Res 2017- 52 CUP Amending PUD The PlazaCITY OF MENDOTA HEIGHTS
DAKOTA COUNTY, MINNESOTA
RESOLUTION 2017-52
RESOLUTION APPROVING A CONDITIONAL USE PERMIT TO AMEND THE
2009 MENDOTA PLAZA PLANNED UNIT DEVELOPMENT —
FINAL DEVELOPMENT PLAN
LOCATED AT 796-820 HIGHWAY 110
WHEREAS, Mendota Mall Associates, LLC (Paster Properties) has applied for a
conditional use permit to amend the 2009 Mendota Plaza Planned Unit Development (PUD) — Final
Development Plan, as proposed under Planning Case 2017-12, for the property located at 796-820
Highway 110, and legally described in Exhibit A; and
WHEREAS, the conditional use permit to amend the PUD as presented herein would
facilitate the construction of a new 17,000 sq. ft. office building for Gemini Medical; and
WHEREAS, the Mendota Heights Planning Commission held a public hearing on this
matter at their regulax meeting of June 27, 2017, and whereupon closing the hearing and follow-up
discussion on this item, the Planning Commission recommended approval (by 6-0 vote) of the
conditional use permit to amend the 2009 Mendota Plaza Planned Unit Development, with certain
findings of fact and conditions of approval.
NOW THEREFORE BE IT RESOLVED by the Mendota Heights City Council that the
conditional use permit to amend 2009 Mendota Plaza Planned Unit Development (PUD) — Final
Development Plan as proposed under Planning Case 2017-12, is hereby approved with the
following findings of fact:
A. The proposed amendment to a Planned Unit Development Final Development Plan is
consistent with the Comprehensive Plan and applicable City Code requirements for
such a development.
B. The proposed project utilizes the planned unit development (PUD) zoning flexibility
to enhance development of the property without negatively impacting surrounding
land uses and natural resources.
C. Approval and construction of the proposed 17,000 sq. ft. office fulfills the intended
and planned development of this lot with an "office building" type use.
D. This office development helps sustains and supports the ongoing financial success of
the overall Mendota Plaza development; ensures the continued economic benefits to
the community by adding another level of commercial property to the tax rolls; and
provides another important employment base and opportunity for the community.
BE IT FURTHER RESOLVED, by the Mendota Heights City Council that the conditional
use permit to amend the 2009 Mendota Plaza Planned Unit Development, as proposed under
Planning Case 2017-12, is hereby approved with the following conditions:
1. The Applicant or Owners shall draft appropriate amendments to the existing
Development Agreement required by approval of the proposed project, to be
reviewed for substance and content by the City Attorney, and approved by the City
Council.
2. Rooftop mechanical units shall be of a low profile variety and must be screened from
public view. All ground-level meters, junction boxes, and mechanical utilities shall
be screened with either decorative building materials or natural, year round
vegetation screening measures, to be reviewed by the Planning Department and
verified as part of the building permit review process.
3. Plant material shall be utilized as a screening element for building utility areas, but
shall not obstruct fire department connections or hydrants, which must be reviewed
by the Planning and Fire Departments, and verified as part of the building permit
review process.
4. As an alternative to sod, portions of the westerly sloped area of the subject site
should be planted with sedge grasses, native plantings or pollinator friendly plantings
(or combination thereo�.
5. All trees and landscaped areas, including parking lot islands shall be maintained with
an underground irrigation/sprinkler system.
6. The loading service bay area along the south edge of the building shall be screened
from public view and roadways. Natural materials are recommended; and the screen
shall achieve 75% opaciiy year round.
7. A performance bond or letter of credit shall be supplied by the applicant in an
amount equal to at least one and one-half (11/2) times the value of such screening,
landscaping, or other improvements, to be included as part of the Development
Agreement.
8. The owner, tenant and their respective agents shall be jointly and severally
responsible for the maintenance of all landscaping in a condition presenting a
healthy, neat and orderly appearance and free from refuse and debris. Plants and
ground cover which are required by an approved site or landscape plan and which
have died shall be replaced as soon as seasonal or weather conditions allow.
9. Should this site experience larger than expected parking demands, or if the city
receives numerous complaints from neighboring property owners of illegal parking
on the access road or local streets, the Owners shall agree to install the "proof of
parking" as shown on said plans, per City directive.
Res 2017-52 page 2
10. A final Lighting Plan shall be submitted at time of building permit review that
includes all new proposed building lighting, parking lot lighting, and full details and
specifications of luminaire and light heads.
11. The Applicant (Gemini Medical) and the current property owners (Mendota Mall
Associates, LLP) must acknowledge the existing retaining wall encroachment near
the northwest corner of the subject site, and provide for the ownership and
maintenance responsibilities of such wall under the amended Development
Agreement.
12. The proposed water system shall be designed and constructed to Saint Paul Regional
Water Service (SPRWS) standards, including written approval of the design layout
prior to final City Council approval.
13. 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.
14. The radiuses of the parking lot entrances and parking aisles shall be such that fire
truck turning movements are unimpeded, to be reviewed and approved by the Fire
Department.
15
16.
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The underground storm water structure shall support fire equipment weight if
required to be driven over by a fire truck.
All applicable fire and building codes, as adopted/amended by the City, shall apply
and the building shall be fully-protected by an automatic fire sprinkler system.
Building and grading permits shall be obtained from the City prior to construction
commencement.
Adopted by the City Council of the City of Mendota Heights this St" day of July, 2017.
ATTEST
Lorri Smith, City Clerk
CITY COUNCIL
CITY OF MENDOTA HEIGHTS
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Neil Garlock, Mayor
Res 2017-52 page 3
EXHIBIT A
Legal Descriptions
PID 27-48401-01-080
Lot 8, Block l, Mendota Plaza Expansion, Dakota County, Minnesota
Res 2017-52 page 4
Receipt:# 528551
COND $46.00
Return to:
CITY OF MENDOTA
HEIGHTS
1101 VICTORIA CURVE
MENDOTA HEIGHTS MN
55118
3223908
IIIII (III) IIIII IIIII IIII) IIIII IIIII IIII IIII
Recorded on: 11/20/2017 9:53 AM
By: AS, Deputy
Office of the County Recorder
Dakota County, Minnesota
Joel T. Beckman, County Recorder
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