5,805
8,650
lation in the
Metro area.
-ea. Table
those cities.
�
2020)
710
�
In land �use, The growth pattern in commercial and industrial uses can be seen from the
available Towle Reports of the last several years. Table Rc. and Table Rd. are drawn &om those
reports. ; �
The Metropolitan Council has divided the entire metropolitan area into small
areas called Transportation Analysis Zones (TAZs) for the purpose of estimating po�
employment and their impact on the region�l highway system and other regional syst
Rl shows the TAZs in the study area and Table Re. shows the projections for those
n and
Figure
0
f
RETAIL
FIRST G1UAR�TER
naxora coux�rY
� SF,C'TOR
Tatal Cenrcrs
TOTAL METRO
N�'RtEER
SiVDY Of
0�►TE CENiEkS
.-.��.
1987 37
1988 40
1989• 44
1392 52
1�93 �
1'�94 52
I,tiJlSAKI.E
ARfJ1
���
4.485.943
4,784A93
5�061,9d9
6,304,838
6.450.092
6,541,620
��r� ���
MlpUNT PERCiHT !�T
YACAPII' Vi(C�NT I►SSORpiiC
293235 ~ 6.5 205�38
469548 9.8 121.787
46?.�23 4.1 285,ZZ9
814,855 9.7 369,S2S
617.Q62 9.6 � t43,047
SZ5,240 8.0 1if0,811
1987 212 28,452,181 1.�33.981 6.1 943.791
; 1988 225 29,800� 1 2.131.853 7.2 950.788
� i989 238 30,363,71T 2.a78,0T4 8.0 673.655
1�� 274 35,849,520 ' 3.762,170 10.5 897�958
19a3 280 39,660,104 3.76Y.372 8.5 3.769.211
1gg� 284 40.079.3960 3,52t,282 8,8 792�819
,
s
f
+
Table Rc.: Commercial report from Towle Report
: OFFICE INDUSTRIAL (WAREHOUSE)
THIRD QUARTER
OFFICE SHOWROOM/BUSINESS CENTER
MnR1�f YtUDY sELOGS/ TOTAf. To7AL PERCEtrI' NET
SEtTOR DATE '/�PROJECiS ARFi► VACA►�T YACANi AD5Uft!
Aakota 1986 33/19 1,620,524 592,26� 36S -
County 1987 36/II 1.8(0.164 493.382 27,3 288.523
� 1488 421Z3 1,141,982 7��,286 33.4 Li0,914
� 1991 51 2.453,129 432�603 17.6 62.65T
� . 1082 52 2,537.dt7 525.859 20.7 (33�868} �
� 1993 52 2.531.155 � 418�408 t6.5 101,189
Mettopolitan 1986 192/88 9.301,494 2,402255 25.8
%tnl 1481 234(i12 11.71�.f02 2,677.424 22.9 2.t37.439
1938 250/I19 12,708,736 2�643,�35 20.8 1,023,623
1991 284 14,329,372 2,2T9,253 ]5.9 3dd.172
1992 288 14.66i,089 2,d02,440 16,4 78.627
' 1993 288 14,667,2t9 2,000.7•17 t3.8 404.402 .
COMBINEO OFFICE WAFiEHOUSE E� BUIK WAREHOUSE � OS/BC
� Dakota Co.
Totai 189� 72 4,408,972 1,231,555 27.9 245,495
{ 1992 85 5,953.180 1.68a.g7a. 28.3 243,235
: 1993 85 5,947.618 866,902 14.6 42a.5�0
; MetropoGtan
Total 1991 599 37.987,557 6.408,753 16.9 1�495,529 �
1992 623 40,524,648 �.108,022 17.5 4S8.818
. 1893 624 41.3i2,300 5.150,td7 12.5 1,8�4,737
' BUIK WARENOUS�
' Oakota Co.
' Totat 1991 5
' 1992 7
1993 7
Metropolitan
Totai 1991 , 61
1992 66
' 1893 86
�
943,528 613,200 85.0
1,799,760 828,872 45.9
1,799,760 257.440 14.3
8,872,883 1,626,512 18.3
10,009,300 1 �961,048 19.6
10,200,300 944,372 9.3
I '
�
Table Rd.: OfficeJIndustrial report from Towle Report
70.800
254,760
181,232
�50,869
274,286
8i9,676
1L�
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MENOOTA HEIGHTS
NEWTA2 POP
297 164
303 872
304 29
305 O
HSHLDS POP200Q POP2010 POP2020 HH2O00 HH2O10 HH2O20
69 170 180 190 70 80 80
394 999 1124 1230 495 597 698
15 33 37 41 19 23 27
O O O 0 O O 0
TAZ RETAIL TOTEMP TOT2000• TOT2010 TOT2020 RET2010 RET2020
0297 121 159 160 160 160 120 120
0303 44 282 300 350 350 45 55
0304 100 3538 5190 5905 6090 294 382
0305 O O O 0 O 0 0
. . i
AREA TRANSPORTATION PROJECTION:
The new construction on H'ighways 55, 13 and 110 will greatly change the tr
in the study area.. The opening of the Mendota Bridge makes the link between dow
1Vlinneapolis and cities south of the metropolitan area (Figure T1.). I�'ighway 55 to �
IVfinneapolis has been rebuilt to accommodate more traffic and a future bridge over 1
remove a major impediment to traffic flow. Located right on this linkage, the study
greatly be affected in its development potentials by the increased traffic.
ITfcp ' � �ynu em h te
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Figure T1: FLghway �5 as another linkage through the metropolitan area
c pattern
street will
� will
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AIItPORT EXPANSION IlVIPACTS (Source: Dual Track Airport Planning Pro�
1Vfinneapolis-St. Paul International Airport Long-Term Comprehensive Plan, Draft
Environmental Document; September, 1994; Metropolitan Airports Commission)
Tliere are currendy 4 different plans under study by the Metropolitan Airport `Commissio�
(MAC) to expand 1Vfinneapolis-5t. Paul International Airport (MSP). They are usually called as
Alternatives 1,2, 5 and 6. The basic concepts of these four alternatives are: �
Alternative 1---Construction of a new 7,700-foot north parallel runway and an
additional passenger terminal east of the existing terminal. (
Alternative 2----Conshuction of a new 7,700-foot north parallel runway and a
replacement ternunal which would be developed on the west side of ttie airport.
Alternative S---Construction of a new 8,000-foot north-south runway I o be
located on the west side of the airport and an additional passenger terminal east of
the existing terminal. �
Alternative 6---Constiuction of a new 8,000-foot north-south runway
located on the west side of the airport and a replacement terminal whi�
developed on the west side of the airport.
The expansion plans of the airport have different impacts to Mendota Heights
surrounding communities. For the City of Mendota Heights, the �noise contours fro�
Alternatives 1 and 2 would impact portions of the city more than the noise from Altei
and 6(Figures A1 and A2). Amended land use guidelines need to be developed for t
For the City of Eagan, the movement of the airport terminal &om the east si
side would increase the distance between the city and the airport and potentially dec
city's amactiveness for businesses and residents with ties to the airport. Noise woi
any major impact to Eagan.
For the City of Richfield, The Alternatives would eliminate the Rich Acres Gc
and convert the area to uses more industrial or institutional in nature and appearance.
elimination of the golf course buffer would also negatively impact the redevelopment
the area. The Alternatives would also displace some of the residential and commerci
For the City of Ivfinneapolis, Alternatives 1,2 and 6 would require the acqu:
residential, commercial and park land. The movement of the airport terminal will
pressure for commercial use in the southern portion of Nlinneapolis and negatively
residential use there.
;
be
would be
its
es 5
areas.
the west
;the
t have
' Course
The
�tential of
uses.
of
�e the
t the
For the City of Bloomington, Alternatives 5 and 6 would need to acquire seve '
� properties.! The State Safery Zone restrictions could cause down-zoning of propertie and
removal of businesses and loss of jobs. The movement of the ternunal could economi y impact
the hotels currently located at the "front-door" of the airport.
For the City of St. Paul, there is no land use impacts anticipated due to the ali
�
Table Aa. is a summary of business and employee displacement caused by the
and Table Ab. is a summary of business relocation caused by the Alternatives. The r
those businesses depending on their location near the airport would depend on the av
the other land nearby. The cargo facilities along 26th Avenue South and the Northe�
Power facility at 7900 28th Avenue South could stay on the expanded airport propen
other facilities operating out of buildings located on MSP properiy would have to be.
; '
� Alternative 1 Alternative 2 Alternative 5 Aiternative I
property�Z�
Employees�2�
Businesses on airpoi
property�31
Employees�`�
Total Businesses
Total Employees
Gov't agencies on
airport property
Employees �
Military installations
Active personnel
32 157
2 2
28 28
5 22
60 185
•456 332
4 5
1,351 1,381
�
Table Aa. Businesses/Employees displaced
i
1,372 1,452
50 50
1,467 1,467
60 77
2,839 • 2,919
458
334
1
30
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Table Ab. Business relocation
a
;
�cation of
.ability of
States
but the
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SUMMARY OF LANDOWNER INTERVIEWS
October 19th landowners were invited to City Hall to discuss with John Uban, Kevin F
7im Davidson and City staff their ideas for their property and future development i
55/13 Corridors. Those interviewed included: Acacias Cemetery, Carl Cummins,
Resurrection Cemetery, 7ohn Cherck, John Louris; CB Commercial (Gatron site), J
Bentenhoff and United Properties, Dale Glowa.
,
United Properties
From the United Properties point of view, the main entrance into Mendota Heights is
Road and I-494. This is the closest point to the main business artery, to the air�
Bloomington strip. The office market wants to be in the southwest suburban a
Bloomington, EdenPrairie,lVfinnetonka, etc., it will be hard to pull the pure office mar
direction. � Offce generally wants to be in that area. or on the I-394 strip through �
Golden Valley or in downtown Minneapolis. This study area. is considered the Airpo
and has generally been weak for pure office and in fact, there apparently have been ti
and turn overs in the office buildings south of the airport along the river. From Unit�
point ofview, the most probable use for the remaining area. is industrial much like they
developing with a strong office component. Office business will not be locating multi-ten
in this area. but instead, there will be more single corporate facilities with appro�rimatE
and half warehouse.
Although the area. needs more restaurants, day care, gas convenience, banks, etc., tc
business community much of that does exist in Eagan about two miles south on Pilot
Without lots of people living in the immediate area it is dif�cult to get those type
businesses to thrive off of the business lunch clientele.
United Properties has been holding a vacant lot at Pilot Knob Road and I-494 for
restaurant �or convenience facility. This lot would be able to serve interstate traffic �
traffic of both Eagan and Mendota Heights. United Properties would be interested v
properties along Highway 55/13 that they do not own since they are running out of land
Once again they feel that the market is primarily for the industrial type development. Thi
also benefit from better bus service to downtown and suburban areas.
CB Commercial
At present, the Garron site is going through a final ownership conversion and other legal i
plan to clean the site up this fall which will include tearing down the existing buildin,
removal, and capping the wells. They want to put the highest and best use on the site a
recognize the high visibility of this site from the Mendota Bridge and its importance
development in the City of Mendota Heights. At this time, they would like to do offi
�
.tchelder, and
the I�'ighway
�urt Bentley;
hn Allen, Joe
Pilot Knob
�rt, and the
a which is
;t any other
mouth and
South area
i vacancies
Properties
�e currently
�t buildings
� half office
support the
�nob Road.
of support
�ome future
nd the local
developing
in this area.
area. would
�es. They
scrub tree
they fully
a sentinel
Summary of Landowner Interviews
Page 2
headquarters or a townhouse empty-nester type product. They do not see it as eitheri a commercial
site, or as a pure office site. They are concerned that other development along Pilot Knob Road to
the south and southeast might limit what they can place on their site. I
Access to their site comes up from the H'ighway 13 frontage road, across the bri
Boulevard, or up Pilot Knob Road from either H'ighway 13 or Interstate 494. W
townhome type product, they are concerned about the noise impact from the �
interested in the use of tax increment financing to assist in the development. They a
how to grade the site level and there will need to be careful consideration of how
attractiveness while allowing development to take place. They were interested in �
particularly the Acacia property, which they thought would be good to develop in a co�
with their site.
Acacia Cemeterv
�
They questioned whether or not the R 3 zoning on their properiy was appropriat�
interested in obtaining the best value for their property. They plan on selling the unc
east ofPilot Knob Road to a developer when there is a�proper price offered. They ha
on their properry that employees live in and they feel that they need employees living o
to provide 24 hour security to the cemetery. If the land is sold with the homes, they
duplex on their main cemetery properiy for security.
They are opposed to surrounding uses that might be noisy and unattractive. They s�
the unattractiveness ofthe outdoor storage lot that MnDOT has to their south. MnD(
erosion problem that is creating runoff and soil deposits in their infant section of
Presently the cemetery is at about 1/2 capacity but their new two tier casket sys�
techniques will make future burials more efficient with an estimated 75 years of ser
Cemetery. They would like to see a morivary near by and do not readily need other su
for their operation.
� on Acacia
the upscale
ort and are
don't know
maintain its
itional land,
ined fashion
and they are
veloped land
e two homes
the property
vould want a
tically note
also has an
; cemetery.
. and other
� left in the
�rt services
At this time they are also concerned about signage for the cemetery because access is very circuitous.
They are anticipating that MnDOT will live up to their promises of signage at seven or eight different
places on Acacia Boulevard to give ample direction for visitors. �
Resurrection Cemeterv
�
The Cemetery representatives said they are open to development ideas on some of the laiid they own,
specifically to the north of Augusta. Lake and at the very south end adjacent to Bate ville Casket.
They view Batesville Casket as an appropriate satellite industry to the largest cemete in the state.
They have had inquiries from developers on the property on the north and west end of t e Cemetery,
for instance, Larson's Greenhouse is looking for about two acres for pazking becaus� they lost all
V
I • ti
Summary of Landowrter Interviews
their parking to H'ighway 55 reconstruction.
They are presently starting a 1995 Master Plan for the property, which may i
mausoleum, chapel, funeral home, etc., and an expansion of the machine shop for
cemeteries. Also, they are looking at other ways of integrating nature and religious
into a more complete service to their clientele.
They would be open to other possibilities such as a public/private cooperative park :
their lake area including the high ridge that separates the two lakes. There could be
combinafion of uses to better integrate the cemetery into the community with more ser
for everyones enjoymen� They project that they will continue to be a hub of activity i
Cemetery system and because of more efficient use of cemetery land, they project 25(
use before the land is fully absorbed. They noted some problems in the area s
accessi'bility to the whole metropolitan area, specific�ally bus service for visitors. Also ir
they would like to see Lexington widened but they have grave sites right up to the exi
way and any widening program would have to work around that condition. They al:
area needed restaurants, a floral and nursery service, and places for people to go wh
cemetery.
Page 3
an office,
s to other
i together
;rstem around
�n interesting
ices available
� the Catholic
-350 years of
ich as better
the long ruq
ting right-of-
� felt that the
n visiting the
In their developing of their Master Plan in 1995, they are very open to working witli the City in a
cooperative fashion to explore mutual uses and plans that can be developed together.,
o:�,o�,�z►a.�a��
CITY OF MENDOTA HEIGHTS
October 0,
I
TO: Mayor, City Council, Planning Commission and City A
FROM: James E. Danielson, Public Works D'
' Kevin L. Batchelder, Administrative Assis t
SUBJECT: Additional Workshop Discussion Items
,
DISCUSSION•
i
In addition to beginning discussions on the Highway 55 Corridor Study,
primary reason for this workshop, Council also desires to discuss Ordinance rev
addressing stadiums withia the R 1 zoning and possible Critical Area Ordinance
changes. Stadiums within the R 1 issues were to be addressed by the Planni.ng (
earlier however, because of several very heavy agendas, those discussions have
It is suggested that the stadium issue be discussed and areas of concern be identi
planner can draft proposed language for review by the Planning Commission at �
meeting.
Ia the Critical Area Overlay District all site plans require approval. There
currently two ways to process applications:
1. � In the case of single family homes, if the site plan conforms to all t]
requirements, the ordinance procedures direct the City Administratc
the request to the Council at their next meeting. These applications
. "Modified CAO's" and have typically been placed on the Council's
agenda.
is the
delayed.
so that the
next
ordinance
to bring
re called
2. ' If the application requires a variance from the CAO, a public hearirig is required
; at both the Planning Commission and City Council levels. �
The CAO boundaries, as defined by the Overlay Map, covers a larger area
bluffline, and includes many lots that are not close to the bluff line (see attached �
of the applicants have therefore been very surprised when they learn that they are :
within the CAO District. We have recently had three applications from builders �
lots that are close to the "bluff" or steeper slopes and yet were able to design their
totally comply with the ordinance. This created a"modified" review and no publi
Planning Commission review was required. Because of these recent applications
Councilmember Krebsbach has e�ressed that it is her opinion that all CAO applic
should be �processed through the Planning Commission and include public hearing
neighborhood.
just the
Maay
o are on
omes to
hearing or
the
Impact to the A� lp icant
If all applications are required to be processed with a public hearing through the
Planning Commission, this will increase the City processing time from + 2 weeks through the
City Council alone to + 6-8 weeks of processing time. It will also increase applicant
processing costs to $500+ to provide a Certificate of Abstract, surveys and application fees.
Currently the ordi.nance requires � building permit within the CAO to be processed
through at least the City Council (see map for affected homes). There has not been a lot of
building activity within the zone because the area is fairly well built out, however when any of
these existing homes add on or modify their homes, CAO permits will be required.
Recent activity includes:
CAO Permits
1993 4
1994 5
Total single family lots in district =
Tota1 vacant lots =
ACTION REQUIItED:
Modified CAO
(City Council)
3
3
212
20
Variances
(Planning Commission
Heari.ng)
1
2
Review objectives of changing the Zoning Ordinance as it addresses stadiums within
the R 1 District and any changes to the CAO ordinance that would provide for Planning
Commission review of all applications.
RESIDENTIAL
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CRITICAL AREA BOUNDARY
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