1982-10-13EARLY DISTRIBUTION FOR YOUR INFORMATION
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October 13, 1982
l. Memo on Housing Plan for October 19th hearing. (See doc
2. Memo on Elderly Housing/Developer Response. (See attach
3. Letter and proposed resolution from Sherm on Colon PUD.
4. Letter from Sherm on VanLandschoot case.
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5. Invitation for Inver Grove Heights City Hall Open House.
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CITY OF MENDOTA HEIGHTS
MEMO
October 13, 1982
TO:
City Council
FROM: Orvil J. Johnson
City Administrator
SUBJECT: Mendota Heights Housing Plan
October 19th Hearing
The attached housing plan was received from Dakota Coui
on Tuesday noon. This document represents an updating�of oi
Comprehensive Plan housing element (pages 36-55 of Part II,
Use Plan) and additional verbage in response to the financii
ments of Chapter 462. This document is now available for pi
scrutiny at the City Offices as required, prior to the hear:
be held on Tuesday, October 19th.
Let me very briefly orient you as to its contents. It
be helpful to dig out your old Part II, Land Use Plan docum
is dated June, 1980. You may recall that several different
of the housing element were discussed and rejected before t
draft was approved by the City Council. The first 20 pages
attached document contain virtually the same verbage as inc
pages 36-55 of the Land Use Plan. Several of the tables an
have been updated with 1980 information and should cause no
I have taken the liberty of marking the several places wher
is added. These additions are found on the following pages:
The main change and addition starts on the bottom of p
The remaining five pages contain all new material and are i
order to respond to both Met Council and the Minnesota Hous
Finance Agency. I would suggst that you read this very car
and determine how acceptable it is to you. You may�want to
closely the IMPLEMENTATION, Section D, on page 21. You wil
authority for issuing bonds has been delegated to the HRA b
our own limitations. This is specifically set forth under
22.
The entire thrust of these five pages is to provide a ba
for financing of first-time home buyers. The entire plan ha
prepared by the Dakota County HRA personnel in order to impl
the elderly housing program as we have discussed over the pa
months with Jack Klepp of A.H, Wilder. This plan represents
perceptions of the Dakota County HRA and their several legal
and apparently is the language necessary for successful bond
scrutinization. Larry and I have reviewed it, and believe
is acceptable from a technical standpoint. The several poli
and intricacies required with governmental interfacing remai
to accept or reject.
ty HRA
r
Land
g require-
blic
ng to
would
nt that
versions
e f inal
of the
uded in
charts
concern.
new verbage
9, 17 & 18.
e 20.
luded in
g and
ully
eview
note that
ause of
on page
kground
been
ment
t 4-6
the
counsels
attorney
hat it
y matters
for you
I have talked to over 30 different developers and archi�tects
Page `Cwo
over the past month. Seve.ral have said that there is na "private"
financing far madest cost hausing. Just yesterday, a friend of
Carmen Tuminelly`s said that they could get financing for $150,000
units, but not for $75,000 units. Several inquirers echaed ar
can�irmed the pasition stated by Dan Wriqht and Jan Blesener.
If the basic goal is to make modest, affordable units available
for elderly Mendota Heights residents, then I recommend �erious
consideration of the housing plan as submitted and continued dialague
with the A.H. Wilder personnel.
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MENDOTA HEIGHTS
462(C} HOUSING PLAN
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h'�CE/y�D
��T � 2 19$2
October 19, I982
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A. HOUSING INUENTORY AND ANALYSIS
1. Number and Type of Housing Units
It is estimated that there were 2,292 housing units in the City of Mendota Heights in 1980. Of
these, 2,176 or 94.9 percent are single f amily units and 113 units or 5.1 percent are multiple
f amily units. In addition, there were two mobile homes. In comparison, there were 1,556 housing
units in 1970 of which 1,513 or 97.2 percent were single f amily units, 41 or 2.6 percent were
multiple family units, arid two or 0.1 percent were mobile homes. During the�period f rom 1970 to
1980, single f amily units have increased by 43.8 percent, multiple family units have increased by
175.6 percent, and mobile homes have remained the same f or an overall increase in housing un�its
of 47.3 percent. Although the overall percentage of single f amily detached units has decreased
slightly since 1970, single family homes are still the predominant housing type and the decrease
is relatively insignificant.
Seven hundred thirty-six (736) units or 32.1 percent of the housing stock has been built since
1970. This represents an average annual change of 4.7 percent for this period compared to 1.8
percent f or the period f rom 1960 to 1970.
2. Residential Land Availability
There are approximately 1,900 acres of vacant land in the City as shown in Table l. It is esti-
mated that 800+ acres of vacant land would ultimately be used f or residential purposes. This 800
acres represents 12.8 percent of the total land in the City and 33.8 percent of all residential
land. '
Thus, Mendota Heights is approximately two-thirds developed in terms of total residential land
uses.
3. Tenure
The 1980 Census shows the City of Mendota Heights as having 2,292 housing units. Of these, 2,141
housing units or 93.4 percent were owner-occupied.
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TABLE 1
EXISTING LAND USE IN ACRES 1977
TOTAL PERCENT
LAND OF LAND
LAND USE 1 2 3 4 5 6 7 8 9 USE USE
�ingle Family 154.4 221.1 43.6 111.5 165.6 � 243.1 249.0 192.3 244.1 1,624.7 26�
'�vo Fami 1y 0 0 0 • 0.7 0 0 0 0 0 0.7 0%
lulti-Family 9.0 4.9 0 0 11.7 0 � 0 0 0 25.6 �1�
:ommercial 0 0 0 0 46.7 7.5 22.7 10.2 21.7 108.8 2%
'ublic/Semi-Public 0 0 140.5 19.5 55.9 0 407.1 122.1 2.5 731.6 12%
ndustrial 0 0 0 0 0 0 30.1 0 0 30.1 0%
'ark 9.0 9.9 0 7.2 89.9 0 611.2 8.0 50.2 785.4 13�
achool 0 9.2 0 14.6 0 89.8 0 90.7 0 204.3 3�
�treet 39.3 48.3 24.8 73.0 106.7 43.6 204.4 141.6 88.4 770.1 129�
.ailroad 0 0 0 10.9 0 0 50.8 0 0 61.7 1%
'acant 12.9 64.7 5.4 207.3 100.4 61.8 438.8 320.1 691.8 1,903.2 309�
'OTAL AREA 224.6 358.1 214.3 444.7 576.9 445.8 2,014.1 885.0 1,098.7 6,262.2 100�
�eveloped Area 211.7 293.4 208.9 237.4 476.5 384.0 1,575.3 564.9 406.9 4,359.0 70%
'ercent of
' -p+ �'�iyo �2�0 �Zio�,'�o �J°o tlGo/ 7o�°b -v'4�io- �.J-7e/ 7na�
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4
69 housing units or 3.0 percent were renter occupied, and 81 housing units or 3.5 percent were
vacant. In 1970, there were 1,556 units of which 1,513 or 97.2 percent were single f amily
detached homes and 41 or 2.6 percent were multiple family units. Metropolitan Council data for
the f ourth quarter of 1981 shows Mendota Heights to have an overall vacancy rate of 0.4 percent
compared to 1.9 percent in the Metropolitan Area. Turn-over rates were 1.7 percent in Mendota
Heights compared to 6.7 percent f or the Metropolitan Area. Thus, Mendota Heights has a stable
population and an extremely low vacancy rate.
During the f ourth quarter of 1981, Mendota Heights had a total of nine vacant units or 0.4 per-
cent of all units. Al1 of these units were single f amily. The City had six units which had been
vacant six months or longer. For this period, there was a turn-over of 40 units or a rate of 1.7
percent. Of these, 39 units (1.8 percent) were single f amily turn-overs and one unit (1.1
percent) were multiple f amily turn-overs. �
4. Cost of Housing
The cost of housing in the City of Mendota Heights is higher than Dakota County or the urban area
of Dakota County. The median value of housing in Mendota Heights in 1970 was $29,600. According
to the 1980 Census, the median housing value increased by 196 percent in Mendota Heights to
$87,700. Table 2 shows the relationship of the cost of housing in Mendota Heights to other com-
munities in Dakota County. The increase in housing costs since 1970 has been greater than the
majority of the County. ,
The figures in Table 2 reflect market assessed value and not actual market values. Therefore,
the actual price of homes in the various communities are higher than shown in Table 2. However,
the relationship between the present cost of housing and the increase.in cost since 1970 in the
previous communities is valid and shows the trend.
The cost of rental units has been similarly aff ected by inflation since 1970. Table 3 shows the
f air market rents for Dakota County as of April 1981.
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COMMUNITY
Apple Valley
Burnsville
Eagan
Farmington
Hastings
Inver Grove Heights
Lakevi lle
Lilydale
Mendota
Mendota Heights
Rosemount
South Saint Pau 1
Sunfish Lake
West Saint Paul
URBAN AREA AVERAGE
DAKOTA COUNTY AVERAGE
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TABLE 2
URBAN HOUSING AVERAGE VALUE 1970 - 1980
DAKOTA COUNTY
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AVE RAGE AVE RAGE /�
1970 VALUE 1980 VALUE PERCENT CHANGE
$ 29,000
33,500
26,666
18,900
19,500
22,000
24,400
Not Available
24,300
29,600
21,800
19,200
49,186*
21, 500
$ 26,119
$ 22,784
* Metropolitan Council Figure
$ 72,300
79, 500
70,900
60,600 -
59,900
65,500
68 , 600
162,500
46,200
87,700
63,900
56,100
159, 400
62,100
Not Available
$ 68,100
149.39�
137.3%
165.9%
220.6%
207.29'
197.7�
181.1q
N/A
90.1%
196.3%
193.1%
192.2%
224.1q
188.89'
N/A
198 .9q
Source: U.S. Bureau of the Census: "1970 General Housing Characteristics", and
Minnesota Analysis and Planning System 1980 Census
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TABLE 3 � U�a�a���
FAIR MARKET RENTS - DAKOTA COUNTY
APRIL 1981
DWELLING UNIT SIZE FAIR MARKET RENT
Studio Apartment $262
One Bedroom $317
Two Bedroom $372
Three Bedr�oom $429
Four Bedroom $483
Source: Dakota County Housing and Redevelopment Authority
It will be difficult to provide an adequate supply of housing for those persons in the low and
moderate income ranges. One reason is that the City has limited influence over the type and cost
of housing units constructed. High mortgage rates and the availability of mortgage loans, as
well as the costs of land, labor, and materials, have a much greater impact on the cost of
housing than any public actions. Table 4 gives a comparison of the components making up the
selling price of a house between 1950 and 1977.
5. Housing Choice
Households in the City of Mendota Heights are generally in the middle of high income ranges.
1970 Census data indicates that Mendota Heights has a relatively high f amily income of $20,147
per year or nearly 50 percent greater than the average f amily income for Dakota County (see Table
7). Table 6 indicates that in the year 1970, more than 50 percent of the families within Mendota
Heights earned more than $15,000 per year. This information points to the fact that Mendota
Heights has a relatively affluent population.
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TABLE 4
COMPONENTS OF THE SELLING PRICE OF A HOUSE
Materials
L ab or
Overhead, Marketing, Profit
Land
Financing
1950 1977
36% 32%
34q 18%
14� 199'
119� 21/
5% 10%
Source: Metropolitan Council of the Twin Cities
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COMMUNITY
West Saint Paul
Hastings
South Saint Paul
Farmington
Burnsville
Eagan
Inver Grove Heights
Mendota Heights
TABLE 5
COMPARISON OF ZONING REQUIREMENTS
MINIMUM SINGLE FAMILY
LOT (SQUARE FEET)
7,000
9,000
9,000
10,000
11,000
12,000
12,000
15,000
MAXIMUM MULTI-FAMILY
DENSITY (UNITS/ACRE)
14.5
17.5
29.0
24.0
25.5
23.0
43.5
10.0
Source: Residential Zoning Ordinances, Metropolitan Council, 1977
-7-
FAMILY INCOME
$ 0 - 4,999
$ 5,Q00 - 9,999
$14,OOQ - 1�,99g
$15,OQQ - 24,999
$25,000 - 49,999
$50,Oq0 and over
MEDIAN INCOME
MENDOTA
HEIGHTS
3.4
I5:8
26 .8
32.4
16 . 8
4.8
$15,40Q
TABLE 6
PERCENT OF FAMILIES BY INCOME
DAKQTA
COUNTY
7.9
23.5
38.2
24.5
5.1
0.8
$12,OQ0
METROPOLITAN
AREA
II.3'
25.8
34:5
22.2
5.1
1.1
STATE OF
MINNESOTA
].8 . 7
31.8
29.2
16.0
3.6
q.7
$9,004
Source: Minnesota Analysis and Planning System, Fourth Count of the 1970 Census,
l3niversity of Minnesota, Sair�t Paul, 1972
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upda�e�
TABLE 7
1970 AVERAGE FAMILY INCOME
Mendota Heigh�s $ 20,147
Dakota County $ 13,424
Metropolitan Area $ 13,097
State of Minnesota $ 11,079
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Source: Minnesota Analysis and Planning System, Fourth Count,
University of Minnesota, Saint Paul, Minnesota 1972
As of 1970, 6.6 percent of Mendota Heights' housing stock was in the price range of aff ordable to
low and moderate income persons. This included all units renting for under $150 per month and
homes valued at under $15,000 in 1970 dollars. The 1970 and 1980 Census gave the breakdown of
the value of housing units as shown in Table� 8.
As of 1970, Mendota Heights had 29.8 percent of its single family units and seven percent of its
rental units in the modest cost range. Modest cost housing is roughly defined in 1975 dollars as
housing costs between $20,000 and $40,000, and apartments renting f or $260 to $440 per month.
With the present rates of inflation and f ast rising housing costs, the demand will continue to
increase for the limited supply of modest cost housing. Therefore, it is important for the City
to carefully evaluate proposals for additional housing units to ensure efficient use of land and
resoures. -
In order to get a better idea of the number of lower income households needing
Metropolitan Council has prepared an estimate of the housing assistance needs f
in the Metropolitan Area. The data for Mendota Heights is presented in Table 9
currently has three Section 8 existing units of subsidized housing and one unit
Moderate Rehabilitation. These units are provided through the participation of
in the Dakota County Housing-and Redevelopment Authority. In addition, there i
assisted housing which is being provided through Dakota Adults a group home for
physically retarded adults.
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assistance, the
or each community
. The City
of Section 8
Mendota Heights
s twelve units of
the mentally and
TABLE 8
ESTIMATED HOUSING VALUE
Distribution of Owner Occupied Units by Value of Units
1970 CENSUS
(OWNER OCCUPIED UNITS: 1,427)
Less than $10,000
$10,000 - $14,999
$15,000 - $19,999
$20,000 - $24,999
$25,000 - $34,999
$35,000 and Over
PERCENT
0.6%
4.8%
11. 49'
18.49�
32.2q
32.6�
1980 CENSUS v��a���
(OWNER OCCUPIED UNITS: 2,141)
Less than $25,000
$25,000 - $39,999
$40,000 - $49,999
$50,000 - $79,999
$80,000 - $99,999
$100,000 and Over
Distribution of Renter Occupied Units by Monthly Rent
Lp�a��r�
- 1970 CENSUS 1980 CENSUS
(Renter Occupied Unit: 69)
PERCENT PERCENT
Less than $100
$100 - $149
$150 - $199
$200 and Over
199'
23%
7q
519'
Source: 1970 Census and 1980 Census
Less than $150 14%
$150 - $249 38�
$250 - $399 26�
$400 and Over 22�
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PERCENT
.3q
2.49�
4.7/
35.19�
19.6%
37.9%
0
TABLE 9
ESTIMATED HOUSING ASSISTANCE NEEDS OF LOWER INCOME HOUSEHOLDS
August 1979
TOTAL ELDERLY FAMILY
Estimated Total Need 33 22 9*
Estimated Need of Lower Income Renter•
Households 16 9 6
Estimated Need of Lower Income Owner
Households 17 13 3
* Does not include 28 households comprised of single individuals
Source: Metropolitan Council, August 1979
LARGE FAMILY
2
1
1
6. Housinq Conditions
For the purpose of analysis of housing conditions, the City of Mendota Heights has been divided
into nine diff erent neighborhoods as shown in Figure 8. These neighborhoods were determined in
part from the neighborhoods of the 1959 Comprehensive Plan and in part by the available data f rom
the United States Census Bureau. During the summer of 1977, a windshield survey was taken of all
existing single family houses in the City. The objective of the survey was to view the exterior
of all sin,gle family units and make a determination as to the status of the physical condition of
each single f amily residence. The following criteria were used:
Excellent. These are relatively new buildings, usually erected within the past ten years
which appear to be satisfactory for continued life of 20 years or more with only normal
maintenance.
Good. These are buildings which, with minor remodeling or rehabilitation, would be satis-
f actory f or useful lif e of an additional 20 years. Frequently, these buildings were
erected between the years 1940 and 1960.
Fair. These are buildings, that if they were to provide a useful service for an additional
20 years, would require major remodeling or, after casual study, would indicate that demoli-
tion should take place within the next 20 years.
Poor. These are buildings that are definitely classified as substandard and could not be
economically remodeled and probably should be demolished.
Housing in Mendota Heights is generally in good to excellent condition. According to the 1977
survey of housing conditions, 881 units or 46.6 percent were in excellent condition; 977 units or
52.7 percent were in good condition; eight units or 0.4 percent were in f air condition; and five
units or 0.3 percent were in poor condition. Table 10 shows the results of the survey by neigh-
borhood.
Two commonly used indicators of substandard housing units are overcrowding and lack of some or
all plumbing f acilities. According to the 1980 Census, 1.0 percent of the housing units in
Mendota Heights were overcrowded,— compared with 1.9 percent in the Metropolitan Area.
Overcrowded housing is defined as units having more than 1.01 persons per room.
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I �:_ � . � � �' �..?�: � - 13 I - • ' " ' . '
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.�
NEIGHBORHOOD
1 Somerset View
2 Cherry Hills
3 Somerset Club
4 Highland Heights
5 Somerset Hills
6 Willow Spring
7 Pilot Knob
8 Wagon Wheel Trail
9 Friendly Hills
TOTAL
PERCENT
TABLE 10
SINGLE FAMILY HOUSING CONDITION SURVEY 1977
EXCELLENT
' 107
211
30
167
121
102
5
116
22
881
(46.6%)
GOOD
233
91
81
102
49
59
51
76
255
997
(52.7%)
Source: City of Mendota Heights, Land Use Survey 1977
- 14 -
FAIR
0
0
0
2
0
0
5
0
1
8
(.4�)
POOR
0
0
0
0
' 0
,
0
5
0
0
5
( .3%)
TOTAL
340
302
111
271
170
161
66
192
278
1,891
(1009' )
One reason for the low percentage of sub-standard units is that the majority of the housing stock
is relatively new. Seven hundred thirty-six (736) or 32.1 percent of the 2,292 total housing
units in the City have been built since 1970. However, as the housing stock ages, signs of
deterioration will continue to show. The housing stock in the City of Mendota Heights is now
generally at the age where most emphasis needs to be placed on housing maintenance to prevent
deterioration.
7. Relationship to Adjacent Communities and the Metropolitan Area
In comparison with the Metropolitan and immediately surrounding areas, Mendota Heights is unique
in terms of the housing situation. The housing stock in Mendota Heights is predominantly relati-
vely high value, single family detached. The City has an extremely low percentage of apartment
units. Mendota Heights is a residential corr�nunity with smaller percentages of commercial and
industrial uses than the surrounding communities.
The Metropolitan Council has included the City of Mendota Heights within the Area of Planned
Urbanization in the Development Framework for the Twin Cities Metropolitan Area. The Area of
Planned Urbanization is part of the Urban Service Area and comprises the developing surburban
communities. Thus, Mendota Heights is included in the part of the region which is in the path of
urban growth.
B. FUTURE HOUSING
1. Housing Unit Projections v� lQ�t�
4
It is anticipated that the City of Mendota Heights could accomodate approximately 1,428 addi-
tional housing units. This in addition to the_ _2� _2_9�2 xisting units would give a total of
approxi•mately 3,720 housing units in the City.'-f�iese figures reflect total development of all
residential land and would not necessarily occur by 1990. The calculations were based on the
density shown in the Land Use Plan less a percentage f or roads and unbuildable land. Low density
residential areas were calculated at a density of 2.3 units per gross acre, medium density aras
at six units per gross acre, high density areas at ten units per gross acre, and rural residen-
tial areas at 1.2 units per gross acre. Based upon the Land Use Plan, the additional units would
be distributed among the permitted densities as follows: high density - 456 units; medium den-
�-i-�;� - 6�1 � n i ��-1-ew-d� n s i ��—��� ti-r� � � �-; a�r�� � �a-�-�e-�i-�em� ;-�-�--��'T--��„-;-�� .
- 15 -
The Metropolitan Council has estimated that there will be approximately 3,700 households in
Mendota Heights in the year 2000 as shown in Table 11 below. Theref ore, Mendota Heights has suf-
ficient land available to accomodate projected growth to the year 2000.
TABLE 11
CITY OF MENDOTA HEIGHTS
METROPOLITAN COUNCIL POPULATION, HOUSEHOLD, AND EMPLOYMENT FORECASTS
Population
Households
Employment
Households Size
(Persons Per
Dwelling Unit)
* 1973 Estimate
1970
6,565
1,553
1,254
4.2
Source: Metropolitan Council, February 1978
1976
7,391
2,038
1,500*
�
1980
7,800
2,200
2,500
3.5
1990
9,000
3,000
4,500
3.0
2000
11,000
3,700
6,500
3.0
PERCENT INCREASE
1976-2000
67.2%
55.1�
23.19'
Assuming the Metropolitan Council figures accurately reflect the rate of growth in Mendota
Heights, the City should average the addition of 95 new units per year. The ultimate population
of the City would be in the range of 11,000 to 13,000 depending on how f ast f amily size declines
in the City (Mendota Heights has experienced a slower decline in f amily size in the past f ew years
in comparison with the Metropolitan Area, which reflects the strong f amily orientation of the
Co�nunity�. The residential holding� a_i .� (complPtP ci�Pln.pm�.nt) chni,ld ha rParhPrl ghn,r�r
- 16 -
.
after the year 2000. This date is dependent upon the projections of demand for housing which do
not account f or economic conditions or further changes in the Land Use Plan resulting in dif-
f ering densities.
2. Future Housing Mix
Mendota Heights has carefully planned f or quality residential, commercial, and industrial deve-
lopment over the years. The result has been the development of a corrnnunity which is known
throughout the Metropolitan Area as a quality environment.
As shown previously, there is land available to accommodate an estimated 1,428 additional housing
units. It is estimated that there will be a need for-approximately 900 of these additional units
by 1990. However, the total number of housing units is only one dimension of housing need. A
balanced price range and an assortment of types of housing are also desirable.
The City has investigated various ways which might increase housing opportunities f or various
housing types and allow for a variety of housing prices. The actions a City can take i�n
reducting housing costs are extremely limited. For example, the community feels that lot size
reductions would not reduce the cost of housing because of the demand f or lots in Mendota
Heights. This is evidenced by a subdivision currently being built on lots of two-thirds the
standard lot size which will sell f or essentially the same price as a standard lot.
There are two basic sources of lower cost housing. These are lower priced, generally older pri-
vate housing and housing which is subsidized by the government to reduce its cost to the con-
sumer. With respect to the older private housing, it is the City's policy that these older homes
off er the most f easible and desirable way of providing housing f or young f amilies. As of 1970,
6.6 percent of Mendota Heights' housing stock was in the price range affordable to low and
moderate income persons. There are a number of older small homes on small lots in the northeast
portion of Mendota Heights which should help to meet this need and this eff ort is encouraged by
the City.
Subsidized housing is_virtually the_only way the City of Mendota Heights can expand its supply of
low and moderate income housing. The City is currently a member of the Dakota County Housing and
Redevelopment Authority and will continue to work with that Agency to provide low and moderate
income housing on a scattered site basis. Three Section 8 existin� housin9 units and one unit of
Section 8 Moderate RehabilitationRhas been provided through the HRA as of August 1982.� ---- -
��D�4Tcy� - 17 -
In addition, twelve units of Section 8 202 housing have been provided at Dakota Adults, a group
%�C w home f or mentally and physically retarded adults. This project was approved in 1979 by the City
Council and construction was completed in mid 1980.
The City also provides opportunities for a variety of housing types and sizes through the Planned
Unit Development (PUD) procedure. The PUD provisions are intended to allow for additional flexi-
bility in housing development and to promote innovative planning and design solutions.
3. Housing Maintenance and Rehabilitation
Mendota Heights does not have a substantial problem in terms of housing conditions at the present
time. Two indicators of housing conditions traditionally used are overcrowded units and units
lacking some or all plumbing f acilities. In terms of these indicators, Mendota Heights has a
lower percentage than is typical for other similar suburban cor�nunities. According to the 1970
Census, 5.5 percent of the housing units in Mendota Heights were overcrowded compared with seven
percent in the Metropolitan Area. The Metropolitan Area had 3.4 percent of all units lacking one
or more plumbing f acilities in 1970, compared to 0.8 percent in Mendota Heights. In addition,
the 1970 Census indicates that Mendota Heights had 120 units built bef ore 1939 and worth less
than $20,000.
The 1974 "Survey of Housing Conditions" showed that Mendota Heights has 171 housing units whose
condition already had or would soon warrant rehabilitation. Because a portion of the City's
housing stock was constructed bef ore 1960, it is likely that the City may need to place a greater
emphasis on rehabilitation in the next decade. For the present, the City will continue to rely
on available programs such as through the Dakota County Housing and Redevelopment Authority. To
Nt w date, the Dakota County HRA has weatherized sixteen households and rehabilitated an additional
six housing units in the City through use of State and Federal rehabilitation programs.
C. HOUSING POLICIES
The purpose of the housing policies included here is to outline major directions in housing and
to identify what the City_of Mendota Heights is striving to achieve in solving the identified
needs. These policies, then, should serve as guidelines f or determining the appropriate actions
to ensure the availability of quality housing f or existing and prospective Mendota Heights resi-
dents.
GOALS: 1. To perpetuate a high quality residential development.
:
2. Maintain the existing residential areas of the City.
Residential Growth
It is important that residential growth occur in areas where full services are available or areas
where full services can be provided in a timely f ashion bef ore development commences. In order to
maintain the fiscal integrity�of the City, it is imperative that the residential growth rate does not
exceed the capability of the City to provide full services to these areas. By managing growth to
those areas where services are available or can be provided, the quality and character of the com-
munity can be ensured.
Policies: 1. Continue a reasonable rate of residential growth which does not exceed the
ability of the City to provide services.
2. Guide residential growth in accordance with the
they can be properly served by public f acilities
character and quality of the community.
Residential Environment
Comprehensive Plan so that
and in order to retain the
In order to ensure a quality residential environment, it is important that adequate consideration be
given to the design of housing areas. The site layout should be responsive to the natural terrain and
amenities. The design standards f or streets, lighting should be aesthetically pleasing. The
underlying soil conditions and sensitive slopes should be respected.
Policies: 1. Pursue high standards of residential development in the City.
2. Provide a desirable residential land use pattern taking into account the
acceptability of the land which has unusal soil conditions.
Compaitibl_e_Development _ ___. _ _ __
One pressing residential concern is the fear that incompatible development and the resulting traffic
will encroach into established nei hborhoods and residential areas. Industrial or commercial de�velop- �
ment located in or in close proximity to residentia areas can e rac rom e aes e ics o e
neighborhood and the values of the property therein. One reason for this is that the size and design
of structures are of ten inconsistent with structures in the neighborhood.
- 19 -
These differing land uses can co-exist in proximity to residential areas when carefully developed with
sensitive transitions between uses. Each situation must be carefully considered before the issue of
compatibility can be decided. It is important to protect the character and quality of existing neigh-
borhoods from the negative impacts caused by incompatible developments.
Policy: Require proper screening and landscaping between residential development and diff ering
land uses.
S af ety
The residential environment should be designed and maintained so as to provide saf e and sanitary
housing units as well as to provide access f or public saf ety and service vehiCles.
Policies: 1. Require adequate, saf e, and sanitary housing f or all inhabitants of the City.
2. Design neighborhood subdivisions to ensure adequate access within and between
neighborhoods f or public saf ety and service vehicles�
Open Housing
��� ��� '`� The City of Mendota Heights does not condone discriminatory housing practices in the sale or rental of
s� t �9 �ii, housing. Housing units in Mendota Heights must be open to f amilies and individuals without regard to
income level or cultural, racial, religious, or ethnic background.
Policy: Promote f air housing practices.
Low and Moderate Income Housing
�� ��r� �/� Since, the cost of market rate housing is beyond the reach of some Mendota Heights residents, espe-
cially senior citizens; the City of Mendota Heights will consider the development of low and moderate
/��yV �Qy�,�/���come housing units for families and elderly.
Ii CX f.�����s Policies: 1. Continue to work the Dakota County Housing and Redevelopment Authority to provide
low and moder.ate income housing on a scattered site basis.
- 20 -
2. Consider the use of Federal, State, and local resources in order to obtain funds
f or the purpose of providing low and moderate income housing.
D. HOUSING IMPLEMENTATION PROGRAM
The City will take the following action to implement the housing policies of the proceeding section.
1. Low and Moderate Income Housing
The City will continue to participate in the Dakota County HRA as it has done since 1975.
Currently through the Dakota County HRA, Mendota Heights is covered by both the Section 8 Rent
Assistance Program (3 units) and the Section 8 Moderate Rehabilitation Program (1 unit).
Also, the City will continue to participate in the-Dakota County HRA Weatherization and
Rehabilitation Programs. As of September 1982 sixteen households in the City have been
assisted through the Weatherization Program and an additional six households have been
assisted through MHFA and HUD Rehabilitation Grant and Loan Programs.
,
In addition, the City will continue to consider assisted housing proposals by non profits and
private developers f or assisted housing. Mendota Heights has shown its willingness to con-
sider projects on a case by case basis. For instance, in mid 1980 Dakota Adults a f ederally
assisted group home (12 units Section 202 project with Section 8 assistance) for mentally and
physically retarded adults was completed. In approving this project the City Council granted
a conditional use permit on a unanimous vote after public hearings on the proposal.
Finally, since traditional federal programs cannot be relied upon in the future the City will
consider using local financing tools (e.g. MRB's and tax increment fanancing) to assist in
meeting the needs of its low and moderate income citizens. �
2. Housing Element of City Comprehensive Plan
The City of Mendota Heights recognizes that the housing element of the comprehensive plan
requires some modifications. The f ollowing are the main reasons why in 1979 (the year the
plan was developed) that Mendota Heights was unable to prepare a housing chapter of the
comprehensive plan that met all of the Metropolitan Council criteria:
/ 1 1 T L, o., ., ; �., ��
unknown.
- 21 -
(2) There was a lack of an
Metropolitan Council,
f or use in connection
aircraft noise.
agreement between the Metropolitan Airport Commission (MAC),
and MPCA as to a descriptor for identification of airport noise
with local community.planning f or on-the-ground attenuation of
The City of Mendota Heights recognizes that once public hearings are held and final agreement
is reached by the three Agencies on noise standards that it will be necessary to revise the
housing element of the city comprehensive plan.
It will be to the City's benefit and advantage to pursue the necessary revisions to the
housing element of the comprehensive plan in order to obtain orderly development within the'�
City.
3. Single Family Housing Mortgage Revenue Bond Programs
The City, under Chapter 462C of Minnesota Statutes (the "Act"), is authorized.to develop and
administer single f amily housing programs which may be financed�by revenue bonds issued by the
City. Because of the size of the City and its limited staff, the City may wish to delegate to
the Dakota County Housing and Redevelopment Authority (the "HRA") the power to act on its
behalf in issuing revenue bonds whenever it determines that such action will enable the City
to fulfill the housing goals and policies set forth in this housing plan. In issuing revenue
bonds and carrying out single f amily housing finance programs, the City is authorized to
excercise, within its boundaries, any of the powers that the Minnesota Housing Finance Agency
is authorized to exercise.
It is possible that the City may wish to establish or delegate the HRA to establish single
f amily housing finance programs to make or to acquire, by contracting and entering into
advance commitments to acquire, mortgage loans to finance the acquisition of single family
housing located within its boundaries. The City does not have extensive experience in making,
servicing or administrating single f amily mortgage loans, and does not wish to add staff or
hire new personnel with lending experience. If the City were to undertake single f amily
mortgage revenue bond programs, it would instead anticipate making and executing contracts
with lending institutions f or the origination of mortgage loans and the sale of such loans to
the City. In addition, the City would make and execute a contract with a"program
administrator" which is experienced in mortgage loan originating and servicing,�f or the moni-
mnli�nro �iith thc �l�j�� r��.uirpm�nts dilC�
the requirements of the Act and for the servicing of the mortgage loans.
-22-
The City will not, in developing such programs, hire additional staff for the administration
of such programs, but may enter into contracts with program administrators, who will admi-
nister the mortgage loans f or compliance with the City's guidelines and f or the servicing of
the mortgage loans. The City may also select and contract with a bond trustee experienced in
trust matters to administrate the bonds sold to finance its programs by maintaining the
various funds and accounts created by program documents and by making bond payments as they
become due, to bondholders from program generated revenues.
Insof ar as the City expects to be contracting with bond underwriters, legal counsel, the
program administrator, originating mortgage lenders and a trustee, all of whom will be reim-
bursed from bond proceeds and revenues generated by the City's individual programs, admi-
nistrative costs will not be paid from the City's budget with respect to either the
origination of and maintenance of mortgage loans or revenue bonds sold to finance programs
which may be developed by the City.
To sell revenue bonds for the purchase of mortgage loans under single family housing programs
the City or HRA must adopt, by resolution, a relevant hous�ing program document for each such
program following a public hearing on each program document, notice for which shall be
published at least 15 days prior to the date of the hearing. Each housing program document
must incorporate certain specific information necessary to qualify the issuance of revenue
bonds under the requirements of the Act, and each program must be submitted to the Minnesota
Housing Finance Agency for review and approval, according to the requirements of the Act.
Following such approval the City or the HRA may by resolution authorize, issue and sell its
revenue bonds, which bonds shall be payable only f rom proceeds of such bonds and continuing
program revenues. Any bonds so issued by the City or the HRA will not be general obligat�ions
of the City or the HRA and will not in any way be secured by the taxing powers of either the
HRA or the City. Proceeds from the sale of bonds must be placed in trust with the trustee,
who will, under the terms of a trust indenture, deposit into separate accounts funds which
will be used f or the purpose of acquiring mortgage loans, funding any necessary bond reserve
funds and paying bond issuance expenses.
Mortgage loans which may be purchased by the City or the HRA f rom the proceeds of revenue
bonds sold to finance any single f amily mortgage program will carry �interest rates and amor-
tization terms that shall be agreed upon in writing between the mortgage lenders and the City
or the HRA prior to the purchase b the trustee actin on behalf of the Cit or the HRA of
suc mor gage oans. In any case, the diff erence between the interest rate on the mortgage
-23-
C
loans and the interest rate on revenue bonds sold to finance the program will represent only
------�--�the costs of insurance premiums which may be required on the mortgage loans, amortized expen-
ses of issuing and maintaining the revenue bonds, the City's or the HRA's ongoing costs f or
administrating all its housing programs, f ees of servicing and administrating the mortgage
loans and trustee and paying agent fees.
In establishing individual single family housing programs, the City or the HRA must consider
and establish, among other matters, purchase price limits with regard to residences being
purchased under such programs and limits on the income of persons and families eligible to
participate in the programs, all in accordance with the requirements of the Act which specifi-
cally establishes maximum purchase price and income limits.
In establishing any single f amily mortgage revenue bond programs, the City may wish to
establish target areas in accordance with the requirements of the Act. In addition, the City
or the HRA may wish to consider and adopt restrictions on the assumability of mortgage loans,
a list of lenders eligible for participation in such programs, set-asides of mortgage purchase
funds for persons or families of particular income levels or for, particular housing units or
projects, program participation fiees to be charged buyers and sellers of housing units to be
financed by the programs and contributions of non-bond proceeds to be made to the programs.
- 24 -
4.
Multif amily Housing Revenue Bond Programs
The City is also authorized to issue revenue bonds for the purpose of assisting in the
acquisition or construction or other provision of multif amily housing within its boundaries.
In carrying out multif amily housing finance programs under the Act, the City is again
authorized to exercise, within its boundaries, any and all of the powers that the Minnesota
Housing Finance Agency is authorized to exercise.
Much like the single f amily mortgage revenue bond programs which may be developed by the City,
the City must, prior to issuing any multi-f amily housing revenue bonds adopt an individual
hous�ing program document which sets f orth certain specific information necessary to qualify
the program under the requirements of the Act including such information as the number of len-
ders who will be participating in the program, the-amount of bonds to be issued and the amount
of loans to be made, whether occupants of the housing units will be subject to income limits,
whether rental rates will be market rates or subsidized, the administrative requirements of
the City with respect to such programs and the costs to the City, if any, of the programs, and
certain other inf ormation. A public hearing must be held on each program after publication of
notice in a newspaper circulating generally in the City at least 15 days before the hearing,
after which the program may be adopted with or without amendment. Each program, following
adoption, must be submitted to the Minneosta Housing Finance Agency for review and approval.
The City may also designate the Dakota County Housing and
its behalf whenever it finds that such action will assist
goals and policies set forth in this housing plan.
-25-
Redevelopment Authority to act on
the City in fulfilling the housing
m
;
CITY OF' MENDOTA HEIGHTS
MEMO
October 13, 1982
TOz' City Cauncil
i
FRC}M: Orvil J . Johnson
` City Admina.strator
i
SUB',7ECT: Elderly Housing
,
� Developer Response
On September 9, the Czty Council, by a 3 to 2 vote, di
that an ad be placed in the Construction Bul.letin, solicit
proposals �or eld.erly housing. The iallowing ad was publi
in the September 1.7th and 24th issues of the Con�truction B
4 -
:
't
{
I
�
i
f
�
�
,
i '
}
l
i
Request for Praposais
The City of Mendota Meighis
witl hold a Pub4iC Hearing on
October 19, 1982 on a Housing Pian
for developing an eiderly housing
condominium. Developers who are
interested in financing and con-
structing a housing facility for the
eiderly are invited io submii written
proposais to the City offices before
October 12, 1982.
Gity of Menciota Heights
750 Sauth Plaza Drive
Mendota Heights, Minnesota 55120
:
' In ord�r �.o be uniform and respond to inquiries wi'th so
of consistency, I prepared a list of five guidela.nes. When
in,f�itn, Kathy and T responded with the following statements
amount of history and elabaration was added, depending on th
,
posed by the caller.
�
�
! MENDOTA HEIGHTS ELDERLY HOUSING GUIDELINES
l.
2.
cted
9
ed
letin.
ne amount
:alls came
� Some
� questions
Na si�e has been selected, rezoning will be necessa�y for
any project loca�.ion.
City cannot issue IR bands, �.ax increment financingjdistrict
is a possibility. I
3. S�,ze: discussion has centered around 1p0-125 units however
smaller unit would be acceptable, depending on econ mic
feasibility.
4. Dakata Caunty HRA has generated preliminary market nalysis
including existing housing in adjacent communities.
t
�
�
Page Two
5. Candominium {awnership) zs anticipatedr �OW�Ve�� mixed
rental and ownership would be desireable.
Response was slaw and sporatic far several weeks. Then when
Con�truction Bulletin published a summarized news articl� that was
inaccurate, misleading and 1pGOmpZ�t�, the phanes rang of� the
hook. Almost every architect in the Twin City area called to see if
we could use their service�.
I did talk to several developers that seemed ta have good track
records. Al Schackman, of Ryan Construction called on me to discuss
the project. He indicated that they do this �ype of work, but that
he would not "campete" wi�h Wilder a� the presen� time.
12th.
I am e�closinq th� two writt�n responses received through October
1. Letter from Dan Wright and Jan Blesener,
2. Knutson Canstruction Company letter and list of accomplish-
ments.
0
''� Trossen/Wright 161 East Marie Avenue
. � ; St. Paul, MN 55118
' ; 8� Associate Architects s7 1455•2980
: �
�'.�
= i i
`��` -
�� � �� , .
4 it�_rr:tv��
�
�
4 � ��� � 2 �3u�
Octaber i 1, 1982
i
City of Mendata Heights
750 South Pfaza Drive
Mendata He'rghts, Minnesata 5Si20 ,
+
ATTN i Or:vit Johnsan
�
Dear Orvil:
In respanse to the "Request for Propasals" by the City of Mendata Heights
!n an �arfier communication, Trossen/Wright and Associate Architects and c
ment subsidiary,.lthaca Corparation, went on record supporting the deve(a
posai outtined by the AHW Corporatian. At th�s time, we continue ta supp
plan as an exceilant package.
;
Nowever, if for some unforeseen reason, the AHW proposai does not becom�
we would iike to make it clear that we would then be very interested in pu
the aiternatives as a separate entity or in cooperation with anather sponsor
definifiely interested in working with the Cifiy of Mendota Heights to meet t!
of the older citizens seeking an aiternative living arrangement.
Please advise us if there is any further infarmatian we can pravide, or ser
can render ta the City.
�
firuiy yours
� � .
�
�
Donatd A. Wright
�
; ,
�
,
� C�,.C-+�._.._
Ja et B. B lesener
W:JBB/pk
�
�
�r develop_
ment pro-
rt fiheir
a reality,
suing
We are
e needs
iice we `
(
�
;
iutson .
nstruction Comgany
��
�!' �
r�� f
'�' i
�. �
F
. y
, � �
Y�
Washington Ave. No.
nz�eapolis, MI�T 554U1
:ice : (612) 371-3573
;
Octaber 12, I982
,;
The Honorable Mayor Bob Lockwood
Mendota Neights City Ha11
750 South�'Pl.aza �rive
Mendata F3ei ghts, MN 55I2Q
1
t
Qear�Mayor Lockwood.
�
;
Knutson Construct7on Campany wou]d lYke ta express interest in the
devel opment of a housirrtg al �ernati ve �ar � ol der adul ts i n t�lend�ta
Heights. Knu�son Indeperrdent Li�ving Cen�ers,�a di.vision of the
Constructiart Ca�npany, experi'ence�� �sn provid�ng market rate condo-
miniums specifYcally des.i�gned'for�seni'ors, would act as developer.
Three� years ago Knutson conducted an evaluation of housing. A s:i:mple
discovery was made -. there was a tremendaus need'for� a�iousing alter-
nati�ve � for ol der� adui ts that woul d f��i i the gap between the si ngi e
family dwelling and the nursi.ng home.� ` .
Knutson Independent Living Centers then�be�an the design and deVelop-
ment process that resulted' �n tEie Septe�rber �'982 open�.ng of L�ke Shore
Drive; a 178 unfit condaminfium located in Richffield, Far'seniors, this
uni que��.faci I i ty provi des a hous•i ng a1 ternati�ve far' � ndependent 1 i vi ng
with .`d�s`i'gn features and servi�ces �hat enable contfnued independence
in years to come, For the community �his facility provides an avenue
ta retain the resaurce::of 1ong�time 'resfidents wh11e freeing up existing
housing for new young familj'es. TfiYs was done witti no Federa1 subsidies.
� � .
Tn order 'to achieve a successful development,'it Ts vfita1 to put together
a team of experienced professiona3s t�at can wortc together e�€fectiveiy.
This important first step has been accompl�i'shed with Knutson Independent
Living Centers providing overall pro�ect'coordination and conducti�ng
the marketing, Ti�e Waid Assaciatian will �e the architect, Knutsan
Constructlon Campany the contractor, and f�ndncfing•w��tll be pt^oyided�
through Knutson�Mortgage and Financi�ai Corpara�Tan: �
l� mark of a gaod' team is i'nnovation. Tfiis was demons�ra�e� at 1.ake
Shore Drive by a problem the marketing sta,ff encountered; E1derXy
buye�^s, unfamTll�t^ w�th today's real e�tate �arket, were havinc�
d�ff�culty se.11ing ihei'r homes: The solutian; whic�i made a ma.�or
Mayor Bob Lockwaad
Qctober 12, 1982
Page 2
contribution to the praject's success, was to ofifer a real estate
consulting service to advise buyers, and develop a 2� below market
f�nancing program ia faciIitate their hame sa3e.
Criticai ta any projeci is the site: The selection af which wi11
effect ihe design, size, cost, and�even the success of the project.
Knutson Indegendent Li�in� Centers would like ta work with the City
af Mendota Heights in the selection of the site. To provide reasonable
project land cost, the utilization of tax increment financing may be
required.
I am confident that aur experienced team can meet ihe housing needs
�or your communities' older adults. If yau have any questians ar if
the Council W4U�� �1�2 ta v�sit aur Richfield project, please feel
free to.contact me, 371-3570.
I look forward to hearing from you.
S�ncerely,
'��--- � '�--�-�...�..,..
J h Curry �.
Pr i dent
Knutson Construction Company
�
JC116s
� � 'r
�
kt
. ' �
, "1
i
t W I N T H R O P, W E I N S,T I N E � S E X T O N
i
� ATTORNEYS AND COUNSELLORS AT LAW
!
SHERMAN WINTHROP IBOO CONWED TOWER
(612)292-8110
ROBERT R. WEINSTINE
THOMAS J. SEXTON 444 CEDAR STREET
RICHARD A HOEL '
ROGER D.GORDON SAINT PAUL,MINNESOTA 55101 �
STEVEN C TOUREK {
HART KULLER '
DAVIO P, PEARSON I
THOMAS�. M. HART IV �
DARRON C..KNUTSON i
WENDY WILLSON �EGGE
MARK ,J. BRIOL
GIRARD P, MILLER �
MICHELE O VAILLANCOURT October 12 � 1982 �
MARY M. COLLINS
JONJ.HOGANSON
�
l
�
�
I
i
Mr. Orvil Johnson
City Administrator
�City of Mendota Heights
�750 South Plaza Drive
�Mendota Heights, Minnesota 55120
�Re: Federal Land Company (Colon) PUD Application
f
Dear Orvil: .
i
In accordance with the Council's request, we are enclosi g an
original and 6 copies of a proposed resolution to be ado ted by
the Council denying the Federal Land Company PUD applica ion.
Let me know if you have any questions or comments.
Sincerely yours,
�WINTHROP, WEINSTINE & SEXTON
1 �
i `--�`�
By -
Sherman Winthrop
SW:srl
Enclosures
�
+_
City af Mend4ta Heights
Dakota County, Minnesota
- :�
RESOLUTI4N N4.
I
RESC7LUTI4N DENYING APPLiCATION Ofi FEDERAL LAND
COMPANY FOR A CONDITIONl�L USE PERMIT FOR A PUD j
ti
WHEREAS, Federal Land Company has applied for a variance and a con itianal use
permit for a Planned Unit Developrnenfi (PUD) to be located in Lot , Auditor's
Subdivisian No. 4, Lilydale, and • �
WHEREAS, that portion af Federal Land Company's application r questing a
variance from the ten acre area requirement was granted by the City Councii on
Augus't 3, 1982, in order ta allow Federal Land Company ta process its application
for a PUD, and f„
WHE,REAS, the City Council, in granting said variance, expressly re:
any cammitment as to the approval of the PUD application, and l
� WHEREAS, Federal Land Company's prior application for a. PUD
lacation was denied by the City' Council on January 20, 1981, and �
�C�HEREAS, the Mendata Heights Planning Commissian, at a regular m
Septernber 28, 1.982, vated unanimously ta recommend denial of the
application (hereinaiter the "application"), and I
�
ta rnake
the same
tteld on
it i�UD
WHEREAS, the application was presented to the Mendota Heights Ci�•y �ouncil and
a public hearing an the applicatian was duly held at a regular Counci meeting on
October 5, 1982, and 1
WHEREAS, at said meeting, all persans interested in the applicatian
an opportunity ta present their views and objections to the application,
WHEREAS, the City Council has considered the application andl has
discussion in consideratior� of ttte matter, and �
WHEREAS, the site af the proposed PllD is an R-1 C►ne-Family
and
WHEREAS, the revised site plan inclucfes fourteen (14} dwelling units
seven buildings of twa dwelling units each, and �
WHEREAS, the residential areas contiguous to the propased sit
deveioped with single-family hames, and
WHEREHS, the propased develapment of town homes fails to utilize
small amaunt of open space available an the site in a w i y whi
compatible with contiguous properties, and
•e afforded
d
a thorough
a! District,
>nsisting af
have been
: relatively
' would be
SHERMAN WINTHROP
ROBERT R, WEINSTINE
THOMAS J. SEXTON
RICHARD A HOEI.
ROGER D GORDON
STEVEN C•TOUREK
HART KULLER
DAVID P, PEARSON
THOMAS M. HART IV
DARRON C.KNUTSON
WENDY WILLSON LEGGE
MARK J. BRIOL
GIRARD P, MILLER
MICHELE O.VAILLANCOURT
MARY M. COLLINS
JON J HOGANSON
W I N T H R O P, W E I N S T I N E � S E X T O N `
ATTORNEYS AND COUNSELLORS AT LAW
IBOO CONWED TOWER
444 CEDAR STREET
SAINT PAUL,MINNESOTA 55101
October 11, 1982
Mr. Orvil Johnson
City Administrator
City of Mendota Heights
750 South Plaza Drive
Mendota Heights, Minnesota 55120
�. ,l �; r
(6i2)292-BI10
;� �%�
RE: Van Landschoot v. City of Mendota Heights
Dear Orvil:
Please be advised that on October 27, 1982 at 9:00 a.m., a
Prehearing Conference will be held before Justice Scott.
The purpose of the Prehearing Conference is to discuss t e
future course of the appeal and to explore the possibili y
of compromise. I will, of course, apprise you and the
Council of the results of this conference.
Also, you may be interested in knowing that Ronald Smith
apparently dismissed his cancellation proceedings agains
Mr. Van Landschoot. Thus, there was no trial in late
September. I gather they are both awaiting the results f
the appeal. �
Very -
WINT
��
SCT/dkt
KTON
cc: Sherman Winthrop, Esq.
Wendy Willson Legge, Esq.
_ _.�_.._�__�____._._.�._�,__._._._.�._..__.. ._... ...w__ __�_ ._... _. .... _..,__�.� c��� _. ____..____._�a/�.���2_�..__
I482 MENOOTa HEI�HTS
FUND 01 6ENERAL FUND
ACGOUNSlDESCRZFTI4N
E. 2�a 3013 PENAITI�.�i_INTEREST�
" 3415 FISCAL DLSPARITIES
C S 3Q20 CtlRR TAx EEVY GQIt
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R f Y E N U E R E F U R T IlS OF 9-30-82 PAGE 1
C U R R E N T H 0 N T H Y E A R T 0 0 A T E .
EST. REYENU£ ACTUAL VARFANCf PCT fST. REVENtlE �iCTUAL YARIANCE PC7
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f982 MEN04TA NEIGNTS R E V E N U E R E P 0 R T AS OF 4-3Q-82 PAGE 2
�! :�
�, EUNp O1 GENERAL FUNp C U R R E N T H 0 N T H Y E A R T 0 0 A T E _
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