2019-01-22 Planning Comm Agenda Packet
CITY OF MENDOTA HEIGHTS
PLANNING COMMISSION MEETING
JANUARY 22, 2019
7:00 PM- Mendota Heights City Hall
1101 Victoria Curve
Mendota Heights MN 55118
1. Call to Order / Roll Call
2. Adopt Agenda
3. Approval of the December 20, 2018 regular meeting minutes
4. Mendota Heights 2040 Comprehensive Plan Update
a. PUBLIC HEARING – re-open the hearing tabled from the previous October
23, 2018 meeting - discuss the proposed 2040 Comprehensive Plan for the
City of Mendota Heights
- Planning Consultant Phil Carlson - Stantec presenting
5. Public Hearings
a. Case No. 2019-01: Zoning Code Amendment to City Code Title 12-1G-1, consideration
of Ordinance No. 538, which would allow “Personal Self-Storage Facility” as a new
conditional use in the I-Industrial District.
Metro Storage LLC – Applicant
6. Staff Announcements / Update on Developments
7. Adjourn Meeting
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.
December 20, 2018 Mendota Heights Planning Commission Meeting – DRAFT Page 1 of 10
CITY OF MENDOTA HEIGHTS
DAKOTA COUNTY, MINNESOTA
PLANNING COMMISSION MINUTES
December 20, 2018
The regular meeting of the Mendota Heights Planning Commission was held on Thursday,
December 20, 2018 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 Patrick
Corbett, Michael Noonan, Mary Magnuson, Michael Toth, and Brian Petschel. Those absent: John
Mazzitello, Michael Toth, and Brian Petschel
Approval of Agenda
The agenda was approved as submitted.
Approval of November 27, 2018 Minutes
COMMISSIONER NOONAN MOVED, SECONDED BY COMMISSIONER CORBETT TO
APPROVE THE MINUTES OF NOVEMBER 27, 2018, AS PRESENTED.
AYES: 4
NAYS: 0
ABSENT: 3
Hearings
A) PLANNING CASE #2018-28
SEVEN SITE SOLUTIONS-APPLICANT / SPEEDWAY-OWNER
1080 HIGHWAY 62
CONDITIONAL USE PERMIT AMENDMENT TO ALLOW FOR NEW
ELECTRONIC DIGITAL LED DISPLAY SIGN FOR GAS PRICES
B) PLANNING CASE #2018-29
SEVAN SITE SOLUTIONS-APPLICANT / SPEEDWAY-OWNER
1200 MENDOTA HEIGHTS ROAD
CONDITIONAL USE PERMIT AMENDMENT TO ALLOW FOR NEW
ELECTRONIC DIGITAL LED DISPLAY SIGN FOR GAS PRICES
Community Development Director Tim Benetti noted that Planning Case 2018-28 and Planning
Case 2018-29, being very similar in nature, would be presented together.
Working from the staff reports provided to the Commission previously, Mr. Benetti explained
Sevan Site Solutions was seeking an amendment to a conditional use permit to provide a new
electronic LED lighted display signs at the existing Speedway (former SuperAmerica) gas station
December 20, 2018 Mendota Heights Planning Commission Meeting – DRAFT Page 2 of 10
and convenience stores located at 1080 Highway 62 and 1200 Mendota Heights Road. Both items
were presented under a public hearing; notices were mailed to properties located within 350 feet
of each property and published in the local paper. No comments were received from the
neighboring property owners.
The property located at 1080 Highway 62 is located on the southeast corner of Highway 62 and
Lexington Avenue; in the B-2 Neighborhood Business District; is 1.22 acres in size with a 4,300
square foot gas convenience store building with a car wash canopy and a monument sign out front.
On April 16, 1996 City Council adopted Resolution 96-20, which approved the original conditional
use permit for the new development of the SuperAmerica gas station on that site.
The property located at 1200 Mendota Heights Road is located on the southeast corner of Highway
55 and Mendota Heights Road; in the B-3 General Business District; is 2.0 acres in size with a
4,300 square foot gas convenience store similar to the 1080 Highway 62 site. On April 16, 1996
City Council adopted Resolution 96-21, which approved the original conditional use permit for
the new development of the SuperAmerica gas station on that site.
In the B-2 Neighborhood Business District and in the B-3 General Business District, city’s sign
code allows a sign up to 100 square feet for both a pylon or monument sign, or freestanding. The
current sign on Highway 62 is approximately 88 square feet. The current sign on Mendota Heights
Road is just under 100 square feet.
Speedway has already changed some of their signage and had originally decided to stay with the
manual changing of the signs. However, now they are requesting to install the LED fixture to be
reinserted, thus creating a new sign permit process. Each area is approximately 3 square feet in
area or 6 square feet total. Basically, they wish to swap out the manual change letters and install
new LED red display signs. This would be for the gas prices only.
Under code 12-1d-15, any signs at a motor fuel station for LED has to meet six conditions:
a The characters in an electronic display must be a uniform color
b Any electronic display is limited to a maximum of four (4) characters
c The total area for an electronic display is not to exceed six (6) square feet in area
d The text of the sign may not change more than three (3) times in a day (24 hours)
e The electronic display shall be allowed only during the hours of operation approved in the
conditional use permit for the motor fuel station
f Any existing motor fuel station seeking a permit for electronic display of fuel prices shall
submit a request to amend their conditional use permit
For the record, Mr. Benetti noted that the local BP Gas Station, before this ordinance was in place,
had their digital sign approved under a variance process.
Under city code, any conditional use permit request has to have the following standards taken in
to consideration:
The effect of the proposed use upon the health, safety, and welfare of occupants or
surrounding lands;
December 20, 2018 Mendota Heights Planning Commission Meeting – DRAFT Page 3 of 10
Existing and anticipated traffic conditions including parking facilities on adjacent streets;
and
The effect of the proposed use on the comprehensive plan
The following standards must be met:
The proposed use will not be detrimental to the health, safety or general welfare of the
community;
Will not cause serious traffic congestion nor hazards;
Will not seriously depreciate surrounding property value; and
The proposed use is in harmony with the general purpose and intent of the City Code and
the comprehensive plan
Staff believed that all of the above mentioned standards have been met and recommended approval
of both applications.
Commissioner Magnuson asked for confirmation that they are simply replacing the manual gas
prices with the digital gas prices on the existing signs in the existing locations. Mr. Benetti
confirmed.
Commissioner Magnuson noted that on one of the sign photographs, unleaded letter was red and
diesel was green. City Code requires that all of the characters be of uniform color. She then asked
if that meant that the entire sign has to be of uniform color or each of the characters. Mr. Benetti
replied that he believed that each of the characters needed to be of uniform color.
Commissioner Noonan asked for confirmation that they were amending the CUPs that were
enacted in 1996; which Mr. Benetti provided. He then asked if the CUPs were specific in terms of
calling out the requirements for signage. Mr. Benetti replied in the negative. Commissioner
Noonan asked if there were specific details in the CUPs illustrating the sign. Mr. Benetti again
replied in the negative. Commissioner Noonan asked for confirmation that there were no
conditions or plans dealing with signage. Mr. Benetti confirmed. Commissioner Noonan continued
by stating that then one could argue that if the original CUPs were silent; therefore, there is nothing
to be amended. Mr. Benetti replied that the code states that the original CUP needs to be amended.
The use itself is allowed under a CUP.
Commissioner Noonan, looking at the staff recommendations, specifically where it reads ‘all
existing conditions’, noted that none of the conditions were being changed and that no new
conditions were being implemented. Mr. Benetti replied that because these were originally
approved under a CUP, then they needed a CUP amendment.
Commissioner Magnuson commented that she could go either way on the color. She asked that it
be flagged for some consideration or to let the Council decide how they want to interpret the
ordinance.
Mr. Steve Morse with Speedway came forward to address the Commission and to answer
questions. He explained that original CUP for the 1080 Highway 62 property restricts the products
that can be sold – they are not allowed to sell diesel fuel at that location. This is why there are not
December 20, 2018 Mendota Heights Planning Commission Meeting – DRAFT Page 4 of 10
two different colors for the gas prices. Wherever one would go, the standard color for diesel fuel
prices is green; both in the handle of the dispenser, the dispenser itself, and the price. E88 is
sometimes indicated with a blue color or a white color. The grades of gasoline are dictated by that
color. The selling of diesel fuel is permitted at the Mendota Heights Road facility and that is why
there are two different colors for the gas prices; red for regular and green for diesel.
Commissioner Noonan asked how long the LED technology has been available. Mr. Morse replied
that he has been working with SuperAmerica (now known as Speedway) since 1998 and at that
time all of the signs were the crank-style. In the early to mid-2000’s is when they started seeing
the LED technology come out – it was very expensive at that time. Due to safety issues with the
crank-style or suction-cup style lettering, a concerted effort was made to change to LED.
Chair Field opened the public hearing.
Seeing no one coming forward wishing to speak, Chair Field asked for a motion to close the public
hearing.
COMMISSIONER MAGNUSON MOVED, SECONDED BY COMMISSIONER NOONAN, TO
CLOSE THE PUBLIC HEARINGS.
AYES: 4
NAYS: 0
ABSENT: 3
Chair Field asked if there were any restrictions on frequency of changes of prices in the BP sign
variance. Mr. Benetti replied that there may have been; Commissioner Magnuson replied that she
believed there was. Chair Field noted that the Commission would want to be consistent between
BP and Speedway. Mr. Benetti pointed out item D in the ‘El ectronic Displays at Motor Fuel
Stations’ conditions that reads D. The text of the sign may not change more than three (3) times in
a day (24 hours)’.
COMMISSIONER NOONAN MOVED, SECONDED BY COMMISSIONER MAGNUSON, TO
RECOMMEND APPROVAL OF PLANNING CASE 2018-28 CONDITIONAL USE PERMIT
AMENDMENT – ELECTRONIC LED DISPLAY SIGN BASED ON THE FOLLOWING
FINDINGS OF FACT:
1. The proposed new electronic LED signage will not be detrimental to the health, safety or
general welfare of the community; should not cause any traffic hazards; will not depreciate
surrounding property value; and said signage appears to be in harmony with the general
purpose and intent of the City Code and the comprehensive plan.
2. The proposed new LED signage will be compliant with the conditions included in the City
Code that allow it by conditional use permit.
AND WITH THE FOLLOWING CONDITIONS:
1. A new sign permit for the electronic LED change-over shall be submitted and approved
prior to any work done on the signs.
2. All existing conditions in the original conditional use permit approved under Resolution
No. 96-14 shall remain in effect and unchanged due to this CUP amendment approval.
December 20, 2018 Mendota Heights Planning Commission Meeting – DRAFT Page 5 of 10
Commissioner Noonan stated that he thought the explanation on the colors was very helpful; it
tied the relationship between the colors on the sign and the colors of the pump; and then there is
the non-verbal reminder as to what is one versus the other.
Commissioner Magnuson stated that she thought the explanation was excellent and she would have
not have a problem necessarily with the different colors. She believed that, given the language of
the ordinance, they should have an on-record interpretation so that it is clear going forward and
that there is uniform application throughout the city. Mr. Benetti replied that this could be done in
the staff reports easily.
AYES: 4
NAYS: 0
ABSENT: 3
Chair Field advised the City Council would consider this application at its January 2, 2019
meeting.
COMMISSIONER NOONAN MOVED, SECONDED BY COMMISSIONER CORBETT, TO
RECOMMEND APPROVAL OF PLANNING CASE 2018-29 CONDITIONAL USE PERMIT
AMENDMENT – ELECTRONIC LED DISPLAY SIGN BASED ON THE FOLLOWING
FINDINGS OF FACT:
1. The proposed new electronic LED signage will not be detrimental to the health, safety or
general welfare of the community; should not cause any traffic hazards; will not depreciate
surrounding property value; and said signage appears to be in harmony with the general
purpose and intent of the City Code and the comprehensive plan.
2. The proposed new LED signage will be compliant with the conditions included in the City
Code that allow it by conditional use permit
AND WITH THE FOLLOWING CONDITIONS:
1. A new sign permit for the electronic LED change-over shall be submitted and approved
prior to any work done on the signs.
2. All existing conditions in the original conditional use permit approved under Resolution
No. 96-14 shall remain in effect and unchanged due to this CUP amendment approval.
AYES: 4
NAYS: 0
ABSENT: 3
Chair Field advised the City Council would consider this application at its January 2, 2019
meeting.
December 20, 2018 Mendota Heights Planning Commission Meeting – DRAFT Page 6 of 10
C) PLANNING CASE #2018-30
CITY OF MENDOTA HEIGHTS-APPLICANT/OWNER
2121 DODD ROAD (FIRE STATION SITE)
VARIANCE TO HEIGHT LIMITATIONS FOR NEW FIRE TRAINING TOWER
Working from the staff report provided to the Commission previously, Community Development
Director Tim Benetti explained that this request was from the City of Mendota Heights on behalf
of the Fire Department requesting a consideration of a variance from the height limitations for
structures within the residential zone. This property is located at 2121 Dodd Road. This item was
presented under a public hearing; notices were mailed to properties located within 350 feet of each
property and published in the local paper. No comments were received from the neighboring
property owners.
Mr. Benetti shared an image of the facility location. The original fire station was built in 1985 and
consists of a 12,000 square-foot building with four truck bays that exit onto Dodd Road. There are
offices, conference/meeting room, kitchen service area, TV/lounge area, and berthing rooms for
local ambulances service personnel. The building also contains the 34-foot high fire hose tower.
Mr. Benetti shared images that were shared at the public informational meetings for the new Fire
Station. In July 2018, City Council approved the issuance of general obligation bonds in the
amount of $7M to help pay for the fire station expansion and remodeling plans.
The height of the new tower is proposed to be 40 feet 8 inches. Chief Dreelan provided the
following explanation for the needs of this larger tower:
“The interior of the tower has a stairway like you would find in any business or apartment
buildings. The heights of the tower corresponds directly with the stairs so any changes to
that height would affect the rise and run of each individual stair, which would cause a
significant trip hazard. The interior of the tower also has multiple doors and windows, any
changes to the tower height would affect their size and location, as example you may end
up with a window opening that is at knee height.”
Because this site is located in the R-1 Residential District, the underlying standard of 25 feet in
height applies. However, there is a provision under 12-1D-13(1) that allows for certain facilities
or structures to exceed that height by 50%; one of them being fire and hose towers. On a 25-foot
structure, 50% would be 12.5 feet more; or 37.5 feet. At 40 feet 8 inches, they require a 3 -foot 2-
inch variance.
Mr. Benetti shared the standards or findings that must be met when considering a variance request.
Staff provided an analysis of these standards or findings within the report and recommended
approval of this request.
Commissioner Noonan commented that this is another indication where the city should be
changing the zoning ordinance to Institutional. Commissioner Magnuson shared this sentiment.
Mr. Benetti replied that this zoning ordinance update is forthcoming.
December 20, 2018 Mendota Heights Planning Commission Meeting – DRAFT Page 7 of 10
Chief Dreelan had no specific comments to add to the staff report.
Commissioner Noonan asked what was so magical about the 40’8”. Chief Dreelan replied that
there really isn’t anything magical about the 40’8”; it’s what happens inside of the structure to get
them to 40’8”. The tower itself is actually a very specific training facility with a large interior
stairwell, much like would be found in a commercial building or an apartment building. That
stairwell has several entrance and exit points into different parts of the facility to allow for different
types of training. If they had to change the heights of the tower, they could not have the appropriate
rise and run of each individual stair. When laddering the structure, instead of coming in at a normal
window height, if they had to lower the structure – the window might be a knee height rather than
at a normal window height. It is what needs to be done internally to make everything work that
determined the tower height.
Commissioner Corbett asked if the primary use of the tower was as a functioning staircase between
the first and second levels or was it primarily for training use; or both. Chief Dreelan replied that
there would be very little reason for the personnel to access that second level unless it was for
training. There is also a set of stairs in the rear of the apparatus bay that allows access to the second
floor; however, for daily operations they would not be occurring there.
Chair Field opened the public hearing.
Mr. Dan Johnson, 791 Creek Avenue, stated in the interest of full disclosure that he is a member
of the fire department. He said that it should not be a surprise that as a firefighter he was very much
in support of the proposed station improvements and additions. As a resident of the neighborhood,
if his fire career ended tomorrow he would still be very happy to see the new station built there.
What needs to be done to it makes perfect sense.
Chair Field asked for a motion to close the public hearing.
COMMISSIONER NOONAN MOVED, SECONDED BY COMMISSIONER MAGNUSON, TO
CLOSE THE PUBLIC HEARING.
AYES: 4
NAYS: 0
ABSENT: 3
COMMISSIONER NOONAN MOVED, SECONDED BY COMMISSIONER CORBETT, TO
RECOMMEND APPROVAL OF PLANNING CASE 2018-30 VARIANCE REQUEST FOR
NEW FIRE TRAINING TOWER BASED ON THE FOLLOWING FINDINGS OF FACT:
1. The request for the 3’-2” variance to exceed the maximum allowable height for the new
fire training tower at this location, is relatively minor in its overall scope and impacts, and
can be considered in harmony with the general purposes and intent of the ordinances; as
the City proposes to use the property in a reasonable manner.
2. The subject property has been established as a fire station site for a number of years, and
functions more like an institutional, yet vital public use within the R -1 One Family
December 20, 2018 Mendota Heights Planning Commission Meeting – DRAFT Page 8 of 10
Residential district, which makes the property very unique and special when considering
approval of this variance request.
3. The requested variance to the height limitations are minimal and pose no threat or impacts
to the surrounding properties or neighborhoods, and therefore this variance can be
considered a reasonable request for this public safety and service facility.
If this request was approved, Commissioner Noonan asked for a timing on the construction and
what would it mean to the existing fire station.
COMMISSIONER NOONAN MOVED, SECONDED BY COMMISSIONER MAGNUSON, TO
REOPEN THE PUBLIC HEARING.
Chief Dreelan replied that the proposed timeline is as follows:
January 15, 2019 – seek Council approval to go out for bids
Mid-February 2019 – bids would be due back
End of February 2019 – bid approval
March 2019 – contractors begin mobilization
April 1, 2019 or as soon as weather allows – break ground on construction
At all times during the construction process they will be a fully-functional fire department; there
would not be anything that would have to be moved. For approximately nine months, construction
will be going on for the addition. Once that is completed, they would move administratively over
to the new addition. Then the construction crew would come back in and remodel the existing
administrative areas of the fire department – taking approximately four to five months.
COMMISSIONER CORBETT MOVED, SECONDED BY COMMISSIONER MAGNUSON,
TO CLOSE THE PUBLIC HEARING.
AYES: 4
NAYS: 0
ABSENT: 3
Chair Field noted that Commissioner Noonan’s question in regards to the height and use of the
structure was of particular importance. He suggested a Finding of Fact be added to reflect the fact
that the height is integral to performing all of the training elements.
COMMISSIONER NOONAN MOVED, SECONDED BY MAGNUSON, TO ADD A FOURTH
FINDING OF FACT:
4. The proposed variance is to support the construction of a fire training tower the height of
which is integral to the training function of the fire department
Commissioner Magnuson asked that Finding of Fact #2 be tweaked; she believed that the fact that
this is a fire station and it’s a public building in a residential district in and of itself creates the
practical difficulty that is needed. She expressed her desire to strengthen the language by tweaking
to say “The subject property has been established as a fire station site for a number of years and is
December 20, 2018 Mendota Heights Planning Commission Meeting – DRAFT Page 9 of 10
an institutional and vital public use within the R-1 One Family Residential district, which makes
the property very unique and special when considering approval of this variance request.”
COMMISSIONER NOONAN ACCEPTED COMMISSIONER MAGNUSON’S SUGGESTION
AS A FRIENDLY AMENDMENT TO THE MOTION
Chair Field asked for the vote of the motion in favor of approval based upon the Findings of Fact,
including the proposed edit to Finding #2 and the addition of Finding #4.
AYES: 4
NAYS: 0
ABSENT: 3
Chair Field advised the City Council would consider this application at its January 2, 2019
meeting.
New / Unfinished Business
Chair Field provided an update on the 2040 Comprehensive Plan. A Planning Commission
workshop was held last week; staff is working on some word-smithing to some of the issues which
were discussed at that meeting [Mr. Benetti then handed the Commissioners the resulting
document]. Chair Field explained that the plan is that the Commissioners would take a day or so
to reflect and see if they feel that it reflects the sum and substance of their conversations last week.
If agreed upon, the plan is to tentatively schedule a public he aring on January 22, 2019 – unless
there are other Planning Commission Public Hearings scheduled for that same evening. If January
22, 2019 is not feasible, then the plan would be schedule the Public Hearing on Tuesday, January
29, 2019. There is also the possibility that the Commission may want to have another workshop
meeting in between.
The public hearing for the Comprehensive Plan remains open and Chair Field asked for a motion
to extend it until the next regularly scheduled Planning Commission Meeting, to be held on January
22, 2019.
COMMISSIONER NOONAN MOVED, SECONDED BY COMMISSIONER MAGNUSON, TO
HOLD THE PUBLIC HEARING FOR THE 2040 COMPREHENSIVE PLAN OPEN UNTIL
THE REGULARLY SCHEDULED PLANNING COMMISSION MEETING ON JANUARY 22,
2019
AYES: 4
NAYS: 0
ABSENT: 3
December 20, 2018 Mendota Heights Planning Commission Meeting – DRAFT Page 10 of 10
Staff Announcements / Update of Developments
Community Development Director Tim Benetti stated that the WoodSpring Hotel is very close to
getting their CO and they should be operational very soon.
A goal setting session with the City Council to talk about some of the open sites in the community,
especially The Village sites and the Bourn Lane property, is being planned.
He believes that there will be two items to consider at the January 22, 2019 Planning Commission
meeting. Assuming this to be correct, he would go ahead and schedule the 2040 Comprehensive
Plan Public Hearing for January 29, 2019.
Commissioner Noonan asked if the goal setting discussion for The Village and Bourn Lane
properties basically to move it from vacant land to developed land. Mr. Benetti replied in the
affirmative. He also noted that the goal setting is to discuss more than just those two sites; however,
staff is looking for direction on which way to go.
Adjournment
COMMISSIONER MAGNUSON MOVED, SECONDED BY COMMISSIONER NOONAN, TO
WISH EVERYONE A HAPPY HOLIDAY AND TO ADJOURN THE MEETING AT 7:59 P.M.
AYES: 4
NAYS: 0
ABSENT: 3
MENDOTA HEIGHTS 2040 COMPREHENSIVE PLAN
DRAFT 01-22-2019
Mendota Heights 2040 Comprehensive Plan Draft October 2018
ACKNOWLEDGEMENTS
City Staff
Tim Benetti, Community Development Director
Mark McNeil, City Administrator
Cheryl Jacobson, Assistant City Administrator
Ryan Ruzek, Public Works Director
City Council
Neil Garlock, Mayor
Ultan Duggan, Council Member
Jay Miller, Council Member
Joel Paper, Council Member
Liz Petschel, Council Member
Planning Commission
Litton Field, Jr., Chair
Mike Toth, Commission Member
Patrick Colbert, Commission Member
Brian Petschel Commission Member
Mary Magnuson, Commission Member
John Mazzitello, Commission Member
Michael Noonan, Commission Member
Park Commission Members
Pat Hinderscheid, Chair
Ira Kipp, Commission Member
Stephanie Brod Levine, Commission Member
Nissa Tupper, Commission Member
Steve Goldade, Commission Member
David Miller, Commission Member
Bob Klepperich, Commission Member
Lorri Smith, City Clerk
Kristen Schabacker, Finance Director
Meredith Lawrence, Recreation Program Director
Mendota Heights 2040 Comprehensive Plan Draft October 2018
A-2
Mendota Heights Airport Relations Commission
David Sloan, Chair
Sally Lorberbaum, Commission Member
William Dunn, Commission Member
Gina Norling, Commission Member
James Neuharth, Commission Member
Kevin Byrnes, Commission Member
Arvind Sharma, Commission Member
Stantec Consulting
Phil Carlson, AICP
Katrina Nygaard, AICP
Beth Elliott, AICP
Hongyi Duan
Joe Polacek
Mendota Heights 2040 Comprehensive Plan Final Draft 01.22.19
1-1
1
INTRODUCTION & BACKGROUND
The City of Mendota Heights
has a long history and
commitment to planning,
resulting in unique residential
living environments and
business centers. The City’s
first Comprehensive Plan
was adopted in 1960, many
years before the Metropolitan
Land Planning Act went into
effect, which required
communities to incorporate
regional policies and guidelines into their plans. The City has used its
Comprehensive Plan to guide decisions since the 1960’s; and the community looks
much like it was envisioned in 1960, with an emphasis on high quality residential
neighborhoods, open space and parks, and well-planned commercial and
industrial areas.
The community is almost fully developed and is enjoying the fruits of its long-range
vision and development policies. Infill properties will continue to be built out,
following the community’s successful development philosophy, and
redevelopment is now happening in select areas, also following the City’s
commitment to provide a high quality of life for its residents and businesses. The
City understands its role as part of the greater Metropolitan Region and will
continue to plan accordingly. The City has adopted the following Vision and
Mission Statements to guide planning and development:
Vision Statement
Mendota Heights will be recognized as a high quality, family-
oriented residential community, with a spacious, natural feel and
the amenities of a city.
Mission Statement
Our mission is to preserve and enhance the quality of life in
Mendota Heights by providing quality public safety, infrastructure,
and planning for orderly and sustainable growth.
Mendota Heights 2040 Comprehensive Plan Final Draft 01.22.19
Introduction & Background
1-2
Plan Organization
This 2040 Comprehensive Plan is organized in chapters similar to the previous
2030 Comprehensive Plan, but with new chapters on Economic Development and
Resilience, arranged as follows:
1 Introduction & Background
2 Land Use
3 Transportation
4 Parks & Open Space
5 Housing
6 Economic Development
7 Natural Resources
8 Resilience
9 Critical Area (Mississippi River Critical Corridor Area)
10 Implementation
Goals and policies for each chapter are included within that chapter and also as one combined
set in the Appendix. Surface Water Management Plan (July 2018) will also be appended.
Setting
Mendota Heights is located in
northern Dakota County,
bordering the Minnesota and
Mississippi Rivers. The City
of Lilydale and the City of
Mendota border the City on
its northwest side. Across the
rivers are the cities of St. Paul
and Minneapolis, Fort
Snelling and the Minneapolis-
St. Paul International Airport
(MSP). The east is bordered
by Delaware Avenue and the
cities of West St. Paul and
Sunfish Lake. Interstate 494
Mendota Heights 2040 Comprehensive Plan Final Draft 01.22.19
Introduction & Background
1-3
divides Mendota Heights from Eagan to the south. Interstate I-35E crosses the City
north to south.
Despite being near to these major business centers, much of the community
maintains a natural, open appearance. The river bluffs, rolling topography, and
wooded areas have provided an excellent setting for residential development. The
topography has led to the creation of a curvilinear local street system and allowed
for intimate residential neighborhoods to be nestled amongst mature wooded
settings, lakes, wetlands, nature preserves, and the Mississippi and Minnesota
River bluffs. Mendota Heights is a premier suburb, offering high-quality residential
and business areas. Per capita income and property values are among the highest
in the area, but homes in more moderate price brackets are also available.
The residents of Mendota Heights enjoy close proximity to an extensive system of
regional and local parks, and convenient access to the regional highway system,
international airport, and metropolitan employment centers. These factors have
helped make Mendota Heights an attractive place to live.
While it is centrally located in the metropolitan area, the Minnesota and Mississippi
Rivers form a natural green belt around it, allowing the community to maintain a
quiet, private way of life, unique in the Twin Cities. Mendota Heights achieved its
successful business community and exceptional residential neighborhoods by
following the comprehensive plans set forth many decades ago. Innovative and
forward thinking on the part of community officials has resulted in a planned
Mendota Heights 2040 Comprehensive Plan Final Draft 01.22.19
Introduction & Background
1-4
community, which affords a high-quality lifestyle for its residents while providing a
full array of services and employment opportunities. The community has
preserved an abundance of parks and open spaces, encourages spacious
residential development, and has planned for diversified, high technology offices
and business areas. Excellent schools and a well-educated populace complement
the traditional but progressive character of the City. Civic pride and aesthetic
excellence are high priorities in Mendota Heights.
The community set out early in its incorporated history to create attractive
residential neighborhoods by planning for aggressive protection and wise use of
its abundant environmental assets. The rich abundance of woods, wetlands, and
open space areas that provide the natural feel of the community today, are a
testament to the forethought and planning of Mendota Heights’ forefathers. As the
Twin Cities metropolitan area has grown up around it, Mendota Heights has
actively pursued its objective of preserving open spaces, which have made the
community one of the region’s most attractive places to live. Whether these efforts
have been concentrated in active or passive uses, the environment has played a
central role in the City’s land use planning.
Mendota Heights has many spacious, green neighborhoods
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Introduction & Background
1-5
Process
The process of updating the
Comprehensive Plan for
Mendota Heights was initiated
in late 2016 when Stantec, the
City’s planning consultant,
began updating background
information and demographics
for the Plan. Stantec also
worked with Tangible
Consulting, which prepared a
report analyzing the market and
development context of the City.
A background report was
shared with the Planning
Commission in early 2017.
In a series of meetings
later that year, the
Planning Commission
reviewed and adopted
the draft Vision,
Mission, and Goals &
Policies for the Plan.
This material was
shared with the Parks
Commission and with
the larger community in
four community open
house meetings in the
fall of 2017. There was
also an online survey
and an invitation for
comments on the City
website and Facebook
page.
Discussion at a community open house
Facebook was used to share information and invite comments on
the planning process
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1-6
Key Planning Issues
The initial discussion with the Planning Commission, grounded in the background
information and analysis, was condensed into seven key planning issues:
Character, Natural Feel, Design
Mendota Heights is open, spacious,
green, and natural. The character and
design of our community is important
to maintain our quality of life. The
environment and green space is
essential to this character.
Commercial/Retail Options
Many people wish there were more restaurant and shopping options in
Mendota Heights.
Development & Redevelopment Sites
The City is almost fully developed, but there are a few sites where new
development or redevelopment can occur and there is keen interest in how
to maximize their potential.
Housing
Mendota Heights is mostly high-end and mid-range valued single-family
homes, but the City also needs a range of housing choices to provide life-
cycle opportunities for people of all generations and stages of life, and work
force housing to support people working in a wide range of careers.
Vikings Facility
The Vikings football team is building its new headquarters and practice
facilities nearby in Eagan, within a 200-acre mixed use development
featuring offices, retail, and housing. Many are concerned about traffic
impacting Mendota Heights. On the business side, the Vikings
development could be competition for City businesses or an opportunity for
Mendota Heights businesses to support activities there.
Airport
The MSP Airport is conveniently located nearby across the river, but also
poses a nuisance with aircraft noise.
The key planning issues are interrelated
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1-7
Infrastructure
Like many communities, Mendota Heights’ roads, bridges and other
infrastructure is aging and in need of maintenance. The City must plan for
this in order to preserve quality of life and safety.
Community Input
There were over a hundred comments and stories offered in the various open
house meetings and the online survey at the beginning of the planning process.
All of the comments and survey results are summarized in the Appendix.
The comments have been grouped into eight topics as illustrated below in the blue
boxes: Character, Environment, etc. These topics relate strongly to the Key
Planning Issues identified above, as indicated by the arrows connecting similar
ideas. Taken together, these issues and topics represent the ideas that will be the
guiding force shaping the Comprehensive Plan Update. These issues are
reflected in the Goals and Policies in the Plan as well.
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Regional Planning Designation
The following narrative and policies (in gray italic type) are excerpted and
paraphrased from the Metropolitan Council’s Thrive MSP 2040 Plan:
The regional planning area designation and related policies identify the
Metropolitan Council’s expectations for the amount, location, and standards for
development. A community’s planning area designation is based on its location,
amount of developable land, existing development patterns, planned land uses
and availability of infrastructure. The Metropolitan Council’s Thrive MSP 2040 Plan
designates Mendota Heights as “suburban.” Suburban communities experienced
continued growth and expansion during the 1980s and early 1990s, and typically
have automobile-oriented development patterns at significantly lower densities
than in previous eras.
Figure 1-1: Community Designation Map for Mendota
Heights (Metropolitan Council)
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Developed Communities
Community designations are intended to guide
regional growth and development to areas that
have urban infrastructure in place and the
capacity to accommodate development and
redevelopment and establish land use
expectations including overall densities and
development patterns. The Metropolitan
Council forecasts that “Suburban” communities
will account for 22 percent of the region’s
population growth, 27 percent of its household
growth, and 43 percent of employment growth
over the next three decades. The 2040 Thrive
MSP policies for Suburban communities are
available on the Metropolitan council website,
and include the following:
Orderly and Efficient Land Use
o Plan for new growth at overall average densities of 5 units per acre1
o Look for development and redevelopment opportunities that link
jobs, housing and transit
o Plan local infrastructure to accommodate future growth
Natural Resources Protection
o Integrate natural resource conservation and restoration into the
comprehensive plan and ordinances
o Identify contaminated land for reclamation.
o Plan for restoration of natural features and functions
1 The Met Council policy only applies to new residential development in the City and does not affect
existing development or neighborhoods. All new single-family, medium density and high density
residential development combined is expected to be 5 units/acre or more. Existing residential of all
kinds in the City is currently about 2.3 units/acre.
Metropolitan Council policies for
Suburban communities:
https://metrocouncil.org/Planning/
Publications-And-
Resources/Thrive-MSP-2040-
Plan-
(1)/7_ThriveMSP2040_LandUseP
oliciesbyCD.aspx
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Water Sustainability
o Implement BMPs to control and treat stormwater in redevelopment
Housing Affordability and Choice
o Support the community’s share of the region’s affordable housing
need
o Plan for a mix of housing affordability
o Use various sources of funding and financing tools to facilitate the
development of lifecycle and affordable housing, including the
needs of multigenerational households
Access, Mobility, and Transportation Choice
o Focus growth, if possible, around
regional transit
o Support improved pedestrian and
bicycle circulation
o Consider policies that reduce reliance
on single-occupancy vehicles
o Adopt Complete Streets policies
Lemay Lake
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Economic Competitiveness
o Identify appropriate areas for business and industrial expansion
o Support the cleanup and reuse of contaminated land
o Preserve the industrial base for higher-intensity employment and
new industries
o Protect sites for highway-, river-, and rail-dependent manufacturing
and freight transportation needs
o Plan for land uses that support the growth of businesses that export
goods and services outside the region
o Preserve locations for employment, manage growth, and minimize
land use conflicts
Building Resilience
o Identify potential vulnerabilities in local infrastructure as a result of
severe weather
o Participate in programs that incentivize wind and solar power
o Consider a property-assessed clean energy (PACE) program for
conservation and renewable energy
o Promote community solar gardens
o Encourage travel demand management (TDM) policies and
ordinance
o Consider development standards that increase vegetative cover
and increase the solar reflective quality of surfaces.
o Participate in urban forestry assistance programs
Mendota Office Center
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Community History
Mendota Heights has a long and rich heritage, which
serves as a source of identity for the community.
Mendota Heights is located near the confluence of
the Mississippi and Minnesota Rivers.
The Dakota people knew and referred to this place
as “Mdo’ –te” or “the junction of one river with
another.” French explorers and traders who settled
the area in the late 1600’s named the Minnesota
River “Sans Pierres” because the river was silty, but
had few rocks. British explores and traders who
arrived a few years later misunderstood the French
name, calling the river Saint Peter’s.
Native Americans view the area as an important meeting place. Pilot Knob (now
City-owned property) overlooks the confluence of the Mississippi and Minnesota
Rivers. It was considered sacred by the Dakota who called it Oȟéyawahe, or “the
hill much visited.” Pilot Knob was named by riverboat pilots as the landmark
overlooking Fort Snelling, the first American fort. Fort Snelling was constructed in
the 1820s; and the name of the area was later changed to Mendota, which in
Dakota means, “meeting of the waters.”
Taoyateduta, chief of the Mdewakanton
Dakota, ca. 1850
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In 1852, the territorial legislature changed the name of the river to Minnesota, a
version of its Dakota name. Fur traders established a trading post in the early
1830’s within what is now Mendota Heights. The trading post, coupled with Fort
Snelling located across the river, formed the basis for one of the first settlement
areas in Minnesota. During the period from 1837 to 1858, the Dakota ceded large
tracts of land to the United States, which was then deeded to settlers who tilled the
land and operated dairy farms. Gradually, individual homes began to appear along
the St. Paul border in the north and in the hills above Mendota Township in the
west. Between them were farms, country schools, and estates. The population of
Mendota Township in 1860 was 454. The area grew slowly to 1,360 at the start of
World War II. St. Peter’s Church was built in 1853 atop the bluff overlooking the
rivers and is the oldest church in continuous use within Minnesota.
Several trails crossed the area, including the Mission Trail. It connected the river
to the Dakota Village at Kaposia, located at present-day South St. Paul. Dodd
Road, the first military road through the region, was completed in 1849 and
connected the community to St. Peter. Dodd Road currently bisects the City and
continues to provide a north-south travel artery throughout the community. The Old
Mendota Road, which is now Highway 62 (formerly Highway 110), provided for
east-west travel through the area.
The Minnesota Central, the first Dakota County railroad, later the Chicago,
Milwaukee & St. Paul, ran through Mendota Township, crossing the Minnesota
River, and carried supplies to Fort Snelling. The Chicago, St. Paul, Minneapolis,
and Omaha Railway was also an early railroad in the area.
Chicago, St. Paul, Minneapolis & Omaha railroad depot in Mendota, ca. 1890
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Following World War II, farmers began to sell lots for individual homes and acreage
for residential subdivisions. Home construction increased rapidly, particularly in
the northern section of the township and by 1950, the population totaled 2,107.
The Township of Mendota was established in 1858, and was eventually divided
into two separate towns. Mendota was chartered in 1887 and incorporated in 1936.
The remainder of the township was incorporated as Mendota Heights in 1956.
Interstate 494 comprises the southern border of Mendota Heights. Its intersection
with Interstate 35E acts as a primary “gateway” into the community, as does
Highway 55 as it crosses the Mendota Bridge, the Interstate 35E/Mississippi River
crossing and Highway 62, as it enters the community from the east. Minnesota
Highway 13 traverses the west and northwest edge of the City near the Mississippi
and Minnesota Rivers. Steep bluffs along those rivers include the natural open
spaces of Fort Snelling State Park, Minnesota Valley National Wildlife Refuge, and
Lilydale Regional Park, and together with the Dodge Nature Center provide a
greenbelt that surrounds and infiltrates Mendota Heights. The location of these
features is illustrated on the Community Facilities map.
The natural and open space areas,
when combined with the 290 acres of
community parks, three golf courses,
Rogers, Augusta, and Lemay Lakes,
and with the naturally rolling terrain and
mature woodlands, create the
appealing “natural open” setting of the
City. These features and spaces are
located adjacent to the major roadways
and as such, create a unique, natural
setting for intimate neighborhoods.
The views of the River Valleys from
adjacent bluffs and bridge crossings
are nothing less than spectacular. The
predominance of scenic, natural vistas
and corridors within a community
located so close to the core of the Twin
Cities is truly unique within the
Metropolitan Region. This being the
case, the City of Mendota Heights
considers it paramount to protect and
enhance the natural living environment
for its residents.
Rogers Lake in Mendota Heights
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Development History
Early History
The river topography and landscape of bluffs, ravines, views, lakes, and wooded
areas have provided attractive settings for residential settlement. Mendota Heights
was a part of Mendota Township until the Village of Mendota Heights was
incorporated in 1956.
1957 to 1977
The first Land Use Plan for Mendota Heights was adopted in 1959. Its purpose
was to guide public and private development to achieve balanced residential and
commercial/industrial growth, in order to assure the availability of tax funds for
schools and public services. At that time, 21% of the land (exclusive of golf
courses and cemeteries) was developed.
The City’s history of early land planning established a clear and well-defined
pattern for future land uses. The 1959 Plan identified the following needs:
The need for additional east-west thoroughfares;
The need for community connections across future I-35E;
The designation of a business/industrial area in the southwest corner of the
City;
The desire to limit commercial “strip” development; and
The decision to continue the semi-rural character of the residential areas.
Many of the major objectives of the 1959 Plan came to fruition as the Plan was
largely followed over the ensuing years. In the twenty-year period from the late
1950’s to the late 1970’s, St. Thomas and Visitation schools were established
(1955-56); Fort Snelling State Park was established (1961); the I-35 bridge into St.
Paul was built (1965); Henry Sibley High School was built (1971); and in 1974,
Mendota Heights became a city. Overall, an additional 40% of the land area was
developed, most of it to establish new residential areas.
1977 to 1997
The land use pattern initially laid out by early comprehensive plans was clearly
established along with several transportation improvements. Both I-35E and I-494
were built during this period. I-35E was extended in both directions, into downtown
St. Paul and south into Burnsville. Interstate 494 was constructed along the
southern border of the City and replaced Highway 110 (now Highway 62) as the
primary east-west route.
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In this period, United Properties began the development of the Mendota Heights
Business Park, and several areas designated as residential were developed
throughout the City.
The availability of the Interstate routes did relieve local roadways of some traff ic,
particularly in the cases of Highway 62 and Highway 149. The accessibility of the
Interstate routes also more clearly established distinct neighborhoods in the
community. The 1959 Land Use Plan emphasized the importance of east-west
routes and planned crossings at Marie Avenue, Mendota Heights Road, and
Wagon Wheel Trail, all of which were built more than 20 years later.
Aircraft traffic noise from
flights over Mendota
Heights dramatically
increased in this period as
well, due to the growth and
expansion of the airline
industry and the
Minneapolis-St. Paul
International Airport. The
increasing number of flights,
larger aircraft, and
expanded use of the
runways over the
Mississippi River corridor,
continue to impact the land
use and living environment
of the southern part of the
community.
The Metropolitan Airports Commission (MAC) actually bought out one
neighborhood and created a flight path corridor, near Acacia Cemetery, within
Mendota Heights. Homes were removed and the area was re-developed for
industrial uses. Other residential areas were part of the Part 150 Sound Insulation
program, receiving funds to upgrade windows and insulation in existing homes.
New residential neighborhoods have been built with additional sound insulation
and modified building techniques.
Total operations at the Minneapolis-St. Paul International Airport (MSP) increased
from 230,793 in 1972 to 483,013 in 1998, more than doubling. This increase in
flights, along with expansion of the flights over the new residential areas and
outside of the flight corridor, has adversely affected many neighborhoods of the
City.
MSP International Airport, located across the Minnesota River
west of Mendota Heights
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The City put forth considerable time and effort to reduce aircraft noise and
operations over the City, establishing an Airport Relations Commission (ARC),
participating in the Dakota County Airport Relations Commission (DCARC), and
the Metropolitan Aircraft Sound Abatement Council (MASAC) and adopting a
Noise Attenuation Ordinance.
1998 – 2007
From 1998 to 2006, the City issued 436 residential building permits; and of those,
259 were for single family homes. In 2003, the City saw the most development
during this period, with a total of 125 residential permits issued during that year.
A number of significant projects reshaped Mendota Heights during this time. The
most visible is the Village at Mendota Heights, a mixed-use development at the
northeast intersection of Highway 62 and Dodd Road. The City acquired the
property to create an urban town center that includes a senior residential facility,
townhomes, and an intensive commercial districts and open space plaza.
A second significant change is the Summit of Mendota Heights, a mixed residential
development consisting of townhomes and a multi-story condominium. This facility
is located on the former site of the Ecolab research building at Sibley Memorial
Highway and Wachtler Avenue. Another residential project is the Hidden Creek
development, a residential plat of generally one-acre lots on a portion of the
“superblock”, an area of larger acreage properties which have had minimal
previous development activity.
The Village at Mendota Heights (Photo: Damon Farber)
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Two other projects have involved the City’s activity in avoiding development, and
retaining existing open space. The Mendota Heights Par 3 Golf Course had
operated as a privately-owned facility for many years, until the owners proposed
to close the 17-acre facility and develop the property into approximately 30 single
family lots. After some struggle, ending with a successful referendum, the City
purchased the golf course and is now operating the facility as a municipal course.
Perhaps the most important project also involves the City’s decision to spend
public dollars to preserve the Pilot Knob area, just off the Mendota Bridge between
Acacia Cemetery and Highway 55. After a series of development proposals for
this property were turned away or withdrawn, the City joined with other public
entities, including Dakota County and the Minnesota Department of Natural
Resources, and purchased a number of large parcels totaling 25.5 acres. The land
will be retained as open space, and is currently being restored to its pre-
development environment. The property has historical and cultural significance on
many levels, including as a sacred site for native people, a nearby gathering area
for the 1862 transfer of the Minnesota Territory lands to the U.S. government, and
the “Pilot Knob” landmark for steamboats approaching the confluence of the
Minnesota and Mississippi Rivers.
2008-2018
Since the last Comprehensive Plan was prepared, a number of significant
developments have taken place in Mendota Heights. The economic recession
from 2007 to 2012 impacted development cross the Twin Cities, including Mendota
Heights and there was little development activity during those years, but coming
out of the recession there was some significant activity.
The Mendota Plaza Shopping Center at Highway 62 and Dodd Road saw a major
renovation during this period, with a 15,000-square-foot Walgreen’s pharmacy
added in 2012; and White Pine Senior Living in 2014, a 50-unit assisted living and
memory care facility.
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Also at Mendota Plaza, a new 4-story 139-unit apartment project called The
Reserves at Mendota Village were completed in 2018 by At Home Apartments. It
is the first new market-rate project in Mendota Heights in thirty years. The project
will also include 11,000 square feet of commercial space in two buildings sharing
the site with the apartments.
A new market rate apartment project is being developed in 2018 by Michael
Development on the site of the former Mendota Motel and Larson Garden Center
at Highway 13 and Acacia Drive. Phase I will provide 70-units of market rate
apartments, with underground and surface parking. Phase II will provide up to 64-
68 units of senior (aged 55+) units of housing. Both phases are expected to be
completed by late 2019 to mid-2020.
New apartments at Mendota Plaza (rendering courtesy of At Home Apartments)
New apartments at 2160 – 218 0 Hwy 13 (rendering courtesy of Kaas-Wilson Architects)
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The Vikings football team’s
new headquarters and
surrounding development in
nearby Eagan has generated
considerable discussion and
may affect Mendota Heights
with traffic, noise and light,
but also with potential
increases in economic
activity and property values.
Located just off the southeast
edge of Mendota Heights, it
will include the teams’
corporate offices, practice
facilities, 6,500-seat stadium,
athletic clinic, team Hall of
Fame, and ancillary offices,
hotels, retail, restaurants and
housing on the 200-acre site.
While no major roadway projects have been built recently, one of the major
highways in Mendota Heights has been renamed. In the summer of 2018,
Highway 110 was renamed Highway 62, acknowledging it as an extension of
Highway 62 that now starts on the west side of the Mendota Bridge and extends
west through Minneapolis and other suburbs to I-494 in Eden Prairie.
Map courtesy MnDOT
Vikings facility in Eagan -2017 (photo: Leila Navidi)
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Community Facilities
The City of Mendota Heights currently retains a full complement of administrative
services, including Administration, Engineering, Public Works, Parks & Recreation,
Police, Fire, Finance, and Code Enforcement. The City contracts with private
consultants for planning and legal services. City Hall provides administrative office
space and public meeting facilities. City Hall is located at 1101 Victoria Curve,
northwest of the intersection of Highway 62 and Lexington Avenue.
Police and Fire
The City of Mendota Heights provides police protection for its residents. The police
station is located in the lower level of City Hall. Police are dispatched from Dakota
Communications Center, which is located in Empire Township. The City also
provides police services to the communities of Lilydale and Mendota. The Police
Department consists of 20 officers and 2.5 non-sworn civilian employees.
Fire protection is also provided by the City. The department is located on Dodd
Road, one-quarter mile south of Highway 62. Fire and Rescue Service consists of
36 volunteers and has a fully equipped station consisting of a 2,000-gallon tanker,
three pump trucks (one with a 65’ ladder), a rescue vehicle, a brush truck, a boat,
an ATV, and other equipment and services. Renovations are planned for the Dodd
Road facility with a $4.5 million upgrade to relieve overcrowding in the apparatus
bay, administrative space and storage areas, plus technology and HVAC
upgrades.
The City also provides fire services for the cities of Sunfish Lake, Lilydale, and
Mendota. The average response time to fire calls ranges from six to eight minutes.
The Fire and Rescue Services was last rated as providing Class 4 services (1-
best, 10-worst), as defined by the Insurance Services Office. Specific residential
fire ratings are determined based upon a combination of factors, including the
individual rating for the Fire Department, availability of water services, and the level
of communications (i.e., 911 call system, fire alarms, pagers, and dispatch
systems), available in the community.
Schools
Minnesota Independent School District #197 serves all or parts of the communities
of Eagan, Inver Grove Heights, Lilydale, Mendota, Mendota Heights, Sunfish Lake
and West St. Paul. The District is comprised of five elementary schools (two
neighborhood schools and three magnet schools), two middle schools, and one
high school. In addition, the District serves birth-to-age five children with an Early
Learning Program. Total enrollment for District schools in the 2015-2016 school
year was estimated at 4,343 students. This is down from 4,885 students in the
1998-1999 school year.
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There are six public and private schools offering kindergarten through 12th grade
located within the City of Mendota Heights: Mendota Elementary School,
Somerset Elementary School, Friendly Hills Middle School, Henry Sibley High
School, St. Thomas Academy, and Visitation School.
The following table provides a breakdown of enrollment of the K-12 public schools
located within the City at the start of the 2007 - 2008 school year compared with
the 2015-2016 school year.
Table 1-1: Public School Enrollment for K-12 Schools within the City of Mendota
Heights: 2007-08 vs. 2015-16 School Years
School Grades
2007-08
Total
Enrollment
20015-16
Total
Enrollment
Percent Change
2007-08 to 2015-16
Mendota Elementary
School K - 4th 360 388 8%
Somerset Elementary
School K - 4th 318 419 32%
Friendly Hills Middle
School 5th - 8th 597 727 22%
Henry Sibley High
School 9th - 12th 1,462 1,330 -9%
Source: ISD 197
The number of students enrolled in private schools within the City was 1,201 during
the 2015-16 school year, down from the 2007-2008 school year, when 1,295
students were enrolled in private schools.
Table 1-2: Private School Enrollment for K-12 Schools within the City of Mendota
Heights: 2007-08 vs. 2015-16 School Year
School Grades
2007-08
Total
Enrollment
20015-16
Total
Enrollment
Percent Change
2007-08 to 2015-
16
St. Thomas Academy 7th - 12th 695 600 -14%
Visitation School Montessori
-12th 600 601 0%
Source: St. Thomas Academy and Visitation School websites
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Parks, Open Space, and Trails
The City of Mendota Heights boasts a variety of recreational opportunities,
including access to regional trails, riverside and lakeside parks, scenic bluffs and
a nature preserve. These facilities represent unique features in a park system that
helps to shape the character of Mendota Heights. The City has 295 acres of city-
owned parks and open spaces, which includes active and passive recreation
areas, along with other state and private parks and open spaces. These facilities
are detailed in the Parks, Open Space and Trails chapter of this plan.
Cemeteries
There are two cemeteries in Mendota Heights – Resurrection and Acacia – which
occupy a significant amount of land on the west side of the community.
Wastewater
The City's Public Works Department operates and maintains the City’s sanitary
sewer system. The responsibilities of the sanitary sewer system include
maintenance of the sanitary sewer lift stations, sanitary sewer main repair, and
sanitary sewer hook-up inspections. The City has a “Cleaning and Televising
Program”, which it uses to identify and repair infiltration and structural deficiencies
through re-lining and replacement of service lines as needed.
Water Supply
The St. Paul Regional Water Services provides water to Mendota Heights and
owns the water tower and distribution system. St. Paul maintains the water lines
and hydrants and bills its customers directly. A two-million-gallon water tower,
located on Lexington Avenue, next to the City's Public Works Facilit y, provides
reserve water capacity.
The Community Features Map illustrates the location of the various public, semi-
public, institutional, and private uses within the City of Mendota Heights. While the
Community Facilities map illustrates specific locations of public buildings, schools,
churches, synagogues, golf courses, parks, and major employers.
Surface Water & Stormwater Management
Handling stormwater runoff, both to reduce flooding and to protect water quality, is
an important issue for Mendota Heights. The city completed a Surface Water
Management Plan (July 2018) which is made part of this Comprehensive Plan
Update, detailing the programs and policies for stormwater management in the
City.
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Map 1-1: Community Facilities Map
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Socio-Economic Profile
The purpose of the social and economic inventory is to identify past trends,
document current conditions, and help identify issues to be addressed in planning
policies. These policies will help the community address a broad base of land use
and development issues. With the help of a solid information and policy base,
decision makers can evaluate and prioritize proposals for the community while
fulfilling the City’s long-term goals and objectives.
Growth Trends: Mendota Heights
The following graph illustrates the estimated and projected growth in the City of
Mendota Heights for population, household, and employment from 1970 through
2040. The table on the following pages expands this information with comparisons
to Dakota County.
Figure 1-2: Mendota Heights and Dakota County:
Population, Household, & Employment Estimates & Forecasts 1970-2040
Source: Metropolitan Council, US Census
After a significant increase between 1980 and 2000, City population decreased
slightly after 2000, but is expected to remain relatively stable in the decades to
come. In the meantime, the number of households is expected to grow at a slow
pace, indicating a further decline of household sizes. Employment, however, has
continued to grow in the past ten years despite the recent economic downturn, and
is expected to continue, but at a slightly slower pace in the next 20 years.
6,565 7,288
9,381
11,434
11,071 11,300 11,300 11,400
1,641 2,210
3,302
4,178 4,378 4,600 4,710 4,8001,140
2,998
5,805
8,549
11,550
12,600 13,400 13,700
0
2,000
4,000
6,000
8,000
10,000
12,000
14,000
16,000
1970 1980 1990 2000 2010 2020 2030 2040
Population Household Employment
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Growth Trends: Mendota Heights vs. Dakota County Communities
The following table shows population, household, and employment estimates and
forecasts for the City of Mendota Heights and Dakota County, 1970 through 2040.
The table shows how the City has grown slower in all three measures than the
County as a whole over several decades, with the exception of employment
between 1970 and 2000.
The City saw its largest population percent growth from 1980 to 1990. Dakota
County also experienced its highest percentage growth in population from 1980 to
1990. City population is projected to remain more or less unchanged out to 2040,
whereas the County is projected to continue to grow steadily for the next three
decades.
Table 1-3: Mendota Heights and Dakota County:
Population, Household, and Employment Estimates & Forecasts 1970 – 2040
Population/Percent Change
1970 1980 1990 2000 2010 2020 2030 2040
Mendota Hts 6,565 7,288 9,381 11,434 11,071 11,300 11,300 11,400
Decade change - 11% 29% 22% -3% 2% 0% 1%
Dakota County 139,808 194,279 275,186 355,904 398,552 435,870 474,670 514,050
Decade change - 39% 42% 29% 12% 9% 9% 8%
Household/Percent Change
1970 1980 1990 2000 2010 2020 2030 2040
Mendota Hts 1,641 2,210 3,302 4,178 4,378 4,600 4,710 4,800
Decade change - 35% 49% 27% 5% 5% 2% 2%
Dakota County 37,560 64,087 98,293 131,151 152,060 170,940 187,980 204,750
Decade change - 71% 53% 33% 16% 12% 10% 9%
Employment/Percent Change
1970 1980 1990 2000 2010 2020 2030 2040
Mendota Hts 1,140 2,998 5,805 8,549 11,550 12,600 13,400 13,700
Decade change - 163% 94% 47% 35% 9% 6% 2%
Dakota County 31,100 62,134 106,029 154,242 170,192 203,330 219,860 236,500
Decade change - 100% 71% 45% 10% 19% 8% 8%
Source: Metropolitan Council, US Census
Mendota Heights 2040 Comprehensive Plan Final Draft 01.22.19
Introduction & Background
1-27
Population
The following line graph illustrates the estimated and forecasted population for
Mendota Heights and four other communities within Dakota County – Eagan, Inver
Grove Heights, West St. Paul, and South St. Paul. Mendota Heights and its
neighbors West St. Paul and South St. Paul are mostly developed and will grow
slowly; Eagan and Inver Grove Heights, with room to grow, will see larger
population increases.
Figure 1-3: Mendota Heights and Dakota County Communities:
Population Estimates & Forecasts 2000-2040
Household Growth Trends
The following graph illustrates the growth trend in the number of households,
actual and projected, in Mendota Heights and area communities within Dakota
County, from 1970 to 2040. As the graph illustrates, households in West St. Paul
and South St. Paul will continue to steadily increase from 2010 until 2040. As with
population, Eagan and Inver Grove Heights will experience more dramatic
increases between 2010 and 2040.
Mendota Heights is expected to experience a modest rise in the number of
households, similar to West St. Paul and South St. Paul.
11,434 11,071 11,300 11,300 11,400
63,557 64,206 67,400 69,800 72,300
29,751 33,880 37,300 42,000 46,700
19,405 19,540 20,800 21,900 23,100
20,167 20,160 21,500 21,500 21,800
0
10,000
20,000
30,000
40,000
50,000
60,000
70,000
80,000
2000 2010 2020 2030 2040Population
Mendota Heights Eagan Inver Grove Heights West St. Paul South St. Paul
Mendota Heights 2040 Comprehensive Plan Final Draft 01.22.19
Introduction & Background
1-28
Figure 1-4: Mendota Heights and Dakota County Communities:
Household Estimates & Forecasts 2000-2040
Household Size
The graph below illustrates average household size in Mendota Heights compared
to Dakota County from 1970 to 2040. Household size has declined steadily since
1970 but is expected to flatten out in the next couple decades.
Figure 1-5: Average Household Size Mendota Heights & Dakota County 1970-2040
4.00
3.30
2.84 2.74
2.51 2.45 2.46 2.40 2.38
3.72
3.03
2.80 2.71
2.60 2.58 2.55 2.53 2.51
2.00
2.50
3.00
3.50
4.00
4.50
1970 1980 1990 2000 2010 2015 2020 2030 2040Persons per HouseholdYear
Mendota Heights Dakota County
4,178 4,378 4,600 4,710 4,800
23,773 25,249
27,400 28,700 30,000
11,257
13,476 15,400
17,600
19,800
8,645 8,529 9,200 9,600 10,100
8,123 8,186 8,900 9,200 9,400
0
5,000
10,000
15,000
20,000
25,000
30,000
35,000
2000 2010 2020 2030 2040Households
Year
Mendota Heights Eagan Inver Grove Heights West St. Paul South St. Paul
Mendota Heights 2040 Comprehensive Plan Final Draft 01.22.19
Introduction & Background
1-29
Household Type
Two types of householders are distinguished in the 2000 and 2010 U.S. Census:
a family and a non-family householder. A family householder is a householder
living with one or more people related to him or her by birth, marriage, or adoption.
The householder and all people in the household related to him or her are family
members. A non-family householder is a householder living alone or with non-
relatives only.
The table below illustrates the demographic profile of the households in Mendota
Heights. The table separates households by information pertaining to family and
non-family households; households with or with or without children; and the
number of households in each category.
Table 1-4: Mendota Heights Household Types 2000 & 2010
Total households HHs with Children HHs without
Children
Household Type 2000 2010 2000 2010 2000 2010
Married Couple Families 2,902 2,821 1,356 1,068 1,546 1,753
Female Householder 253 281 151 155 102 126
Male Householder 83 102 37 46 46 56
Total Family Households 3,238 3,204 1,544 1,269 1,694 1,935
Percent 77.5% 73.2%
Total Non-Family
Households
940 1,174
Percent 22.5% 26.8%
Total Households 4,178 4,378
Source: 2000 and 2010 US Census
The number of households held fairly steady between 2000 and 2010 but the
significant changes is in households with and without children – the trend being
fewer households with children. This likely indicates a societal trend but also the
presence of more retirees in Mendota Heights.
Mendota Heights 2040 Comprehensive Plan Final Draft 01.22.19
Introduction & Background
1-30
Age Distribution
The following bar graph compares the percentages of the age distribution in the
City of Mendota Heights in 2000 and 2010 and 2014. The median age of Mendota
Heights’ residents in 2000 was 41 years old. By 2010, the median age climbed to
47.5 years old. By 2014, the Census estimated it rose again to 49 years old.
Figure 1-6: Mendota Heights Age Distribution 2000, 2010, & 2014
Source: US Census 2000 & 2010, ACS 2014
The largest age cohort in Mendota Heights are 45-to-64-year-olds, rising from
about 29% in 2000 to over 37% in 2014. The share of children 14 and under has
decreased from about 22% in 2000 to under 15% in 2014.
5.8%
16.5%
11.1%
6.9%
15.8%
18.9%
10.6%
8.3%
6.2%
4.6%
13.0%11.4%
7.2%
9.8%
18.1%18.2%
9.1%8.7%3.9%
11.5%11.7%
6.4%
10.0%
17.0%
20.2%
9.2%10.0%
0.0%
2.0%
4.0%
6.0%
8.0%
10.0%
12.0%
14.0%
16.0%
18.0%
20.0%
22.0%
Under 5
years
5 to 14
years
15 to 24
years
25 ot 34
years
35 to 44
years
45 to 54
years
55 to 64
years
65 to 74
years
75 years +
2000 2010 2014
Mendota Heights 2040 Comprehensive Plan Final Draft 01.22.19
Introduction & Background
1-31
Age Distribution
The graphs to the
right depict this aging
trend in Mendota
Heights in a focused
way. In just 14 years,
the share of the
population over and
under 45 years of age
has flipped – from just
under half to just over
half.
Mendota Heights’ age trends have been following the age composition trends of
the Twin Cities Metro Area. The greatest population gains in the 1990s in the
Seven-County Metro Area were in the forty-five (45) to fifty-four (54) year old age
group, which is the same as Mendota Heights’ largest percentage category. This
was a result of the Baby Boom generation moving into an age category previously
occupied by the smaller Depression and World War II generation. The generation
after the baby boom generation, also known as Generation X, 35-to-44-year-old
age group, also grew significantly in the 1990s, just as in Mendota Heights.
The continued aging of the population creates new challenges for the Seven-
County Metro Area, as well as for the City of Mendota Heights. It is expected to
increase the demand for a wider range of services and housing choices, such as
townhomes, one-level housing, assisted living, and so on, rather than traditional
single-family homes.
The Metropolitan Council has estimated that between 2000 and 2030, the
population under the age of 55 is projected to increase by nineteen percent (19%)
in the Twin Cities Seven County Metro Area, while the number of people 55 and
over is expected to more than double, an increase of 111%. If the City of Mendota
Heights continues to follow the population trends of the greater Metropolitan Area,
the needs of the aging population will need to be recognized and addressed.
Education
The graph on the next page illustrates education levels for Mendota Heights’
residents ages 25 and over in 2010, compared to Dakota County, the Twin Cities
Metropolitan Area, and the State of Minnesota. Compared to the County, State
and Metro area, Mendota Heights’ residents are very well educated. The City has
more than 20 percent more residents with Bachelor’s degrees than either Dakota
County and the Metro Area, and the highest percentage of high school graduates.
Figure 1-7: Mendota Heights Age 45+ 2000 & 2014
44%56%
2000
45 years and older
44 and younger
56%44%
2014
45 years and older
44 and younger
Mendota Heights 2040 Comprehensive Plan Final Draft 01.22.19
Introduction & Background
1-32
Employment
Information from the 2010 Census regarding employment demographics for
Mendota Heights is depicted in the table below. The statistics provided include
employment information for residents over the age of 16. The majority of those
employed in the City in 2010 were in Management, employing 62 percent of the
population. The second largest employment category was Sales and Office,
employing 23 percent of the population.
Figure 1-8: Educational Attainment – Mendota Heights, Dakota County, Metro Area &
Minnesota
Source: ACS 2014, Metropolitan Council
97%95%92%92%
62%
40%41%33%
0%
20%
40%
60%
80%
100%
Mendota Heights Dakota County 7 County Metro Minnesota
High School Grad or higher Bachelor's Degree or higher
Table 1-5: Occupation of Residents in Mendota Heights
Management, business, science, and arts occupations 3,567
Service occupations 501
Sales and office occupations 1,342
Natural resources, construction, and maintenance occupations 110
Production, transportation, and material moving occupations 259
Total Civilian employed population 16 years and over 5,779
Source: ACS 2014
Mendota Heights 2040 Comprehensive Plan Final Draft 01.22.19
Introduction & Background
1-33
Income
The median household income for the City of Mendota Heights in 2000 was
$81,155. The City’s median household income has increased since then to
$98,098 in 2014. The median household income for the City is higher than that of
Dakota County, the entire Twin Cities Metro Area, and the State of Minnesota.
Poverty Rates
According to the 2000 Census and 2015 Census estimates, the City has a
relatively low percentage of individuals below the poverty level, compared to
Dakota County and Minnesota as a whole. Federal guidelines for 2015 considered
the poverty level to be $12,071 annually for a single person, $24,230 per year for
a family of four. For 2018 these increased to $12,140 and $25,100, respectively.
The number more than doubled by 2015 to 431 Mendota Heights’ residents living
below the poverty level.
Figure 1-9: Median Household Income 2000 & 2014
Source: ACS 2014, Metropolitan Council
$81,155
$61,863
$54,300
$47,111
$98,098
$74,995 $68,000
$60,828
$0
$20,000
$40,000
$60,000
$80,000
$100,000
$120,000
Mendota Heights Dakota County 7 County Metro Minnesota
2000 2014
Table 1-6: Mendota Heights Poverty Rates 2000 & 2015
Below Poverty Level
2000
Below Poverty Level
2015
Number Percent Number Percent
Individuals
-Dakota County
-Minnesota
212 1.9% 431 3.9%
5.4%
9.9%
Individuals 65 years and over 33 2.0% 86 3.9%
Families 43 1.3% 170 3.7%
Families with children under 18 yrs. 28 0.9% 77 3.3%
Source: ACS 2015
2-1
2
Land Use
Although Mendota Heights is almost completely developed, there are substantial
areas of public and private open space, wetlands, lakes, bluff and wooded areas
that give the feeling of very low density of development in much of the
community. The land use pattern is well established, with the strong residential
neighborhoods throughout the City, business and industrial development in the
southwest corner, several major institutional uses (cemeteries, schools, golf
courses), and protected natural areas (Dodge Nature Center, bluffs and ravines
along the river). The Community Facilities Map illustrates the specific location
and type of natural areas, open space, and recreation areas located within and
around Mendota Heights (see Figure 2-1).
This Plan identifies “focus” areas, or remaining parcels to be developed or
redeveloped (see attached Figure 2-2 Focus Areas). These areas range from
small isolated parcels to larger sections of the city which may be developed with
different land uses at some point.
Attention will also be given to protecting the high quality natural and built
environments which is addressed in many of the goals of this Plan. The intent is
to continue to protect the quiet, secluded feel of its mature neighborhoods by
preserving natural features and the environment, promoting high quality and well-
functioning developments, and continuing to work to decrease airplane noise
over the City.
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µ0 3,000 6,000 Feet
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Source: City of Mendota Heights,
Dakota County, 2016
Off Street Bituminous
Trail (6' to 8' wide)
Proposed North Urban Regional Trail
(Dakota County)
Wide Shoulders/On Street
Parks
Cemetery
City Park
State Park
Golf Course
Nature Preserve
Municipal Facility
School
Open Water
Wetland
1) Friendly Hills Park
2) Friendly Marsh Park
3) Hagstrom King Park
4)Ivy Hills Park
5) Ken sington Park
6)Marie Park
7) Me ndakota Park
8) Rogers Lake Park
9)Valley Park
10)Victoria Highland Park
11) Wentworth Park
12)Valley View Heights Park
13) Copperfield Ponds
14) Sibley Park
15)Civic Center Ball Park
Figure 2-1
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Dodd/Highway 110
Somerset Area
St. Thomas/Visitation
Infill Sites
City Boundary
Open Water
January 16, 2019
Source: Dakota County, 2016, City of Mendota Heights 2018
Infill/Redevelopment Areas
Mendota Heights 2040 Comprehensive Plan Draft January 16, 2019
2-4
Goals and Policies
GOAL 2.1: The land use plan will serve as the foundation for land use
decisions in Mendota Heights.
Policies:
2.1.1 Develop in accordance with the Comprehensive Plan for land use,
housing, transportation, parks and other community facilities.
2.1.2 Review and amend the Comprehensive Plan as necessary to ensure
consistent development policy in current and future development
decisions.
2.1.3 Zoning and rezoning decisions shall conform to the Land Use Plan.
2.1.4 The Land Use Plan will be updated to reflect changing priorities and
conditions or as required by the Metropolitan Land Planning Act.
2.1.5 Balance land use designations to meet projected growth demand.
GOAL 2.2: Preserve, protect, and enrich the mature, fully developed
residential environment and character of the community.
Policies:
2.2.1 Subdivision and zoning standards will emphasize high quality site and
building design.
2.2.2 Emphasize quality design, innovative solutions, and a high general
aesthetic level in community development and building.
2.2.3 Parks, trails and open spaces will be planned within walking distance of
all residential areas.
2.2.4 Encourage development and planning of land that provides for
reasonable access to surrounding properties.
2.2.5 Public buildings and properties will be designed, constructed and
maintained to be a source of civic pride and to set a standard for private
property owners to follow.
2.2.6 Historic preservation will be considered in land use decisions.
Goal 2.3: Support industrial and commercial development in designated
areas.
Policies:
2.3.1 The City will use available resources to meet redevelopment needs. This
will include cooperation with the Dakota County and the Metropolitan
Council to achieve redevelopment objectives.
2.3.2 Encourage appropriate transitions and buffering between potentially
incompatible land uses.
Mendota Heights 2040 Comprehensive Plan Draft October 2018
2-5
Goal 2.4: Reduce the impact of aircraft noise within the community.
Policies:
2.4.1 Increase public participation and representation through the Noise
Oversight Committee (NOC) and the Metropolitan Airports Commission
(MAC).
2.4.2 Achieve noise reduction through advocating modified takeoff procedures
and corridor compliance.
2.4.3 Advocate an equitable distribution of aircraft traffic and a more equitable
runway use system.
2.4.4 Monitor the continued implementation of the Minneapolis/St. Paul (MSP)
airport Comprehensive Plan.
2.4.5 Advocate for specific noise control measures through operational
changes and advance technology.
2.4.6 Encourage establishment of a physical capacity for the Mendota
Heights/Eagan corridor and transfer of general aviation use to other
reliever airports.
2.4.7 Notify and work with MnDOT in the event that potential airspace
obstructions are encountered.
2.4.8 Consider aircraft noise and safety issues as in applicable land use and
zoning decisions.
Mendota Heights 2040 Comprehensive Plan Draft January 16, 2019
2-6
Existing Land Use
The following table illustrates how the existing land use is distributed within the
City of Mendota Heights, illustrated on the attached Existing Land Use map. Note
that these categories are not the same and do not correspond exactly to the
Future Land Use categories further below:
Table 2-1 2017 Existing Land Use
2017 Existing Land Use Gross Acres
Acres Net of
Wetland
Rural Residential 147.36 115.86
Low Density Residential 1,792.12 1,727.75
Medium Density Residential 63.79 59.80
Medium Density Residential - PUD 14.17 14.17
High Density Residential 127.19 126.52
High Density Residential - PUD 6.42 6.42
Business 21.78 21.78
Limited Business 98.38 96.71
Mixed Use - PUD 38.66 37.20
Industrial 386.17 384.76
City Facilities 37.79 31.99
Schools (Public Private) 288.06 282.21
Churches Synagogues 32.59 30.53
Cemetery 239.67 238.47
Parks/Open Space 1,032.68 526.46
Golf Course 292.47 281.95
Right-of-Way 1,222.47 1,202.42
Open Water 591.03 551.02
Wetland 0.00 696.80
Total 6,432.81 6,432.81
Future Land Use Categories
Residential
Single family housing is the predominant land use in the City, although in recent
years there has been an increase in the development of multi-family housing.
Eight percent (8%) of the residentially-designated land in the City is utilized for
multiple family homes or medium to high-density development, as opposed to
one percent (1%) in 1979 and five percent (5%) in 2002.
The Land Use Plan identifies six categories of residential uses: rural, low density
in three ranges, plus medium density and high density.
Mendota Heights 2040 Comprehensive Plan Draft October 2018
2-7
Rural Residential
This land use is generally located in the east central part of the City. This
designation is intended for large lot single family residences with and without City
sewer. The Residential Estate areas are planned with a density not to exceed
1.08 units per acre. The corresponding zoning district classification is R-1A (One
Family Residential).
LR – Low Density Residential
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, corresponding to the R-1 district minimum lot size of
15,000 square feet and lot width of 100 feet.
MR – Medium Density Residential
This land use provides for townhome and attached housing development at
urban densities of up to 8 units per acre. New areas of Medium Density
Residential are added in this update to include existing townhouse and duplex
projects that were previously designated Low Density and zoned R-1. The
corresponding zoning district classifications are: R-2 (Medium Density
Residential District) and MR-PUD (Medium Density Residential Planned Unit
Development).
HR – High Density Residential
This land use provides for multi-family and apartment development at densities of
up to 25 units per acre, which might be allowed to increase within a planned unit
development (PUD). Most of this land use is in a few large apartment projects.
The corresponding zoning district classifications are: R-3 (High Density
Residential District) and HR-PUD (High Density Residential Planned Unit
Development).
MU – Mixed Use
The intent of the district is to allow for mixed use developments that combine
residential, retail, and commercial uses into a coordinated, planned development
project. This land use designation is located both north and south of the
Highway 62 and Dodd Road intersection, the City’s only significant retail area.
The northeast quadrant of this intersection has been developed into a mixed use
center known as The Village at Mendota Heights. The southeast corner of this
includes the Mendota Plaza shopping center which has seen renovation and
redevelopment in recent years, including a new Walgreen’s pharmacy; White
Pine Senior Living, a 50-unit assisted living complex, and a 4-story 139-unit
apartment project developed by Paster Properties and At Home Apartments.
Commercial
Commercial land uses are typically divided into two general categories; (1) office
and (2) retail. The office category includes land uses generally considered to be
Mendota Heights 2040 Comprehensive Plan Draft January 16, 2019
2-8
of a limited business nature, typically a daytime office use. The Land Use Map
identifies these areas as “LB - Limited Business”. The corresponding zoning
district classifications are B-1 (Limited Business), B-1A (Business Park) and B-2
(Neighborhood Business). The second category of commercial uses expands the
uses to include retail, restaurants, hotels and other commercial uses. This
includes neighborhood type convenience stores and shopping centers. The
Land Use Map identifies these areas as “B - Business”.
Limited Business
There are presently four locations where most Limited Business uses in Mendota
Heights are currently located or planned:
• In the southwest quadrant of Highway 62 (formerly Highway 110) and
Lexington Avenue;
• Either side of Mendota Heights Road, between I-35E and Dodd Road;
• On the south side of South Plaza Drive, east of Dodd Road near the
Mendota Plaza area; and
• On the south side of Highway 13 (Sibley Memorial Highway) at the
northern city boundary, east of I-35E.
Business
There are two locations where most Business uses are planned:
• In the southeast quadrant of Highway 62 (formerly Highway 110) and
Lexington Avenue;
• North of I-494 between Highway 55 and I-35E, although Commercial land
uses share much of this area with Industrial guided uses.
The largest concentration of commercial or business uses in the City is not
guided Business, but rather Mixed Use, at Highway 62 and Dodd Road, in the
Mendota Plaza and Village of Mendota Heights developments.
Industrial
The Industrial land use category is concentrated in the City’s industrial and
business park in the southwest part of the City, north of I-494. The vast majority
of the 400-plus acres of Industrial land is west of Highway 55, with a portion east
of Highway 55 and west of I-35E. This land use includes manufacturing, office,
and warehousing uses, but also hotels, restaurants and other commercial uses.
Public/Semi-Public
The Public/Semi-Public land use designation includes various land uses that are
generally outside the commercial, industrial and residential categories. Among
these are city buildings, such as City Hall, public works and fire stations; schools,
both public and private; churches and synagogues; and cemeteries.
Mendota Heights 2040 Comprehensive Plan Draft October 2018
2-9
Park & Open Space
The Park and Open Space land use designation includes City parks, State parks,
golf courses and nature preserves.
Future Land Use
The following table summarizes future land use for the City of Mendota Heights:
Table 2-2 2040 Future Land Use
2040 Future Land Use Gross Acres
Acres Net of
Wetland
RR - Rural Residential 218.88 176.62
LR - Low Density Residential 1,781.11 1,712.03
MR - Medium Density Residential 187.64 179.66
HR - High Density Residential 65.57 65.27
LB - Limited Business 143.86 142.09
B - Business 30.87 30.83
MU - Mixed Use 47.41 45.05
I - Industrial 401.01 399.33
P/S - Public/Semi-Public 515.51 502.56
P - Park & Open Space 1,227.47 727.13
Right-of-Way 1,222.47 1,202.42
Open Water 591.03 551.02
Wetland 0.00 696.80
Total 6,432.81 6,432.81
The City’s previous 2030 Land Use Plan map is attached on the following page,
followed by the 2040 Future Land Use Plan. Changes in land use between the
2030 Comprehensive Plan and this 2040 Comprehensive Plan are illustrated on
the attached Changes in Land Use map.
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MENDOTA RDHUNTERLNORCHARDPLVICTORIARDSIVYFALLSAVE
Existing Land Use
City of Mendota Heights
µ0 3,000 6,000 Feet
City Boundary
Rural Residential
Low Density Residential
Medium Density Residential
Medium Density Residential - PUD
High Density Residential
High Density Residential - PUD
Business
Limited Business
Mixed Use - PUD
Industrial
City Facilities
Schools (Public Private)
Churches Synagogues
Cemetery
Parks/Open Space
Golf Course
Right-of-Way
Open Water
Wetland
September 17, 2018
Source: City of Mendota Heights, 2017
Figure 2-3
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GUN CLUB LAKE DODDRDDODDRDDELAWAREAVESIBLEYMEMORIALHWYMARIE AVE W
MENDOTA HEIGHTS RDLEXINGTONAVE LILYDALERDPILOTKNOBRDHUBER DR
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BLEYMEMORIALNORTHLAND DR
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MENDOTA RDHUNTERLNORCHARDPLVICTORIARDSIVYFALLSAVE
2030 Planned Future Land Use
City of Mendota Heights
µ0 3,000 6,000 Feet
Residential:
Commercial:
Industrial:
HR-PUD
LB-PUD
LR-II
MR-PUD
B - Business
HR - High Density Residential
I - Industrial
LB - Limited Business
LR - Low Density Residential
MR - Medium Density Residential
RR - Rural Residential
Other:
CC - City Hall/Public Works/Fire Hall
PS - Private School
S - School
CS - Churches & Synagogues
MU-PUD - Mixed Use
P - Parks
SP - State Park
Water
GC-S - Small Golf Course
GC - Golf Course
CEM - Cemetery
NP - Nature Preserve
September 17, 2018
Source: City of Mendota Heights,
Dakota County, 2016
Figure 2-4
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MENDOTA RDHUNTERLNORCHARDPLVICTORIARDSIVYFALLSAVE
2040 Planned Future Land Use
City of Mendota Heights
µ0 3,000 6,000 Feet
November 30, 2018
Source: City of Mendota Heights,
Dakota County, 2017
City boundary
RR - Rural Residential
LR - Low Density Residential
MR - Medium Density Residential
HR - High Density Residential
LB - Limited Business
B - Business
MU - Mixed Use
I - Industrial
P/S - Public/Semi-Public
P - Park & Open Space
Open Water
LR 9 - Low Density Residential
LR 5 - Low Density Residential
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GUN CLUB LAKE DODDRDDODDRDDELAWAREAVESIBLEYMEMORIALHWYMARIE AVE W
MENDOTA HEIGHTS R DLEXINGTONAVE LILYDALERDPILOTKNOBRDHUBER DR
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WAGON WHEEL TRL
MENDOTA RDHUNTERLNORCHARDPLVICTORIARDSIVYFALLSAVE
2040 Planned Future Land Use for Properties
with Planned Land Use Change from 2030 to 2040
City of Mendota Heights
µ0 3,000 6,000 Feet
November 30, 2018
Source: City of Mendota Heights,
Dakota County, 2017
City boundary
RR - Rural Residential
LR - Low Density Residential
MR - Medium Density Residential
HR - High Density Residential
LB - Limited Business
B - Business
MU - Mixed Use
I - Industrial
P/S - Public/Semi-Public
P - Park & Open Space
Open Water
LR 9 - Low Density Residential
LR 5 - Low Density Residential
Mendota Heights 2040 Comprehensive Plan Draft Vers. 11.19.18
3-1
3
Transportation
Mendota Heights is strategically located within the regional roadway system, with
access to major highways connecting to both downtown Minneapolis and downtown
St. Paul, MSP Airport, and all parts of the region in all directions. The completion of
Interstates 494 and 35E in the late 1980s altered the physical environment of Mendota
Heights. The highway systems have connected the community to the region, and this
improved access has contributed to growth of the residential, commercial, and
industrial base of the community; but these major transportation systems have also
increased air, noise, and water pollution in parts of the community. This chapter of the
plan addresses transportation in many forms – automobiles, transit, bicycles and
pedestrians, aviation, and freight.
Goals and Policies
GOAL 3.1: Provide a safe, high quality, and cost effective multi-modal
transportation system
Policies:
3.1.1 Transportation improvements will be coordinated with the plans of
MnDOT, Dakota County, Metropolitan Council, and adjoining
communities.
3.1.2 The City will support regional improvements to major transportation
facilities serving the city when feasible.
3.1.3 New construction techniques, technologies, and environmental
sustainability will be considered in planning new transportation
facilities.
3.1.4 A network of sidewalks and trails will be constructed in all new
developments and redevelopments, where practical and feasible.
3.1.5 Developers will be required to provide the transportation facilities within
and adjacent to new subdivisions, including rights-of-way, roadways,
and bicycle and pedestrian facilities necessary to support their
development.
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3.1.6 Existing transportation facilities will be maintained so as to preserve or
improve service levels and minimize life-cycle costs. This includes an
ongoing pavement management program for city streets.
3.1.7 Where practical and feasible, planning for roadway improvements will
include landscaping, street lighting, and other aesthetic improvements.
GOAL 3.2: Expand transit options serving Mendota Heights
Policies:
3.2.1 The City will continue to support and participate in efforts to implement
improved transit service in the City.
3.2.2 The City will seek county, regional, state or federal funding to expand
transit services in and around the city.
Transportation Analysis Zones
In order to develop forecasts and plan for regional roads and highways, the
Metropolitan Council needs to know the demographic forecasts for smaller
geographic areas known as Traffic Analysis Zones (TAZ).
The Traffic Analysis Zones Map (see MAP 3-1) illustrates the eighteen zones
currently located within the City of Mendota Heights. Within each zone the
allocation of the Metropolitan Council’s 2040 population, household, and
employment forecasts are shown for each TAZ. The distribution of future growth
within these areas reflects the communities overall land use planning efforts.
Functional Classification System
Mendota Heights’ street system consists of Principal Arterials, “A” Minor Arterials,
“B” Minor Arterials, and community collectors, and a series of local streets. The
Transportation System Map (see MAP 3-2) illustrates the classification of the roads
within the City of Mendota Heights.
Principal Arterials
Interstates 494 and 35E, State Trunk Highway (TH) 55, and the western part
of Highway 62 (formerly Highway 110) – from 35E to TH 55 – are all designated
Principal Arterials. Interstate 494 forms the southern boundary of the City,
while Interstate 35E bisects the City from east to west. Highway 62 bisects the
community from north to south, with Highway 55 further dividing the
southwestern part of Mendota Heights.
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Arterial Roadways
“A” Minor Arterials are further classified as minor augmenters, minor relievers,
and minor expander roads. The definitions of these classes are outlined in the
Metropolitan Council’s 2040 Transportation Policy Plan. The major function of
an arterial road is to move traffic from the smaller community collector roads to
principal arterials as efficiently as possible. The “A” Minor Arterials within the
City of Mendota Heights are Highway 62, (35E to Delaware Avenue), Dodd
Road (Highway 149), Highway 13 (Highway 55 to Interstate 494), and Pilot
Knob Road or County Road 31 (Interstate 494 to Highway 13). Wentworth Ave
West (Dodd Road to Delaware Avenue) is the only roadway currently classified
as a “B” Arterial Roadway.
Arterial roadways, except county roads, are maintained by the Minnesota
Department of Transportation (MnDOT). Traffic on both principal and arterial
roadways within the city limits has increased steadily over the last ten years.
Community Collectors
Community collector streets are broken down by major collectors and minor
collectors. The City of Mendota Heights does not have any minor collectors.
Delaware Avenue functions as a major collector on the City’s eastern border.
It is otherwise known as County Road 63. Other roads within Mendota Heights
that are designated as Collector Streets are: Lexington Avenue or County Rd
43, Mendota Heights Road, Marie Avenue, Sibley Memorial Highway, and
Highway 13 (Highway 55 to Sibley Memorial Highway). County Roads 8
(Wentworth Avenue and Wachtler Avenue), 63 Delaware Avenue), 43
(Lexington Avenue) and 31 (Pilot Knob Road) are all maintained by Dakota
County.
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MAP 3-1: Traffic Analysis Zones (TAZ) Map
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MAP 3-2: Transportation System Map
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Traffic Volumes
The Transportation System Map illustrates the current daily traffic counts, the
forecasted 2040 traffic volumes, both in average annual daily trips (AADT), and
the existing number of lanes for each roadway
Transportation Issues
Mendota Heights commissioned a North-South Mobility Traffic Study to compile
data from existing traffic studies into one complete study for the city to use in
identifying needed improvements.
Previous Studies
The need for this study was prompted in response to multiple major growth plans
surrounding the study area. Inver Grove Heights Northwest Expansion and the
Minnesota Vikings Headquarters and Mixed-Use Development Alternative Urban
Area-Wide Review (AUAR) planning documents identified traffic and impacts for
each development respectively, but neither document examined the combined
impact of both developments. The intersections for each study were also primarily
south of I-494 along Dodd Road and Argenta Trail and did not fully consider the
impacts of traffic traveling to the north of the study areas into the city of Mendota
Heights.
In addition to the two AUARs, this study also incorporated two other Mendota
Heights’ expected future developments. These impact studies and other past
studies that were used to provide a basis for this project included:
➢ Inver Grove Heights Northwest Expansion AUAR (Sept 2007)
➢ Regional Roadway System Visioning Study (Aug 2010)
➢ Vikings Headquarters & Mixed-Use Development AUAR (April 2016)
➢ Mendota Plaza Expansion Traffic Impact Study (Aug 2016)
➢ Dodd Road Trail Feasibility Study (Nov 2017)
➢ Linden Street Senior Housing Traffic Impact Study (Dec 2017)
➢ Viking Lakes Event Travel Demand Management Plan (Jan 2018)
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Study Intersections
Key intersections in the study area were identified by Mendota Heights’ staff that
could be impacted by future development. These intersections included the
following list on each study corridor:
➢ Dodd Road at:
I-494 South Ramps
I-494 North Ramps
Mendota Heights Road
Lake Drive
Wagon Wheel Trail/Decorah Lane
South Plaza Drive
Highway 62 (formerly Highway 110)
Market Street
Maple Street
Marie Avenue
Wentworth Avenue
➢ Delaware Avenue at:
O’Neill Drive
Mendota Heights Road
Huber Drive / Charlton Road
Highway 62
➢ Mendota Heights Road and Lake Drive
➢ Lake Drive and Swan Drive
Existing Traffic Operations
Existing traffic operations were analyzed to identify intersection delay and level of
service (LOS) based on HCM guidance. LOS grade values correspond to specific
traffic characteristics within a given system. At intersections, LOS is a function of
average vehicle delay. For two-way stop controlled intersections, minor approach
delay is reported in addition to intersection LOS results. LOS “E” or worse,
according to MnDOT standards, is considered deficient under normal traffic
operations.
Results of the existing traffic operations analysis identified several intersections
and operational deficiencies in the study area. Noteworthy deficiencies include:
➢ Dodd Road at Highway 62 has unacceptable operations in the AM peak
hour and approaching capacity in the PM peak hour. The queues in the
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AM peak hour spill back to cause unacceptable conditions and block
movements at Market Street.
➢ Delaware Avenue and Highway 62 is approaching capacity.
Existing Traffic Control
Warrant analysis results showed that signal warrants were met for all existing
signalized intersections. For the un-signalized intersections that were analyzed,
existing all-way stop intersections at Marie Avenue and Wentworth Avenue met
Multi-Way Stop Application (MWSA) and 70% signal warrants for four hour and
peak hour conditions. The remaining two way stop control intersections did not
meet signal or MWSA warrants under their current volume conditions.
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Future Conditions
Traffic projections were developed for 2040 to evaluate operating conditions under
both existing and proposed roadway infrastructure. Multiple 2040 traffic scenarios
were developed to determine the impact from major developments that are under
construction or planned in the area.
2040 Base Scenario
➢ Based on traffic projections from 2030 Dakota County Comprehensive Plan
extrapolated to 2040.
➢ Includes planned Mendota Plaza development near Dodd Road and
Highway 62.
➢ Does not include the new Viking Lakes development (Minnesota Vikings
practice facility and adjacent development) or the planned Inver Grove
Heights Northwest Expansion.
2040 Build AUAR (No Interchange) Scenario
➢ Includes 2040 base scenario traffic growth assumptions as well as traffic
generated by the Viking Lakes site and Inver Grove Heights Northwest
Expansion. Trip generation for the Viking Lakes and Inver Grove Heights
Northwest Expansion sites are based on information in the respective
AUAR documents for each site.
➢ Does not assume a future Argenta/I-494 Interchange.
➢ Assumes the most densely developed Viking Lakes scenario that was
considered in the AUAR.
Viking Lakes Development Details
The Viking Lakes development is in the southeast quadrant of the I-494 and Dodd
Road interchange. The site will include the new Minnesota Vikings practice facility
and associated office space, other offices not affiliated with the Vikings, hotels,
retail, and apartments.
During typical operating conditions (i.e., no major events occurring at the Vikings
facilities), the following traffic volumes are expected to be added to the surrounding
roadway network compared to existing conditions:
➢ 40,000 daily trips
➢ 3,100 AM peak hour trips (74 percent entering/26 percent exiting)
➢ 3,800 PM peak hour trips (35 percent entering/65 percent exiting)
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Viking Lakes Event Traffic
As part of a separate study, a Travel Demand Management Plan was developed
for the Viking Lakes site to best accommodate traffic during atypical event
conditions such as Vikings training camp, high school athletic events, concerts,
etc. This event plan looked at events between 500 and 7,200 attendees for
existing events and up to 21,000 attendees for future events. However, vehicle
traffic to and from the event site will be much lower due to transit/walk/bike and
vehicle occupancy which decreases the maximum vehicles to 2,495 for existing
events and 7,280 for future expanded capacity events.
Many events will occur during off-peak time periods, during weekends, midday, or
evening, where total volume splits using Dodd Road or Delaware Avenue are
expected to be less than peak volumes. Therefore, the North-South Mobility Study
will only evaluate typical operating conditions in the area. Results from the ongoing
Travel Demand Management Plan will be considered in recommendations made
in the North-South Mobility Study to ensure consistency between analyses and
recommendations across studies.
Inver Grove Heights Northwest Expansion Development Details
The planned development covers a 3,140-acre area in Inver Grove Heights that is
generally bound by I-494, Argenta Trail, TH 55, and Babcock Trail. Land uses
include low, medium, and high density residential, commercial, office/industrial,
public/institutional, and open space.
The development is expected to add the following traffic volumes to the
surrounding roadway network:
➢ 102,200 daily trips
➢ 5,300 AM peak hour trips (49 percent entering/51 percent exiting)
➢ 8,400 PM peak hour trips (47 percent entering/53 percent exiting)
Traffic Forecasts
Traffic projections for both 2040 Base Scenario and 2040 Build Scenario
conditions were developed based on trip generation assumptions that are
described above. This included the development of 2040 daily traffic projections
as well as AM and PM peak hour turning movement projections.
Origins and destinations of site generated trips were assumed after a review of
prevailing traffic patterns and previous documentation. Adjustments were made
based on existing regional travel patterns which differed slightly from the Viking
Lakes AUAR. It is expected that six percent of Vikings Lakes development traffic
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3-11
will use Dodd Road and nine percent will use Delaware Avenue between I-494 and
Highway 62. Six percent (6%) of Inver Grove Heights Northwest Expansion
development traffic will use Delaware Avenue to the north of I-494.
Future Traffic Operations
Increased traffic volumes through 2040 are expected to trigger many operational
deficiencies throughout the study area, especially in the 2040 Build Scenario with
added traffic from the Viking Lakes and Inver Grove Heights Northwest Expansion
developments. The 2040 Build Scenario is expected to trigger LOS F at all Dodd
Road study intersections north of Wagon Wheel Trail and at all Delaware
Avenue/Argenta Trail study intersections except at Huber Drive.
Future Traffic Control
Minnesota MUTCD traffic control warrants were evaluated with projected 2040
volumes to identify potential traffic control revisions throughout the study area.
Intersections that were identified as being deficient in existing or 2040 conditions
were analyzed under several options to provide improvements to the intersection.
Several options per intersection were identified as possible improvements, with a
recommended option being identified for each intersection. To maintain a
complete corridor vision, intersections were grouped together based on their
existing control and location. High level cost estimates were included for
comparison purposes only. They represent high-level estimates and do not
include right-of-way costs.
MN Highway 62 Intersections
The MN HWY 62 intersections with Dodd Road and Delaware Avenue are both
high traffic volume intersections. With 37,500 daily entering vehicles at Dodd Road
and 35,000 daily entering vehicles at Delaware Avenue, both intersections are
approaching the capacity of their existing 4-Lane highway footprint. With 2040
volumes identifying growth up to 50,000 daily entering vehicles for both
intersections, an alternative corridor design or interchange will likely be necessary
in the future.
Market, Maple, and South Plaza Drive
The four intersections adjacent to the Highway 62 and Dodd Road intersection
were identified as having deficient 2040 intersection operations. Dakota County
recommends at least 1/4 mile spacing for signals along a major arterial roadway
precluding a signal at either Market Street or North Plaza Drive. The queuing from
Highway 62 would also impact closely spaced signals. If all four access locations
were unchanged, signal warrants for the four intersections are expected to not be
met. However, if access is reduced at Market Street and N Plaza Drive, the
resulting traffic shifts would warrant signals at Hilltop Road/Maple Street and South
Plaza Drive.
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The results of the analysis showed that when queuing was minimized at Dodd
Road and Highway 62 that operations were generally acceptable at South Plaza
Drive, Market Street, and Maple Street. By reconfiguring to a reduced access
design, delays at the study intersections were decreased from unacceptable to
acceptable conditions. Although right-in right-out access at N Plaza Drive was
modeled and preferred, the option of keeping southbound access into Mendota
Plaza should be considered in the future.
Marie and Wentworth
Dodd Road intersections with Marie Avenue and Wentworth Avenue are both
slightly skewed all-way stop controlled intersections. With volumes on Marie and
Wentworth expected to increase from 3,000-4,000 existing to 5,000-6,000 in 2040
cross street traffic will drive the need for an alternative intersection that will benefit
both safety and operations.
Wagon Wheel Trail and Decorah Lane
With MnDOT’s 2018 TH 149 reconstruction project, Wagon Wheel Trail and
Decorah Lane will be reconstructed into a three-lane segment with a pedestrian
crossing median between the intersections. This improvement is a near-term
solution to increase both vehicle and pedestrian safety at the intersection.
However, as volumes increase on Dodd Road this intersection will have future
unacceptable operations and long-term alternatives will need to be considered.
Delaware Avenue
Delaware Avenue is expected to see the highest percentage increase in
development traffic in the study area. Volumes are expected to increase from
3,000 daily trips to more than 13,000 daily trips in the full build scenarios. If these
volumes are not mitigated, Delaware Avenue will be at capacity with several
intersections that have unacceptable conditions. If the Argenta Interchange is
constructed at the locally preferred location, this will alleviate development
volumes that were routed to Delaware Avenue. It is expected that 90 percent of
development traffic using Delaware Avenue will be shifted to using the Argenta
Interchange restoring the acceptable operations of the corridor in the 2040 Base
Conditions. The Argenta Interchange at the preferred location 1,500 feet east of
the existing overpass should be the preferred option to limit congestion on
Delaware Avenue. If the interchange is not built, Delaware Avenue will need to be
expanded to a 3-lane or 4-lane option.
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Multimodal Considerations
Although this study was focused on identifying vehicular traffic due to regional
development, bike and pedestrian facilities are an important consideration for the
final corridor vision. In depth pedestrian and bike facilities were not analyzed as
part of the current study (as a previous trail study was finished in Nov 2017). Many
of the alternative recommendations will coincide with multimodal improvements
and will be analyzed in depth during preliminary design of the concepts.
The Dodd Road Trail Feasibility Study (Nov 2017) identified Dodd Road as a major
N-S regional trail facility. The existing facilities are mostly on -street trails (wide
shoulders) however north and south of Highway 62 there are existing sections of
off-street trails. A Pedestrian/Bike tunnel was just recently constructed under
Highway 62 connecting these two segments. Trail crossings were also proposed
at Wagon Wheel Trail / Decorah Lane as part of the TH 149 resurfacing project in
addition to existing crossings at Mendota Heights Road, South Plaza Drive, and
Marie Avenue. The recommendations of the study were to build seven additional
sections of off-street trail segments along Dodd Road with public support as
construction would require property owners to sell property or easements for the
trail segments.
Due to the limited right-of-way along Delaware Avenue, pedestrian
accommodations in the study area between I-494 and Highway 62 would be
constrained by roadway grade profiles and right-of-way needed from property
owners. Existing off-street trails on Huber Drive and Mendota Heights Road allow
connections from Delaware Avenue to the west and serve as alternative
multimodal routes to the narrow corridor.
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Access Management
Access management is the
planning, design, and
implementation of land use and
transportation strategies that
maintain a safe flow of traffic while
accommodating the access needs
of adjacent development.
The Minnesota Department of
Transportation (MnDOT) has set up
access management guidelines
which provide numerous benefits
such as, reduce congestion and
crashes, preserve road capacity
and postpone the need for roadway
widening, improve travel times for
the delivery of goods and services,
ease movement between
destinations, and support local
economic development.
To provide safe and convenient
travel within the City, access
management guidelines will be
applied when making development
decisions. MnDOT access
management guidelines will be
incorporated into this
Comprehensive Plan update.
MnDOT Access Management Guidelines
1. Think land use AND transportation.
Before approving a subdivision or rezoning, consider what road design
and improvements will be needed to support the development and link it
to the surrounding area.
2. Identify and plan for growth areas.
Incremental and uncoordinated development will not lead to a livable
community or a healthy business climate. Support economic growth by
planning and investing in a local road network to support development.
3. Develop a complete hierarchy of roads.
A viable community requires a variety of roadways organized as an
integrated system. Highways and arterials are needed for longer, higher
speed trips. Local streets and collectors provide access to homes and
businesses. Recognize that different roads serve different purposes.
4. Link access regulations to roadway function.
Access requirements in zoning and subdivision regulations should fit
each roadway’s functional classification. Recognize that the greatest
access control is needed for those roads intended to serve longer, higher
speed trips.
5. Avoid strip development. Promote commercial nodes.
Commercial development can be located adjacent to and visible from the
highway, but
should be accessed via a system of parallel local roads and side streets
that complement the state highway system.
6. Connect local streets between subdivisions.
Give residents convenient options for travel from one neighborhood to
another by connecting local streets from one subdivision to the next.
7. Design subdivisions with access onto local streets.
Avoid lot designs with driveways that enter onto major state or county
highways. Orient business and residential driveways to local streets that
feed onto the highway at a few carefully designed and spaced
intersections.
8. Practice good site planning principles.
Locate entrances away from intersection corners and turn lanes. Provide
adequate space on the site for trucks to maneuver and for vehicles to
queue at drive-through windows without backing or stacking on the
roadway. Adjacent businesses should provide shared driveways and
cross access, so customers can make multiple stops without entering the
arterial.
9. Correct existing problems as opportunities arise.
Adopt a long range vision for improving access along older, developed
corridors. Correct unsafe accesses as individual parcels expand or
redevelop. Work with affected property owners to consolidate driveways
and provide internal access between parcels. Fill in the supporting
roadway network with local access roads as part of the redevelopment
process.
10. Coordinate local development plans with Mn/DOT and county
road agencies.
Share plans for subdivisions, rezonings, and site plans with affected road
authorities early in the development process. Contact Mn/DOT and the
County Highway Department to talk about long range plans and
development needs.
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Bicycles and Pedestrians
The Regional Bicycle Transportation Network (RBTN) consists of a series of
prioritized Tier 1 and Tier 2 corridors and routes (see MAP 3-3: Bicycle Facilities
and Plan). The goal of the RBTN is to establish an integrated network of on-street
bikeways and off-road trails which move bicyclists more efficiently and encourage
the implementation of future bikeways. Mendota Heights has approximately 6
roadways within Tier 1 RBTN alignments and 1 roadway within Tier 2 RBTN
alignments.
The bikeway inventory data for Mendota Heights was last updated in 2007. This
inventory identifies a section of the Fort Snelling Park Trail located east of the
Minnesota River and Cheyenne Lane located near Wagon Wheel Trail as planned
for future improvements. As of 2016 neither of these sections have been altered.
Metropolitan Council polices identify specific regional employment clusters” and
“activity center nodes”. Mendota Heights does not have either of these.
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MAP 3-3: Bicycle Facilities and Plan Map
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Transit Plan
Public Transit Service
Mendota Heights is within Market Area II and Market Area III of the Transit Market
Area classifications (see MAP 3-4: Existing Transit). Market Area II provides a
network of local buses accommodating different trip purposes as demand
warrants. Limited stop services connect major destinations. Market Area III
emphasizes commuter express bus service with suburban local routes providing
basic coverage. General public dial-a-ride services supplement where regular-
route service is not available.
Regularly scheduled transit route service is provided by the Metropolitan Council
Transit Operations (MCTO). There are six (6) transit routes that operate within the
City of Mendota Heights. These bus routes provide service to downtown
Minneapolis, St. Paul, the University of Minnesota, the Mall of America, as well as
other suburban areas, including Eagan, Inver Grove Heights, and West St. Paul.
Several express routes, as well as local limited routes, are available for use by
community residents. The City does not have designated Park and Ride facilities
or MnPASS lanes.
Metro Mobility, which serves people who need specially-equipped vehicles for
transportation, is offered throughout the Twin Cities and within the Metropolitan
Urban Service Area. Dial-a-ride service for seniors and persons with disabilities
is provided by Dakota Areas Resources and Transportation for Seniors.
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Figure 3-4 Existing Transit Map
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Robert Street Corridor Transit Feasibility Study
(Prepared for Dakota County Regional Rail Authority by URS Corporation, CR
Planning, Connetics Transportation Group, 2008)
The Robert Street Corridor in Dakota County extends from Union Depot in St. Paul
to Rosemount. The corridor is bound by I-35E on the west and the Mississippi
River on the east. Existing and projected conditions such as population and
employment growth, changing demographics, limited transit service coverage,
increased roadway congestion, and lack of planned roadway improvements drove
the need to consider transportation alternatives.
Short and medium term recommendations were formulated to correspond with the
long term vision for the Robert Street corridor. Short term recommendations focus
on enhancements to the existing bus service and commencing studies of land use
and parking policies. Medium term recommendations require additional sources
of funding to significantly expand bus services. The long term vision of the Robert
Street Corridor is to build a transit way from downtown St. Paul to Rosemount
linking major destinations.
The proposed Robert Street transit way alignment is east of the City of Mendota
Heights. However, the long term vision would directly affect the roadways within
city limits. The plan presents a limited stop Bus Rapid Transit (BRT) line on
Highway 62 and an express bus route on TH 55 which would connect to the
existing Light Rail Transit (LRT). The citizens of Mendota Heights would also
benefit from additional park and ride facilities within nearby cities.
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Aviation Plan
Mendota Heights benefits from its close proximity to Minneapolis-St. Paul
International Airport (MSP) but is also directly affected by aircraft operations.
Residents and businesses have easy and quick access to a major international
airport. However, aircraft noise is a major issue for some in Mendota Heights
because of the detrimental impacts of increased operations on the quality of life in
existing neighborhoods and the impact of land use compatibility guidelines and
noise contours on development options.
Since the opening of the “North-South” runway, previous issues with the
distribution of air traffic have been reduced. All residential areas in Mendota
Heights were in conformance with the original aviation guidelines and their
previous projections of air noise and air traffic. Mendota Heights was the only city
that adopted the original Metropolitan Council noise zones and guidelines and is
the only city to adopt and enforce a Noise Attenuation Ordinance.
The Runway Use System at MSP relies heavily on “land compatibility” as a guiding
principle for departure determination, thereby increasing the volume of traffic and
the percentage of exclusive use of the southeast corridor, which was zoned
commercial/industrial in cooperation with regional and local planning agencies.
This increased traffic has impacted existing compatible residential neighborhoods
in Mendota Heights.
The City of Mendota Heights has worked strenuously to address airport noise
issues. A citizen Airports Relations Commission has been established by Mendota
Heights to provide recommendations to the City Council on airport issues. This
plan is a compilation of the City’s work and history regarding the airport, a set of
policies and actions to guide future decisions on airport, a description of the
conflicts with other agencies responsible for airport impacts, and a discussion of
the potential land use impacts from agency requirements. In addition to these local
efforts, the City has adopted a zoning ordinance consistent with federal
requirements for height control jurisdictions.
Airport-Related Goals and Policies
The overall goals in relation to airport related issues are as follows:
1. To reduce negative airport impacts in Mendota Heights.
2. To reduce aircraft noise through equitable distribution of flights among all
communities located adjacent to MSP.
3. To work diligently with all noise issues and agencies to decrease aircraft
noise in volume and to decrease the area of noise impacts.
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Aircraft Noise Policies
To address the issues described herein and to pursue the goals of the City, the
following are the policies of the City of Mendota Heights:
1. Increase public participation and representation through the Noise
Oversight Committee (NOC) and the Metropolitan Airports Commission
(MAC).
2. Achieve noise reduction through advocating modified takeoff procedures
and corridor compliance.
3. Advocate an equitable distribution of aircraft traffic and a more equitable
runway use system.
4. Monitor the continued implementation of the Minneapolis/St. Paul (MSP)
airport Comprehensive Plan.
5. Advocate for specific noise control measures through operational changes
and advanced technology.
6. Establish a physical capacity for the Mendota Heights/Eagan corridor and
transfer general aviation use to other reliever airports.
7. Notify and work with MnDOT in the event that potential airspace
obstructions are encountered.
History of Noise Reduction Efforts
The City of Mendota Heights has addressed aircraft noise issues in several ways,
including the following formal actions:
1. Membership in the NOC.
2. Modification of the Land Use Plan consistent with the established aircraft
flight corridor.
3. Adoption of the Aircraft Noise Attenuation Ordinance.
4. Establishment of the citizen Airports Relations Commission (ARC) to study
airport issues and make recommendations to the City Council.
5. Agreement to a contract with MAC prohibiting construction of a third parallel
runway.
The City has worked through the various agencies on issues including:
modification of aircraft landings and departures, supporting the installation of
ANOMS, supporting the prohibition of Stage II aircraft, and educating homeowners
about the Part 150 program.
The City of Mendota Heights planned its land use according to the flight corridor,
as originally established, and adopted land use guidelines into an ordinance format
in 1987. Operations have strayed to existing residential areas outside of the
planned corridor however, significantly impacting several neighborhoods.
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Impacts of Future Land Use Planning
Mendota Heights has planned its land uses in relation to the City’s experience with
aircraft noise and the airport’s aviation guidelines. New development and
redevelopment in the areas affected by air noise is closely scrutinized and has
been accomplished with success through strict adherence to site planning and
building design regulations.
The City of Mendota Heights has adopted the Metropolitan Council’s model Sound
Attenuation Ordinance and has enforced the provisions of this ordinance for all
building permits in the Noise Zones since 1986. Town home projects are
considered to be consistent with the Aviation Policy compatibility guidelines for
Noise Zone 4, which allows residential land uses, as a conditional use. The
conditional use for residential land use in Noise Zone 4 is satisfied through the
enforcement of the City’s Sound Attenuation Ordinance, thereby, allowing
residential construction to meet the Aviation Guide Plan’s land use compatibility
guidelines. The City of Mendota Heights considers town home development to be
consistent with these guidelines for the following reasons:
The experience of the City of Mendota Heights with the Sound Attenuation
Ordinance has shown that single family homes and multiplex residential structures
(in Noise Zone 4) can be sound attenuated as successfully as larger buildings with
shared entrances.
1. A continuing reduction in experienced air noise, as evidenced by the
airport’s planning documents, new runway construction, and
enhancements in aircraft technology, will result in the protection of current
Mendota Heights residential areas from the prospect of new negative air
noise impacts.
2. The City of Mendota Heights will allow for the development of town home
projects, consistent with the policy direction associated with the City’s
recent housing developments around Lake Augusta, provided the project
demonstrates compliance with the following:
a. Future town home developments shall be required to limit the exterior
use on the site through unit design and the layout of the site plan.
b. Future town home developments shall be designed compliant with the
building requirements of the City’s Sound Attenuation Ordinance.
c. Future town home developers shall file notice against the property
deeds notifying all future property owners that the parcels exist within
the Metropolitan Council’s Air Noise Zones.
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Freight Plan
Freight is an important aspect in supporting a community by providing residents
and business with the goods and materials they need. The Twin Cities area is a
primary freight hub for the upper Midwest region. Roadways, railroads, barges,
and air are the four modes of freight transportation within the Twin Cities Metro
area. Mendota Heights does not have any Air/Truck, Barge/Truck, or Rail/Truck
freight terminals.
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Truck freight primarily impacts the city with two US Interstates located within the
city limits. I-494 and -35E both carry large amounts of commercial commerce to
and from the downtown Minneapolis/St. Paul area (see Existing Roadway
Functional Classification Map for HCAADT volumes). No local roadways have
been identified as creating significant issues for the movement of goods within the
City of Mendota Heights.
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4
Parks and Trails
The City of Mendota Heights boasts a variety of recreational and open space
opportunities. Few cities can claim access to regional trails, riverside and lakeside
parks, scenic bluffs and a nature preserve among their recreation facilities. These
facilities represent unique features in a park system that helps to shape the
character of Mendota Heights beyond the ordinary. They offer a visual identity to
the city, in addition to contributing to the quality of life for those who live here.
Mendota Heights has 771 acres of parks and open space, which includes City
parks, active and passive recreation areas, along with other state and private parks
and open spaces.
The 33 miles of city trails and bicycle facilities located adjacent to roadways or
meandering through the bounty of open space in the community offer an excellent
opportunity for exercise and relaxation. Opportunities are available for walking,
bicycling, bird watching and nature hikes.
In addition to parks, the City is also home to three golf courses: Mendakota Golf
Course, Somerset Golf Course, and the Mendota Heights Par 3 golf course.
Goals and Policies
GOAL 4.1: Provide a park system that is safe, accessible, and equitable in
its offerings to all Mendota Heights residents and visitors.
Policies:
4.1.1 Create and maintain a park system that provides the optimum amount
of active and passive open space for the enjoyment of all Mendota
Heights residents.
4.1.2 Provide facilities and programs that allow people of varying abilities to
participate.
4.1.3 Build, maintain and retrofit park facilities and equipment to be safe for
all users.
4.1.4 Plan and build safe connections for pedestrians and bicyclists within
and between park facilities and major destinations in the community.
4.1.5 Strive to make all facilities and programs open and welcoming to people
of all ages and diverse backgrounds.
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GOAL 4.2: Provide a park system that assures high quality facilities,
buildings, grounds, trails, amenities, and natural settings.
Policies:
4.2.1 Keep the park system up-to-date in terms of facilities, activities and
programs that are responsive to the community’s needs and wishes.
4.2.2 Support the park system adequately for the facilities, activities and
programs offered.
4.2.3 Provide bicycle amenities in parks and along trails.
4.2.4 Provide a sustainable funding stream and operate the park system in a
fiscally sound manner, including taking advantage of available grants.
Goal 4.3: Use the park system as a means to enhance and sustain the
environment of each neighborhood and the city as a whole.
Policies:
4.3.1 Provide facilities, programs and opportunities in the park system that
bring people together and create community.
4.3.2 Protect and enhance the environment by promoting native species and
pollinator friendly plantings, preventing and removing invasive species,
and reducing salt on roads and sidewalks.
4.3.3 Protect and enhance native wildlife by considering their needs and
habits in our stewardship of park property and facilities.
4.3.4 Ensure that stormwater is managed in park facilities in a manner that
protects and preserves water quality and the ecology of the watershed.
4.3.5 Strive to make all park facilities, equipment and construction projects
and materials environmentally friendly and sustainable.
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Goal 4.4: Cooperate with Dakota County and surrounding communities in
park and recreation facilities and programming.
Policies:
4.4.1 Support the Dakota County 2030 Greenway Corridors Plan/Vision.
4.4.2 Continue to cooperate with South St. Paul, West. St. Paul and other
neighboring communities on park and recreation programs and
facilities.
4.4.3 Encourage the preservation of open space by private property owners
and the City.
4.4.4 Explore new opportunities and continue to work cooperatively with
School District #197, St. Thomas, Visitation, Fort Snelling State Park,
and other entities to provide maximum recreational opportunities and
avoid duplication.
4.4.5 Improve and expand safe bicycle and pedestrian connections to City
parks and other community destinations.
Previous Development
Previous Comprehensive Plans and Park Plans have guided the City in the
development of its park system. As development has occurred, parkland has been
dedicated to provide residents with recreational opportunities. Since the adoption
of the 1979 Comprehensive Plan, the City has made improvements to all parks
and has developed the following new parks: Copperfield Ponds, Hagstrom-King,
Kensington, Mendakota, Sibley, Valley View Heights, and Victoria Highlands. The
location of these new parks closely resembles Plan recommendations and reflect
the City’s commitment to providing park services to all residents as opportunities
arise.
Not only has the City made improvements and developed new parks, it has also
made efforts to maintain and protect existing open space. The City purchased the
17-acre Mendota Heights Par 3 Golf Course after the private owners proposed to
develop the property into approximately 30 single family lots. The City also joined
with other public entities and purchased the 25.5-acre Pilot Knob area, which will
be retained as open space. Protection of the Pilot Knob area as an important
Dakota site has been identified as a critical issue for many residents in the city.
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Existing City Park Facilities and Types
Mendota Heights currently has 756.7 acres of City parks, golf courses, and open
space. The city also features part of the Fort Snelling State Park within their
boundaries, totaling an additional 771.2 acres. A brief discussion of the three types
of parks that typically comprise a local park system is provided below. The
descriptions and standards should serve as a guide. Other factors, such as
proximity to regional or county parks, financing, or major trends in recreation, will
also influence the evolution of the City’s park system. Regional and State parks
are discussed later in this chapter.
1) Neighborhood Park
Neighborhood parks are the basic unit of the park system and serve as the
recreational and social focus of the neighborhood. They accommodate a wide
variety of age and user groups, including children and adults. They create a
sense of place by bringing together the unique character of the site with that of
the neighborhood. Mendota Heights should seek to achieve a balance
between active and passive neighborhood parks. Neighborhood parks range
from 5-30 acres and serve a ½ mile area. Communities often will operate a
joint neighborhood park with the school district and elementary schools. The
City’s neighborhood parks include Friendly Hills, Hagstrom-King, Ivy Hills,
Marie, Valley View Heights, Victoria Highland, and Wentworth.
2) Community Park
Community parks are designed to meet the recreational needs of several
neighborhoods or larger segments of the community. They are intended for
ball fields and larger athletic facilities or community gatherings. They can also
be designed to preserve unique landscapes and open spaces. They serve a
one-half mile to five mile radius. The City’s community parks include
Kensington, Valley, Roger’s Lake, Mendakota, and Sibley Athletic Complex.
3) Natural Resource Area
Natural resource areas are areas set aside to preserve significant or unique
landscapes. They are often, but not always, properties unsuitable for
development with steep slopes, drainage ways, and ravines or wetlands. In
addition, there may be locations where local tree protection, shoreland and
critical area ordinances, or state and local wetland ordinances restrict
development in some way. Natural Resource areas include Friendly Marsh,
Copperfield Ponds, Valley Park, Pilot Knob Preservation, and Dodge Nature
Center.
City parks and natural resource areas are illustrated in MAP 4-1: Parks and
Trails.
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State, Regional, and Private Parks and Open Spaces
In addition to the City’s parks, there are numerous regional, county and private
facilities within or near the City’s borders.
Fort Snelling State Park
As noted earlier in this chapter, Fort Snelling State Park is the largest park in
Mendota Heights with 771 of its 2,642 acres located in the city. It provides outdoor
recreation opportunities and natural resource conservation for the public and is
considered part of the regional recreational open space system. Fort Snelling
State Park is a recreational state park offering swimming, large group and f amily
picnic grounds, a boat launch, interpretive center and historical areas, trails, and
scenic overlooks. Most of the park’s active facilities are located on the
Bloomington side of the River, requiring most Mendota Heights residents to drive
or bike across the I-494, I-35E, and Mendota bridges to access the park. The
Mendota Heights portion of the park is left primarily as a natural area as it contains
extensive floodplain marsh habitat. Facilities located in Mendota Heights support
less intensive uses, such as biking, hiking, cross country skiing, and fishing. The
Sibley and Faribault historic sites are also located on the Mendota Heights side of
the River.
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Trail Facilities
Trails for biking, walking, and roller blading are very popular. There are 28.5 miles
of off-road trails and 4.9 miles of wide shoulders and on-street bicycle facilities
currently in portions of the City’s neighborhoods. These trails are both off- and on-
road and serve as important connections for recreational opportunities and travel.
Improved trail connections are important in Mendota Heights because many
residential areas are divided by highways and arterial roads. Access to the Big
Rivers Regional Trail is difficult due to the significant elevation changes. As a
result, many areas of the community cannot be easily accessed on bikes, roller
blades or foot from other areas of the community. Additional or improved trail
connections are needed to provide residents access to City parks and other
recreational opportunities in the region.
Regional Trails
Big Rivers Regional Trail: Developed in 1996 by Dakota County along the old
Union Pacific Railroad right-of-way, this trail enables residents to bike, walk, and
roller blade along the Minnesota and Mississippi Rivers. This trail serves as an
important link to other communities and has greatly improved the awareness and
accessibility of the River.
River-to-River Greenway: This trail serves as a link from Big Rivers Regional Trail
through Valley Park to West St. Paul and to South St. Paul.
Local Trails and On-street Facilities
Mendota Heights has a network of paved and on-street bicycle facilities connecting
different neighborhoods in the city. Most bicycle and pedestrian facilities in the city
are off-street six to eight-foot-wide bituminous trails. There are also a few on-street
bicycle facilities in the community, along Dodd Road, Delaware Avenue, and
Decorah Lane.
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Future Park and Trail Needs
Future Park Needs
The City of Mendota Heights is committed to developing and enhancing their park
and open space system. City Park needs can be determined by evaluating the
number, size, and accessibility of parks. It is often recommended a park system
contain 25 acres of park for each 1,000 population, which is equal to 1,089 square
feet per person. To meet this standard, the City would need to provide 285 acres
of parkland (based on the projected year 2040 population of 11,400 persons when
fully developed). The City already meets these standards.
Future Trail Connections
As part of their 2040 Regional Parks Policy Plan, the Metropolitan Council
identified future regional trail opportunities and priority trail corridors. Providing
connections north-south and east-west through Mendota Heights will be critical, as
well as, a route along the Minnesota River. There are three planned trail
connections and improvements within Mendota Heights. These trail segments are
listed below and illustrated in Figure 3-3: Bicycle Facilities and Plan.
Planned Paved Trail: Under the Mendota Bridge, along the Minnesota River
connecting to the Sibley Historic Site
Planned Bike Lane: Along Annapolis Street at the City’s northern border (now
under construction).
Regional and local park and trail facilities are illustrated in MAP 4-1: Parks and
Trails
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MAP 4-1: Parks and Trails Map
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5
Housing
The health and character of a community may best be measured in its housing
stock. Vital cities provide a variety of housing choices and work to ensure that
existing housing is well maintained. The City of Mendota Heights must also ensure
that new housing meets the changing needs of the community. Existing and future
residents are looking for more services and amenities near where they choose to
live, including convenient shopping options and easily-accessible walking and
biking trails. Housing has evolved into more than a place to live, but a community
in which to thrive.
Where people live is important. For many Americans, a high-quality environment,
walkable neighborhoods and diversity make a neighborhood a great place to live.
Mendota Heights needs to provide housing options for current residents to stay in
the city regardless of changes in family size, income, aging, or other issues. The
City should also be welcoming to others who wish to live in Mendota Heights.
This chapter includes goals and policies to promote housing opportunities in
Mendota Heights, followed by an assessment of existing housing stock, tenure,
and affordability.
Goals and Policies
Goals, policies, and programs shall be identified to assist the City of Mendota
Heights in decision-making regarding the preservation of its current housing stock
and the development of new units. Goals and policies typically address
development and redevelopment expectations, housing maintenance and
preservation, and density and diversity of housing type.
GOAL 5.1: Preserve and improve existing neighborhoods and housing units.
Policies:
5.1.1 Continue to enforce housing maintenance and zoning codes.
5.1.2 Explore options for flexibility in Zoning Code standards to encourage
and allow expansion and reinvestment in existing houses.
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5.1.3 Partner with Dakota County, Metropolitan Council, the State of
Minnesota and other agencies that provide housing rehabilitation
programs and services.
5.1.4 Protect public safety by requiring owners to repair substandard housing
or as a last resort, abate and demolish dangerous housing.
5.1.5 Develop a housing maintenance program that promotes and requires
safe homes and attractive neighborhoods.
GOAL 5.2: Meet future needs with a variety of housing products.
Policies:
5.2.1 Encourage life-cycle housing opportunities in Mendota Heights of
various forms and tenures that allow residents to remain in the
community throughout their lives. This includes:
i. Maintenance of existing entry level housing.
ii. Construction of move-up single family housing.
iii. Construction of various types of senior housing, including senior
ownership units, senior rental units, memory care and assisted
living units.
iv. Providing a mix of affordable housing opportunities for all income
levels, age groups, and special housing needs.
5.2.2 Encourage environmentally sustainable housing development and
construction practices.
5.2.3 Provide for housing development that maintains the attractiveness and
distinct neighborhood characteristics in the community.
5.2.4 Support the maintenance and rehabilitation of the community’s existing
housing stock.
5.2.5 Periodically assess the housing needs in the community, including the
elderly, disabled, active retirees, and other groups with special housing
needs to determine development priorities and to formulate strategies
to meet those needs and maintain an adequate and quality housing
supply.
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Assessment of Housing Stock
The following includes an assessment of the current housing stock within the City
of Mendota Heights. It includes information on the tenure of occupants; the
number, type, and age of housing units; and housing costs. The remainder of the
Housing Plan addresses affordable housing needs, goals and policies of the City,
and an implementation section identifying ways to address the City’s housing
needs.
Housing Types and Tenure
Table 5-1 illustrates the existing housing types by the units in the structure.
According to the 2016 American Community Survey, 98.5 percent of the total
housing units in Mendota Heights were occupied, while only 1.5 percent were
vacant.
Out of the occupied housing units in the City, 88 percent are owner-occupied, while
only 12 percent are renter-occupied. This is compared to the national average of
63.4 percent of the occupied housing units in the United States being owner-
occupied, while 36.4 percent are renter-occupied. (Source: American Community
Survey, 2012-2016 estimates). Mendota Heights is well above the national
average for owner-occupied housing units. The majority of housing units in the
City are single-family, detached structures, with multi-family properties and single-
family attached homes being other common unit types in the city.
Table 5-1: Housing Type by Units in Structure
Single Family Two
Unit
Three +
Unit
Mobile
Home
Total
Detached Attached
Number of Units 3,362 623 19 680 9 4,693
Percent of Stock 71.6% 13.3% 0.4% 14.5% 0.2% 100%
Source: Metropolitan Council, American Community Survey, 2016
Age of Housing
Mendota Heights experienced a rapid pace of housing construction, starting in the
1940s and continuing through the 1950s. During this time period (1940 to 1959),
850 housing units were constructed. This pace slowed in the 1960s, but starting
picking up again in the 1970s, when 662 housing units were constructed. Housing
construction peaked in the 1980s when 1,162 housing units were built. This
number accounts for twenty-seven percent (27%) of the total housing units that
were constructed in 2000 and prior. Between 1990 and 1998, another 910 housing
units were constructed within the City. The number of housing units slowed in the
2000s, as the amount of vacant land available within the City was minimal.
Housing stock age is mapped in MAP 5-1: Housing Age Map (below).
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MAP 5-1: Housing Age Map
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Housing Value and Rent
The median home value in Mendota Heights is $351,100, which is much higher
than the Dakota County median value of $226,900 and much higher than the Twin
Cities Metropolitan Area median of $212,600. Compared to other communities in
the region, Mendota Heights’ housing values are above average. Housing values
in Mendota Heights are mapped in Figure 5-2.
Table 5-2: Median Housing Values in and around Mendota Heights
Community Median Housing Value
Mendota Heights $351,100
Eagan $251,500
Inver Grove Heights $216,400
Dakota County $226,900
Twin Cities Metropolitan Area $212,600
Source: American Community Survey, 2016
The median rent in Mendota Heights is $1,097 per month, which is higher than the
Twin Cities Metropolitan Area ($916) and higher than Dakota County ($1,003).
Compared to other communities in the area, Mendota Heights’ median rent is
slightly higher. This may be attributed to the large number of single family homes
that are rented in the City as well as the development of new, market rate
apartment units in the Village neighborhood. Table 5-3 includes median monthly
rents in nearby communities.
Table 5-3: Median Rent in and around Mendota Heights
Community Median Monthly Rent
Mendota Heights $1,097
Eagan $1,074
Inver Grove Heights $990
Dakota County $1,003
Twin Cities Metropolitan Area $916
Source: American Community Survey, 2016
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Housing Affordability
Affordable Housing Stock in Mendota Heights
The Metropolitan Council defines an “affordable” home as one costing $85,500,
for households making less than 30 percent Area Median Income (AMI), a home
costing $153,000 for households making 31-50 percent AMI, and a home costing
$240,500 for households making 51-80 percent AMI. In Mendota Heights, the
median home value is $351,100, indicating that much of the City’s housing stock
is unaffordable at 80 percent AMI or lower. Housing affordability is discussed later
in this chapter. These characteristics are summarized in Table 5-4 for homes in
Mendota Heights.
Table 5-4: Affordable Housing Stock in Mendota Heights
Total Number of All Housing Units 4,693
Number of Affordable Units At or below
30% AMI
31-50% AMI 51-80% AMI
50 311 1,053
Number of Publicly Subsidized
Units
Senior
Housing
People with
Disabilities
All other
publicly
subsidized
units
110 0 24
Source: Metropolitan Council
Cost Burdened Households
Many residents in communities across the Twin Cities experience challenges
affording their housing costs. The Department of Housing and Urban Development
(HUD) defines housing to be affordable if the residents do not pay more than 30
percent of their income towards housing costs. Housing costs can include rent or
mortgage payments, utility bills, HOA fees or other fees associated with living in
the home. Residents who pay more than 30 percent are considered “Cost-
burdened”. In Mendota Heights, over seven hundred households (16.8 percent of
households) are considered to be cost-burdened. Table 5-4 describes the cost
burdened households by median income level.
Table 5-4: Housing Cost Burdened Households
Household Income Level Number of Cost-burdened Households
At or below 30% AMI 229
31 to 50% AMI 270
51 to 80% AMI 237
Total Households 736
Source: Metropolitan Council
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Housing Projections and Need
Although the City of Mendota Heights is relatively built out, it will still need to
accommodate for new residents of all socioeconomic backgrounds. The
Metropolitan Council encourages Mendota Heights to supply 23 new units of
affordable housing (at or below 80 percent AMI) by 2040. The units are to be
affordable at different levels, described below in Table 5-5.
Table 5-5: Affordable Unit Allocations for Mendota Heights
Household Income Level Number of Units
At or below 30% AMI 18
31 to 50% AMI 2
51 to 80% AMI 3
Total Households 23
Source: Metropolitan Council
Strategies to Promote a Diverse Housing Stock
In order for Mendota Heights to meets its goals and policies pertaining to housing,
and especially to accommodate the projected needs of affordable housing units,
the City can rely on a number of existing programs and policies to promote housing
stock diversity. Numerous efforts are available for Mendota Heights to employ in
order to facilitate the construction of affordable housing and to expand local
housing options including regional, state, and national programs, fiscal devices,
official controls, and land use regulation.
Livable Communities Act
In 1995, Minnesota Legislature created the Livable Communities Act (LCA) as
defined by MN State Statute 473.25. The LCA is a voluntary, incentive-based
approach to help the Metro Area communities address affordable and lifecycle
housing needs. The LCA provides funds to communities to assist them in carrying
out their development plans for affordable housing and creation of new jobs.
Participation in the Local Housing Incentives Program portion of the LCA requires
communities to negotiate housing goals with the Council and prepare a Housing
Action Plan.
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Livable Communities Demonstration Accounts (LCDA)
LCDA funds support regional growth strategies promoting development and
redevelopment that make efficient and cost-effective use of urban lands and
infrastructure; improve jobs, housing, transportation, and service connections; and
expand affordable and lifecycle housing choices in the region. The funds are
available to municipalities that participate in the Local Housing Incentives Program
of the Livable Communities Act (LCA). The LCDA is open to local housing and
redevelopment authorities, economic development authorities or port authorities in
LCA-participating cities, or to counties on behalf of projects located in LCA-
participating cities.
As the name of the account suggests, LCDA funds are intended to be used for
projects that demonstrate innovative and new ways to achieve and implement the
statutory objectives, not merely to fill project funding needs.
Local Housing Incentive Account (LHIA)
LHIA grants help to produce new and rehabilitated affordable rental and
homeownership, promote the Council’s policy to expand and preserve lifecycle and
affordable housing options to meet changing demographic trends and market
preferences, and support the region’s economic competitiveness.
Tax Base Revitalization Account (TBRA)
The TBRA provides funds to clean up polluted land to make it available for
economic redevelopment, job retention, and job growth, or the production of
affordable housing to enhance the tax base of the recipient municipality. TBRA
funds are raised by a legislatively authorized levy capped at $5 million annually.
If the TBRA project includes a housing component, a portion of the housing is
required to be affordable. Ownership units are considered affordable if they can
be purchased by buyers earning 80% of the area median income (AMI). Affordable
rental units are those renting at the Low-Income Housing Tax Credit rent limits
based on 50% of the AMI.
Community Development Block Grant (CDBG) Program
The CDBG Program is provided through the U.S. Department of Housing and
Urban Development. The CDBG program is a flexible program that provides
communities with resources to address a wide range of unique community
development needs. The CDBG program works to ensure decent affordable
housing, to provide services to the most vulnerable in our communities, and to
create jobs through the expansion and retention of businesses.
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Housing
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Fiscal Devices
Fiscal devices, such as revenue bonds, tax increment, financing, or tax abatement
can be used to help ease the construction and availability of affordable housing in
the City of Mendota Heights.
Official Controls
Official controls and land use regulation can be used to assist in the construction
of affordable housing units. Controls and regulations can also be used to simplify
the process of expanding local housing options also.
The following is a list of official controls that the City of Mendota Heights can use
to implement its housing goals and policies: Zoning Ordinance, Subdivision
Ordinance, Building Codes, Design Requirements, lot splits and new home
construction, and the actual approval process itself. These regulatory tools impact
the type and cost of new housing.
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6
Economic Development
A strong community is not simply about housing and parks but also economic
vitality. Mendota Heights seeks to support its community through a diverse mix of
commercial offerings, retention and expansion of job-generating businesses, and
preserving land for commercial and industrial activities that is adequately buffered
from nearby residential areas.
Regional Context
The Metropolitan Council recommends including an economic development
element in local comprehensive plans, to achieve regional goals for economic
competitiveness. Providing great locations for businesses to succeed, particularly
industries that export products or services beyond our region and bring revenue
and jobs into the region, is a significant need. The Metropolitan Council defines
two key terms related to this element:
Economic Competitiveness – Examining and strengthening the ability of
the region to compete effectively and prosper in the global economy.
Economic Development – Activities that directly aim to retain, attract, and
grow businesses that bring wealth into a community or region.
While the City focuses its efforts on growing businesses within its own boundary,
it is also important to understand the context for that growth within the region and
work with regional partners to achieve shared success.
Part of the regional context for Mendota Heights is its excellent location within the
regional roadway network and its proximity and easy access to MSP International
Airport. Both are critical to the City’s within the regional economic environment.
Economic Development topics addressed in this chapter include:
Economic Overview
Redevelopment and Business Development
Education and Workforce
Economic Information, Monitoring, and Strategic Initiatives
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Goals and Policies
GOAL 6.1: Promote Economic Development in Mendota Heights through a
comprehensive approach to business needs.
Policies:
6.1.1 `Manage growth and land resources to ensure an appropriate mix of
development and, where possible, land to secure new business
investments.
6.1.2 Retain the present industrial and commercial base and assist
companies with their expansion needs where appropriate.
6.1.3 Attract quality businesses consistent with the City’s target market to
areas available for development.
6.1.4 Explore options for sites and buildings to meet the demand for
commercial and industrial development.
6.1.5 Maintain an infrastructure system to meet the needs of current
businesses and facilitate future growth.
6.1.6 Address unique development challenges including the reuse and
redevelopment of vacant buildings.
6.1.7 Foster private investment and economic activity without compromising
community objectives to maintain and enhance Mendota Heights’
environment.
GOAL 6.2: Promote Business Attraction, Retention, and Expansion In
Mendota Heights.
Policies:
6.2.1 Identify target markets and prepare and implement a marketing plan to
attract businesses that fit this market.
6.2.2 Work with local businesses and industry to ensure needs for expansion
and development are adequately met and maintain an open line of
communication with the business sector through the Business
Retention and Expansion Program.
6.2.3 Continue to actively market Mendota Heights to commercial brokers
and retail businesses to expand retail opportunities in the City.
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Economic Development
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6.2.4 Work cooperatively with local business groups, the school district, and
area colleges and universities to provide training for workers with the
skills needed for existing and future Mendota Heights businesses.
GOAL 6.3: Promote Economic Development through Public Financing
Tools.
Policies:
6.3.1 Periodically review economic development opportunities, such as
incentive programs from the county, regional and state.
6.3.2 Review new and innovative economic development incentives for
application in Mendota Heights.
6.3.3 Pursue outside funding sources to develop or redevelop land for
commercial and industrial uses, such as Metropolitan Council Livable
Communities Demonstration Account and Tax Base Revitalization
Account, Dakota County Community Development Agency (CDA),
Minnesota Department of Employment and Economic Development,
and other applicable grants.
GOAL 6.4: Continue to develop community commercial areas that serve the
whole community.
Policies:
6.4.1 Provide and support commercial areas to supply convenience goods
and services for residents of Mendota Heights.
6.4.2 To mitigate conflicts between commercial and residential development,
require appropriate land use transitions at the edges of residential
neighborhoods through the use of setbacks, screening, buffering and
fencing.
6.4.3 Require sidewalk connections along major streets leading up to
neighborhood commercial centers and direct connections from the
public sidewalk to the storefronts.
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GOAL 6.5: Continue to develop business park areas that provide jobs and
serve the local and regional economy.
Policies:
6.5.1 Provide opportunities for new industrial development and expanded
employment opportunities to create livable-wage positions in Mendota
Heights and the redevelopment of existing industrial uses to serve
existing businesses in the community.
6.5.2 Provide attractive, planned environments as means to induce
employers to locate within the city.
6.5.3 Continue to provide and enforce standards for industrial developments
that improve the appearance and character of industrial properties.
6.5.4 Provide high quality public services and infrastructure in all commercial
and industrial districts.
Economic Overview
A 2016 report by Tangible Consulting Services evaluated the market and
development conditions in preparation for the comprehensive plan update (see
Appendix X). It overviewed the unique demography and economic base that
characterizes the city and investigated the market and development factors that
will shape future growth in housing, retail, and industrial development.
Mendota Heights is a fully developed suburb. While that status limits opportunities
for new development, there is a need to stay viable and attractive as the
demographics of the Minneapolis-St. Paul metropolitan area shift. The population
is growing, it is aging, and more households will be renters. Choices about
purchasing and employment will also evolve. Decisions about housing
redevelopment, retail support and location, and office and employment
opportunities will influence Mendota Heights’ character as a desirable place to live.
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Redevelopment and Business Development
Opportunities for business investment will likely include retail, business, office and
industrial uses. Retail areas in Mendota Heights benefit from their visibility from
the heavily traveled Highway 62 corridor. They also benefit from their distance
from other retailers. Their distance from retail centers in the nearby communities
of Eagan and West St. Paul gives Mendota Heights retailers a corner on
neighborhood goods and services for residents in the surrounding neighborhoods.
These locational characteristics are likely to keep the areas strong into the future.
Mendota Heights is more limited in its prospects for destination retail given its
competition in this category in surrounding communities.
The Mendota Heights Industrial District (MHID) is an important contributor to the
tax base compared to nearby competing areas. It is in the South Central industrial
submarket of the Twin Cities which encompasses West St. Paul, South St. Paul,
Inver Grove Heights, Eagan, Apple Valley, and Burnsville. New industrial
development in the South Central Submarket is coming online more slowly than in
the metro area overall.
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The Mendota Heights Industrial District is attractively positioned for continued
business occupancy due to its central location in the region, proximity to the airport,
flat topography, diversity of existing tenants, and available utilities. A major
challenge is the limited opportunity for on-site facility expansion and very few sites
for new industrial development.
The office buildings in the Mendota Heights Industrial District and the Centre
Pointe Business Park operate in a different competitive environment than the
industrial facilities. Vacancy rates tend to be higher in office properties. Office
development clusters into districts within the metropolitan area due to transit
availability and proximity to amenities.
Office buildings in Mendota Heights’ two districts are 20 years old on average and
together offer around 1.4 million square feet of floor area. Market indicators are
mixed for office buildings in Mendota Heights – the 2016 vacancy rate is lower than
the metro as a whole but rents are also lower.
Retail Redevelopment Opportunities
While there are limited opportunities for additional retail in Mendota Heights, two
exist:
Expanding retail opportunities beyond what is already planned at Mendota
Plaza and The Village at Mendota Heights along Highway 62 at Dodd
Road.
Better capturing the daytime population at the Mendota Heights Industrial
District. Small footprint retail and restaurants could better serve these
employees.
Industrial Redevelopment Opportunities
The Mendota Heights Industrial District Redevelopment Plan makes several
recommendations for actions to strengthen the area’s attractiveness to industrial
users and invite building renovation and improvement. These include:
Explore ways to communicate, brand, and promote the Industrial District;
Consider city policies toward redevelopment incentives to potentially
implement on future projects; and
Consider investments in broadband and other technology infrastructure as
necessary to ensure the area is competitive and serves the business
needs.
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Office Redevelopment Opportunities
To support continued viability of the office areas in Mendota Heights, consideration
could be given to actions such as:
Strengthen the office identity and branding of the southern part of the
Mendota Heights Industrial District. Let the district be part of the broader
Eagan/Mendota Heights office district; and
Build the amenity base of the area with the addition of some retail and
restaurants, even if the opportunities to do so are limited.
Education and Workforce
A strong, educated workforce supports local businesses and gives Mendota
Heights residents an opportunity to work and go to school close to home. If a
community has daytime workers, it leads to more retail and restaurant offerings
since those businesses can now capture a daytime crowd in addition to evenings
and weekends. Additionally, residents who can work close to home reduce
transportation costs and gain more time in their day that would have otherwise be
spent on a long commute.
Education
Mendota Heights is in Independent School District 197 and served by public
schools Somerset Elementary, Mendota Heights Elementary, Friendly Hills Middle
School and Henry Sibley High School. The City is also home to St. Thomas
Academy and Convent of the Visitation School.
There are currently no post-secondary schools located in Mendota Heights, but
the city’s central location in the Twin Cities means there are many easily accessible
post-secondary options.
Workforce
Mendota Heights has a unique employment profile for a Twin Cities suburb.
Businesses in Mendota Heights offer a high number of good-paying jobs and there
are almost two jobs in Mendota Heights for every employed person who lives in
the city. However, most Mendota Heights workers commute to jobs outside of the
city. Of the roughly 5,500 workers who live in Mendota Heights, almost 95% go to
work at a location outside the city limits. Only around 300 residents work at a
business in Mendota Heights.
While some jobs are in neighborhood serving retail businesses and the
community’s educational institutions, the great majority of jobs in Mendota Heights
are in the industrial facilities and offices in the city’s industrial and office areas.
The majority of employment in Mendota Heights is focused in two distinct areas –
the Mendota Heights Industrial District and the Centre Point Business Park.
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Figure 6-1: Office and Industrial Context
Source: Mendota Heights Assessor Data
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Businesses in the Mendota Heights Industrial District (MHID) offer over 7,000
principal jobs. The MHID is home to a mix of industrial and office developments.
The Centre Pointe Business Park offers around 800 jobs. The business park was
developed in the 1990s and 2000s and is comprised entirely of office buildings.
Industrial and office jobs tend to pay a living wage which are higher on average
than jobs in some other sectors such as retail stores and services.
Economic Information, Monitoring, and Strategic Initiatives
Through a partnership with the Dakota County Community Development Agency
(CDA) and the Metropolitan Consortium of Community Developers (MCCD), the
City makes available a certified “Open to Business” consultant to offer free services
to local businesses. The service is free to any Mendota Heights business or
resident. Experts help businesses plan by providing information of business start-
up or acquisition, creating a business plan, evaluating financials, and analyzing the
viability of commercial sites.
The West St. Paul Work Force Center is a valuable tool for local job seekers and
businesses searching for employees in the surrounding communities. Part of a
larger initiative sponsored by the Minnesota Department of Employment and
Economic Development (DEED), job seekers have access to job search coaching,
information for veterans and people who require special services, training
programs for in-demand occupations, and a free online job bank. Businesses can
get help finding workers, developing a workforce strategy, locating and expanding
their business, and data analysis on the local labor market.
The City also partners with the Dakota County CDA on strategic initiatives such
as:
Investing in transportation;
Coordinating strategic infrastructure and land development;
Linking workforce development and economic development;
Building the capacity to respond to business prospects;
Providing quality workforce housing; and
Strengthening development-related research and policy capacity.
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7
Natural Resources
The City of Mendota Heights is fortunate to have a wide variety of Natural
Resources. These natural resources are an important recreation, aesthetic, and
ecological asset to the community of Mendota Heights. During the City’s
developing stages, a strong emphasis was placed on preserving high quality
open spaces and woodland areas. Residents enjoy lakes, streams, wetlands,
open spaces, parks, trails, and the Mississippi and Minnesota Rivers.
The environmental benefits provided by the community’s natural res ources are
essential for human life. Protecting and preserving these natural resources
require preventing, and providing treatment for, potential harmful pollutants that
can adversely affect the health of our air, water, and soil. Natural resources can
also provide economic value, recreation, spiritual rejuvenation, and aesthetic
beauty. To many, they merit protection and care due to their intrinsic value.
The quality of life for the community of Mendota Heights highly depends on how
it manages its natural resources—the air, minerals, land, water, and biota that
form the foundation to life in the City. This Chapter is a guide for managing the
City’s natural resources in a sustainable way. It will help protect and enhance
residents’ quality of life for current and future generations by suggesting
strategies to protect, connect, restore and manage ecosystems, plant
communities, and species.
Goals and Policies
GOAL 1: Develop a professional, comprehensive, strategic Natural
Resources Management Plan for City-wide natural areas and natural
resources. The plan should address implementation as well such as
management activities, measuring outcomes, assigning accountability,
reporting, and/or revising specific management plans. Mendota Heights will
strive to work with adjacent communities and agencies, recognizing that
we are an interconnected ecosystem.
Policies
• Develop capabilities to monitor and implement a strategic Natural
Resources Management Plan through City Staff expertise, as well as
through partnerships with community groups and volunteers, and
collaboration with adjacent communities and agencies, thus recognizing
the interconnectedness of our communities and ecosystems.
• Develop a plan for addressing City-wide issues including ecosystem
protection, wildlife and vegetation management, tree planting, tree
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7-2
diseases including Emerald Ash Borer (EAB), pests, soil health, and
invasive species.
• Establish priorities for sites and management activities and update these
as needed. Create ecological overlays identifying City-owned areas
within parks and open space that have high ecological value.
• Update the City’s tree inventory and begin tracking tree plantings and
removals using frameworks such as Geographic Information Systems
(GIS) to gather, manage, and analyze data.
• Explore the opportunity to develop a Natural Resource Matching Fund
and work with agency partners to fund natural resources programs to
achieve the vision and goals of this Comprehensive Plan and the future
Natural Resources Management Plan.
• Implement a formal Natural Resources and Sustainability Commission to
aid in the execution of the strategic Natural Resources Management
Plan. This commission would be responsible for prioritizing, evaluating,
planning for, and implementing the goals and policies in the Natural
Resources Chapter of the Comprehensive Plan. Explore creating a
similar county-wide commission with other municipalities in Dakota
County.
GOAL 2: Work with partner agencies and nongovernmental groups to
restore and manage natural areas, wildlife habitat, and other natural
resources, for high ecological quality and diversity of plant and animal
species.
Policies
• Prioritize the management of high-quality, high-value ecosystems and
natural areas over ‘start-from-scratch’ restorations annually to ensure the
highest quality sites are improved.
• Complete restoration projects with best management practices such as
pollinator-friendly or native species, reduced impervious cover, reduced
turf grass, and Integrated Pest Management (IPM).
• In new development and redevelopment, retain mature trees that have
high ecological value, replace lost trees, and plant additional trees if not
present originally.
• Work with agencies including the DNR and Dakota County to monitor the
following:
o New developments in restoration and invasive plant
management.
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o Tree diseases and pest outbreaks such as oak wilt and Emerald
Ash Borer (EAB) and others as they emerge.
o Invasive species and noxious weeds.
o Wildlife populations.
GOAL 3: Protect and restore the natural ecological functions of the City’s
water resources with emphasis on the improvement of stormwater
management. The City will seek to accomplish the following policies and
action steps to manage the City’s surface water, groundwater, stormwater,
and wastewater, while minimizing the adverse impacts of climate change.
Policies
• Sweep streets at a minimum rate of twice annually, on a well-timed
schedule, using Best Management Practices (BMPs), while looking to
increase sweeping rates in sensitive areas.
• Investigate, and implement when feasible, strategies to reduce the
impact of de-icing on soil and water.
• Ensure that roadsides, post-reconstruction, can support turf alternatives
or traditional turf through the de-compaction of soil, as well as providing
soil that contains sufficient organic content to adequately support turf or
turf alternatives, while avoiding soil compaction of open areas.
• Emphasize the use of native species, pollinator plants, or turf
alternatives.
• Educate homeowners, commercial property owners, institutional property
owners, as well as City Public Works Staff in BMPs for turf management,
such as instilling a minimum mow-height, avoidance of grass clippings
and debris dispersal onto paved surfaces, and smart irrigation practices.
Recognize that the implementation of turf BMPs aides in the reduction of
stormwater runoff.
• Identify areas in parks and public open space that could be restored to
natural habitat or turf alternatives.
• Work with partners to implement projects that reduce stormwater
pollution to water-bodies.
• Develop and support programs that encourage natural infiltration of
stormwater. Develop educational outreach programs, promote available
programs offered through Dakota County, support and encourage
involvement of volunteers and volunteer groups such as Master
Gardeners, Master Water Stewards, and Master Naturalists. Implement,
encourage, and sustain collaborative City programs such as residential
curb-cut raingardens and green infrastructure, during road
reconstruction.
• Work with partners to monitor Aquatic Invasive Species (AIS). Set
realistic goals for AIS removal and management, and reintroduction of
native species. Educate lakeshore owners and other residents about
AIS.
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• Identify areas within the City, including public and priv ate land that are
lacking adequate stormwater treatment, such as: buffers, stormwater
infiltration and filtration features, and other stormwater BMPs. Implement
projects to establish functioning stormwater treatment in order to protect
and improve the City’s water resources. Implement additional proven
methods to protect and improve water quality that are appropriate given
the type of water body and impairment.
• Aid the Department of Natural Resources in the management of fish
populations, when allowable, using the best available science, data, and
expert advice, considering available resources and expected fishing
pressure.
• Improve and implement the City’s Surface Water Management Plan
(SWMP).
• Carry out steps toward meeting the Minnesota Pollution Control
Agency’s (MPCA) Swimmable, Fishable, Fixable water quality standards.
• Educate and motivate residents, businesses, and other organizations to
reduce negative impacts on water resources.
• Analyze possible climate change implications for water resources and
infrastructure.
GOAL 4: Enhance public understanding and stewardship of nature, natural
systems, environmental issues, and best management practices by
providing programs, volunteer opportunities, information, and interpretive
signage.
Policies
• Work with schools and non-profit groups to educate adults, families,
schools, community groups, and staff on natural resources topics
through volunteer service, programs, field trips, brochures, exhibits,
signage, articles, video, social media, service learning, and community
gatherings and events.
• Develop a Natural Resources webpage on the City’s website that offers
City resources, community updates and activities, volunteer
opportunities, links to useful resources, and other topics as they relate to
natural resources.
• Explore the possibility of providing grants or loans to residents for
completing restoration, tree planting, or best management practices for
stormwater management on their property.
• Develop and implement forward-thinking, City-led initiatives to engage
citizens in the stewardship and care of natural areas and infrastructure
through programs such as Adopt-a-Park, Adopt-a-Roadside Pollinator
Planting, Adopt-a-Boulevard, Adopt-a-Tree, and Adopt-a-Storm Drain
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GOAL 5: Work with agency partners including Dakota County, the
Metropolitan Council, the Metropolitan Airport Commission (MAC), and the
Minnesota Pollution Control Agency (MPCA) to address mitigate air, noise,
and light pollution issues that impact environmental quality in Mendota
Heights.
Policies
• Work with partner agencies to evaluate and implement solutions to air
quality issues such as traffic control measures, electric vehicle charging
stations, and mass transit options to manage congestion and minimize
vehicle emissions, when feasible.
• Review and evaluate current City policies and ordinances regarding
noise, for example, community quiet hours and small engine use.
• Develop ordinances that proactively and effectively deal with noise
pollution and its impact on all facets of the community, including human,
ecological, safety, security, and energy.
• Develop lighting ordinances that proactively and effectively deal with light
pollution (prior to new development) and its impact on all facets of
community: human, ecological, safety, security, and energy.
Mendota Heights Natural Environment
Topography
The City of Mendota Heights is located near the confluence of the Minnesota and
Mississippi Rivers in northern Dakota County. The topography of the City of
Mendota Heights varies greatly, from floodplains of the Minnesota and
Mississippi Rivers to the primary and secondary bluffs of these rivers. The
topography of Mendota Heights includes rolling to hilly terrain interspersed with
poorly drained depressions that form many ponds and small lakes. Steep slopes
occur along the Minnesota and Mississippi river bluffs on the western and
northern borders of the City. These steep slopes are usually wooded and are not
well-suited for development. The majority of the City is dominated by relatively
flat terrain at an elevation approximately 200 feet above the river. Mississippi
and Minnesota River floodplain also exists on the City’s western border.
Elevation in the City ranges from approximately 690 feet along the Minnesota
River to approximately 1,030 feet along the City’s northern border with West St.
Paul. Refer to Topography Map 7-1.
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Soils
The Soil Conservation Service has identified the following soil associations within
the City of Mendota Heights:
• Nearly Level Soils on the Floodplains. This area is on the floodplains of
the Minnesota and Mississippi Rivers, mostly located in the Fort Snelling
State Park.
• Light Colored, Rolling to Hilly Soils. This general area is in the Morainic
part of the County. It is characterized by steep slopes and numerous
poorly drained depressions.
• Light Colored to Moderately Dark Colored, Rolling to Loose Hilly Soils on
Till. In topography and texture, this soil association is mostly the light-
colored rolling high soils described above.
Floodplain
Although the City of Mendota Heights is located in close proximity to the
Mississippi River and the Minnesota River, floodplain does not exist within
developed areas of the City. As the Hydrography Map (Figure 7-2) portrays,
there is floodplain on both sides of the Mississippi River and Minnesota River,
within the cities of St. Paul, Lilydale, Mendota, and Eagan. This floodplain makes
up the majority of the northwest boundary of the City.
Watersheds in Mendota Heights
Mendota Heights is part of two watersheds: The Lower Mississippi and Lower
Minnesota River watersheds. The Lower Mississippi River Watershed
Management Organization (LMRWMO) encompasses 50 square miles in Dakota
and Ramsey Counties. The Lower Minnesota River W atershed District (LMRWD)
encompasses a 64-square mile area in the southwest part of the Twin Cities
metropolitan area along the Minnesota River.
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Insert Topography map
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Insert Hydrography map
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Significant Vegetation and Land Cover
The City of Mendota Heights contains a wide variety of forested areas including a
large amount of floodplain forest along the Mississippi and Minnesota Rivers.
There is a large area of altered, non-native deciduous forest on the east side of
Gun Club Lake.
A Minnesota Land Cover Classification System (MLCCS) search was performed
for the areas below the bluffs. The MLCCS Summary Table below (City of
Mendota Heights 2018 SWMP, Section 2.6) provides a list of the land cover
types below the bluffs and the area of each type that falls within the Mendota
Heights City limits. Of special note is the presence of a calcareous seepage fen
prairie. The Lower Minnesota River Watershed District considers calcareous
fens to be high priority areas for wetland preservation and restoration. The
Significant Vegetation map (Map 7-3) illustrates the location of wooded and
forested areas within the City of Mendota Heights.
Land Cover Description Total Area (acres)
Oak (forest or woodland) with 11-25% impervious cover 1.9
51% to 75% impervious cover with deciduous trees 18.0
Pavement with 91-100% impervious cover 2.5
Short grasses with sparse tree cover on upland soils 10.2
Short grasses on upland soils 5.5
Oak forest 3.9
Floodplain forest 209.8
Lowland hardwood forest 6.1
Aspen forest - temporarily flooded 1.5
Mixed hardwood swamp - seasonally flooded 7.2
Altered/non-native deciduous woodland 2.8
Altered/non-native dominated temporarily flooded shrubland 0.8
Willow swamp 3.3
Medium-tall grass altered/non-native dominated grassland 12.8
Temporarily flooded altered/non-native dominated grassland 2.0
Calcareous seepage fen prairie subtype 37.0
Mixed emergent marsh - seasonally flooded 62.5
Mixed emergent marsh 106.4
Mixed emergent marsh - intermittently exposed 57.2
Mixed emergent marsh - permanently flooded 22.1
Grassland with sparse deciduous trees
- altered/non-native dominated vegetation
3.4
River mud flats 3.6
Slow moving linear open water habitat 139.3
Limnetic open water 145.1
Palustrine open water 41.6
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Insert Land Cover Map
7-11
Surface Waters in Mendota Heights
The City of Mendota Heights has many water resources available for the use and
enjoyment of its residents. These include rivers, lakes, wetlands, and streams
that are important surface water resources within the community. Many of these
major water resources are State of Minnesota Public Waters and are protected
as such.
There are five lakes in Mendota Heights:
• Lake Augusta
• LeMay Lake
• Gun Club Lake
• Friendly Marsh and
Copperfield Ponds
There are numerous rivers and
streams in Mendota Heights.
Streams include Interstate Valley
Creek and Ivy Falls Creek. The
Minnesota and Mississippi Rivers
are Minnesota Public Waters
within the City of Mendota
Heights, but the shorelines of
these rivers are under the
jurisdiction of, and managed by,
Fort Snelling State Park.
Additional information regarding the City’s surface water resources, and surface
water resources related issues; including impaired waters, and assessments and
subsequent action steps, can be found in the City’s 2018 Surface Water
Management Plan (attached in the Appendix of this plan).
Wetlands
Wetlands are an important surface water resource and significant asset to the
City and its residents. They provide a variety of benefits and functions including
filtering stormwater pollutants, providing flood protection and storage, and
providing wildlife habitat and recreational enjoyment. The City contains many
wetland areas that vary in quality. Most are impacted by stormwater runoff, with
some receiving direct input from storm pipes. It is anticipated that t he wetland
inventory and Wetland Management Plan will provide a planning tool for the City
to use for future projects that may affect wetlands.
LeMay Lake
Source: City of Mendota Heights
Mendota Heights 2040 Comprehensive Plan Draft March 2018
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Meadows and Prairies
Historically, Mendota
Heights had several areas
of native grassland prairie.
Much of that has been lost
to development, although
there may be some small
fragmented areas that
remain within the City
(illustrated in Map 7-3
Significant Vegetation).
Prairies and meadows are
beneficial to native
pollinators and other wildlife
such as non-migratory and
migratory birds, as well as
for stormwater infiltration,
filtration, and interception.
Urban Wildlife
Large areas of contiguous habitat are needed for healthy, diverse wildlife. The
City’s wildlife program focuses on providing habitat. While the City does not
manage for particular species, it does work to increase native plant diversity in
order to provide higher quality habitat for native pollinators.
Urban wildlife can sometimes become a nuisance by damaging gardens,
congregating in yards, or creating public safety issues. The City has a deer
management program in Valley Park which monitors deer population and uses
annual bow-hunt removals. The City does not have removal programs for geese,
turkey, beaver or other wildlife.
Source: City of Mendota Heights
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Natural Spaces in Mendota Heights
Natural spaces can be found throughout the City, some in publicly owned and
operated parks and open spaces, others on private property. While the City has
most power to maintain habitat on its own land, the City must work with other
agency partners and private land owners to protect critical natural resources into
the future.
Parks and Trails
Some of Mendota Heights’
Parks have areas of
woodland or naturalized
landscapes. Park natural
areas with high ecological
quality should be prioritized
and actively managed. Parks
and open spaces in Mendota
Heights are discussed further
in Chapter 4: Parks and
Trails.
Open Spaces
There are many other City-owned natural areas that are not part of Mendota
Heights’ Park System. Many of these contain wetlands or steep slopes. Some
have high quality oak woodlands. Active management of high- and moderate-
quality areas is needed to sustain these resources.
Private Property
Private, residential, commercial, industrial, and other land uses are an integral
part of the City’s overall ecosystem and play an important role in the health of
birds, pollinators, wildlife, water quality, and more. The City will engage in
outreach activities, various collaborative opportunities for home and business
owners (e.g., curb-cut raingardens with road reconstruction projects), and
educational forums, in order to enhance knowledge, encourage environmentally
sustainable behaviors, build community, and enhance the overall health of the
City’s ecosystem.
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Natural Resources Issues and Opportunities
There are numerous natural resource issues and opportunities in Mendota
Heights. The City and its partner agencies and organizations currently have
programs to address many of these issues.
Invasive Species
It is important to control invasive vegetation before it becomes widespread as it is
more effective and less costly than managing it after widespread establishment.
Urban Forestry
Trees are an important resource for managing the urban heat island, improving
air quality, and providing habitat. The City’s forestry program includes trimming
and removal of trees on City property, tree planting on City property, diseased
tree inspection and management when feasible, and education and outreach.
Surface Water Quality
The City of Mendota Heights values its many lakes, rivers, and wetlands.
Protecting these resources requires ensuring that the storm water that enters
these surface waters does not degrade, or further degrade, the health of the
City’s surface water resources and the aesthetic, ecological, and recrea tional
benefit they provide.
With so much that could be done, it’s critical to prioritize projects to protect and
manage the most important sites to make the best use of funding and staff time.
The City will continue to cultivate strong partnerships with other agencies, non-
profits, and citizen groups to seek expertise in the management of its natural
resources. Additionally, the City will strive to educate residents on environmental
issues and foster stewardship and volunteerism.
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8
Resilience
Resilience can be defined as the ability to recover from difficulties – the ability to
return to a sense of normalcy. Preventing disasters is the first priority but
responding effectively to disasters is also essential to be resilient.
Between 2012 and 2018 alone, Mendota Heights faced three serious
emergencies, two of which were weather-related, the other infrastructure related.
To be resilient Mendota Heights needs to anticipate disasters and be ready to
respond to catastrophic events. In the wake of climate change, our community’s
resiliency will likely be challenged, since extreme weather is likely to continue with
increased frequency. This chapter outlines reactive strategies for handling
emergency services in the event of disaster as well as proactive strategies for
mitigating the effects of climate change.
The world’s climate is changing, and the growing frequency and large-scale impact
of severe weather events demonstrates the importance of building a foundation of
resilient systems to meet ordinary and extraordinary circumstances.
Resilience is not a required element for the 2040 comprehensive plans in the
region, but Mendota Heights is committed to investing in resilience. Supporting
resilience strategies will protect local and regional vitality for future generations by
preserving our capacity to maintain and support our region’s well-being and
productivity. Considerations of vulnerabilities in resilience strategies, and
response to those vulnerabilities, will strengthen community preparedness and
response to climate impacts.
The Resilience update for Mendota Heights primarily focuses on goals and policies
related to:
• Hazard mitigation and emergency response
• Climate action,
• Resilient energy, and
• Resilient food systems.
Additional chapters within the Mendota Heights 2040 plan also contribute to
building resilience in Mendota Heights, which include Land Use; Natural
Resources; Parks and Trails; Transportation; and Economic Development.
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Hazard Mitigation
Dakota County Hazard Mitigation Plan
In 2016, Dakota County developed an All-Hazard Mitigation Plan. This plan
incorporated numerous cities and townships in Dakota County and was developed
to identify and prepare for a variety of hazards such as flooding or tornadoes before
they occur. The purpose of the plan is to reduce the loss of lives and property
damage in the event of a hazard occurring in the area. The All-Hazard Mitigation
Plan includes a list of goals, objectives and strategies for the county to better
prepare and coordinate efforts for disasters. The goals of the plan include:
1. Reduce Hazard Risks and Impacts;
2. Build on Existing Efforts; and
3. Share Information and Raise Awareness
This plan serves as a framework for managing public and private investment in the
face of a changing climate and more severe storm events.
Mendota Heights Emergency Operation Plan
The Emergency Operations Plan (EOP) was written to ensure a coordinated,
effective response by elected officials and city staff to disasters that create
significant disruption and stress to community resources. The plan was written per
state and federal law to describe proper management of a given emergency or
disaster. The purpose of the plan is to:
1. Maximize the protection of life and property;
2. Stabilize incidents;
3. Effectively respond to an emergency or disaster;
4. Ensure the continuity of government and continuity of services; and
5. Provide recovery and restoration of services
This framework is intended to account for resources and procedures that will allow
for the effective response to an emergency or disaster.
Climate Change
Minnesota, Dakota County, and the City of Mendota Heights are already
experiencing the impacts of a changing climate. Climate trends suggest that in the
next 50 years we will experience increased precipitation, hotter summers, warmer
and wetter winters, and more severe weather events. These changes can damage
infrastructure, disrupt essential services, drain resources and impact a City’s
capacity to respond to citizen’s needs.
These climate changes are also expected to have substantial impacts on public
health and emergency responders as a result. Direct impacts include increases in
injuries and deaths attributed to extreme heat events, extreme weather events
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(e.g., floods), air pollution, and vector-borne and other infectious diseases (see
Figure 8-1 below). Climate resilient communities can prevent the worst public
health and economic impacts of climate change by effectively adapting the built
environment to climate change and reducing greenhouse gas emissions to
mitigate the impacts of climate change.
Figure 8-1: Health Effects of Climate Change, 2016. Minnesota Department of Health.
www.health.state.mn.us/divs/climatechange/climate101.html
Many of the solutions to reducing impacts are already a part of our municipal
government expertise. In many instances, responding to climate change does not
require large scale changes to municipal operations, but simply requires adapting
existing plans and polices to incorporate knowledge about changing levels of risk
across key areas such as public health, infrastructure planning and emergency
management. Strategies which strengthen resilience in time of emergency also
help communities thrive even more during good times.
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2040 Hazard Mitigation Goals and Policies
GOAL 8.1: Protect and maintain infrastructure and constructed systems that
provide critical services.
Policies:
8.1.1 Assess public buildings and sites for vulnerabilities to extreme weather
and make improvements to reduce or prevent damage and sustain
function. Increase the resilience of natural and built environment to
more intense rain events and associated flooding.
8.1.2 Improve the reliability of back-up energy for critical infrastructure.
Support well-planned improvements to the private utility and
communications networks that provide efficiency, security and needed
redundancy.
8.1.3 Continue to explore and incorporate new and emerging technologies to
construct, rehabilitate, maintain and manage public assets and
infrastructure in an efficient, cost effective manner.
8.1.4 Increase tree canopy in areas with low coverage, areas with high heat
vulnerability and areas exposed to more vehicle exhaust.
GOAL 8.2: Proactively maintain public health and safety during extreme
weather and climate-related and other unforeseen events.
Policies:
8.2.1 Continue to work with Dakota County in updating the All-Hazard
Mitigation Plan and partner to ensure essential needs of all residents
are met during an emergency.
8.2.2 Investigate funding opportunities to support the City’s resilience efforts.
8.2.3 Conduct a Population Climate Vulnerability Assessment to outline
priority vulnerabilities and identify available resources to strengthen
community capacity to respond.
8.2.4 Designate appropriate facilities that will be made available to the public
as community safe shelters and arrange for adequate provisions and
backup power.
8.2.5 Coordinate with emergency dispatch and first responders to address
the specific concerns of residents who may be more vulnerable in each
type of event.
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GOAL 8.3: Promote social connectedness and build an engaged community
of resilience.
Policies:
8.3.1 Strengthen working relationships with community organizations to
support the most at-risk residents.
8.3.2 Promote education and outreach with the community on the health
impacts and risk mitigation of air pollution, longer allergy seasons,
extreme heat, water quality changes, and vector-borne disease.
8.3.3 Promote and report on the City’s sustainability and resilience projects
and initiatives.
8.3.4 Review ordinances with respect to recreational fires and particulate
emissions and update as needed to protect and maintain healthy air
quality.
Resilient Energy Generation and Consumption
Local renewable energy resources are abundant and readily available for
economic capture. Renewable energy resources currently available in Mendota
Heights include solar, with the potential to incorporate wind, biomass, geothermal,
and efficiency resources (e.g. building improvements for energy efficiency). All of
these resources should be evaluated for use at residential, private and community
scale. Mendota Heights must set goals and policies that treat sustainable local
energy resources as an economically valuable local resource. Strategies to reduce
energy consumption including alternative modes of transportation must be
initiated.
Renewable Energy Efforts in Mendota Heights
The City of Mendota Heights is committed to a resilient future, including promoting
renewable energy where feasible. The City has existing code language supporting
residential rooftop and ground-mounted solar development throughout the
community. Although solar energy systems are allowed in all zoning districts,
systems must be accessory to the primary land use. Large-scale commercial solar
farms or gardens are not currently allowed in Mendota Heights. The ordinance
also addresses building-integrated solar systems and passive solar energy
systems. As stated in the goals for this chapter and emphasized in their code of
ordinances, Mendota Heights supports the development of solar energy systems
that result in a net gain in energy and do not have negative impacts on surrounding
uses and surrounding solar access. This Plan also includes information on gross
solar resources to provide data context to these recommendations.
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Gross and Rooftop Solar Resources
The Metropolitan Council has calculated the gross and rooftop solar potential for
the City of Mendota Heights to identify how much electricity could be generated
using existing technology. The gross solar potential and gross solar rooftop
potential are expressed in megawatt hours per year (Mwh/yr), and these estimates
are based on the solar map for Mendota Heights.
Developed areas with low building heights and open space areas have the highest
potential for solar development in the City. Many of the developed neighborhoods
and some natural areas in Mendota Heights do not have high gross solar potential
due to existing tree cover. This gross development potential is included in Figure
8-2 below. Areas of high solar potential are also illustrated in Map 8-1 for
reference.
Figure 8-2
City Hall Solar Field – completed 2018
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MAP 8-1
8-8
Alternative Transportation
In our daily lives, a large portion of the energy we consume is a result of the way
we move through our community. The mode of transportation in which we chose
impacts the amount of energy we use. By supporting alternative modes of
transportation, the City helps to enable its citizens to make choices that reduce
energy consumption. The utilization of modes of transportation that require less
energy than single-occupancy automotive vehicles reduces dependency on finite
resources and reduces emissions of greenhouse gasses. See the Transportation
Chapter for specific goals and policies.
2040 Resilient Energy Generation and Consumption Goals
and Policies
GOAL 8.5: Continue to support, plan for, and encourage the use of solar
energy as a renewable energy source.
Policies:
8.5.1 Consider modification of existing ordinances to protect access of direct
sunlight to rooftops of all principal structures.
8.5.2 Encourage developers to establish covenants that do not restrict the
development and use of active and/or passive solar energy systems.
8.5.3 Encourage the installation of solar energy system options, for space
heating and cooling and hot water heating in residential, commercial
and industrial buildings.
8.5.4 Consider a site-specific solar energy capacity study for industrial and/or
commercial sites to identify the most beneficial placement for solar
Photo-Voltaic (PV) development.
8.5.5 Provide information on grants and incentives for alternative energy.
GOAL 8.6: Adopt climate mitigation and/or energy independence goals to
reduce greenhouse gas emissions.
Policies:
8.6.1 Explore and investigate means to track city vehicles and facility
emissions to formulate a baseline and establish greenhouse gas
reduction goals every 5 to 10 years to assure progress in City emission
reductions.
8.6.2 Explore collaborating regionally to reduce greenhouse gas emissions.
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8.6.3 Begin the application process to the Minnesota Green Step Cities
Program.
8.6.4 Encouraging alternative fuel stations, electric vehicle charging stations,
and supporting infrastructure at commercial sites, office sites, parking
ramps and residential sites.
GOAL 8.7: Support long-range planning efforts to build the community’s
renewable energy capability and maximize the benefits of renewable energy
development.
Policies:
8.7.1 Regularly review renewable energy policies and programs, including
the alternative energy systems ordinance (§12-1D-18).
8.7.2 Support mass transit goals as detailed in Transportation Section 3.
8.7.3 Consider housing options along transit corridors as a strategy for
reducing the consumption of fossil fuels.
8.7.4 Prioritize infrastructure improvements that support walking and biking
as an integral part of the transportation system.
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A Resilient Food System
The well-being of our residents is vital to long-term sustainability and prosperity of
our community. Income, education, transportation, jobs and economic
development, housing, land use, and the environment all influence our ability to
access a healthy diet. Reliable access to affordable, healthy food can help reduce
rates of preventable diseases, improve health, foster community, and support
economic development. (Refer to Figure 8-3 below).
Factors of Community Health
Figure 8-3: Food Access Planning Guide, 2014. MN Food Charter. http://mnfoodcharter.com/wp-
content/uploads/2014/10/FAPG_PlanGuide_D9_LINKS_LR.pdf
Local planning policies can reduce or reinforce structural barriers that prevent our
food supply from being as healthy, equitable, affordable, and resilient as we would
like it to be. By prioritizing policy initiatives at a local level that support a robu st
food infrastructure (see Food System Figure 8-4 below), Mendota Heights can
help improve the quality of life for its residents and leave a legacy of health for
future generations.
1 Healthy Food Access: A View of the Landscape in Minnesota and Lessons Learned
from Healthy Food Initiatives; Federal Reserve Bank MN & Wilder Research – April 2016;
E. Rausch & P. Mattessich.
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What is the Food System?
Figure 8-4: Food Access Planning Guide, 2014. MN Food Charter. http://mnfoodcharter.com/wp-
content/uploads/2014/10/FAPG_PlanGuide_D9_LINKS_LR.pdf
Small Scale Food Production in Mendota Heights
The City of Mendota Heights has an opportunity to build from established food
system policy efforts, currently including:
• Keeping Chickens: The City of Mendota Heights permits residents to keep
up to six female chickens for the purpose of individual egg production (§12-
1D-3). The City’s code specifies coop and run requirements as well as
guidance on proper care and the permitting process for domestic chickens
on residential lots.
• Farming Operations: Existing farms are permitted in the City, with the
exception of animal farming (§12-1D-8). Farmers may also sell products
produced at an on-site farm stand.
Access to Food Markets
There are no grocery stores or supermarkets within the City of Mendota Heights.
Although such markets exist in neighboring municipalities, access to those stores
is largely dependent on the automobile. As the population ages, access via
automobile may become problematic.
Disposal of Food Waste and Organic Recycling
The City of Mendota Heights participates in Dakota County’s curb-side recycling
program and residents can opt-in to participating in the County’s organics drop off
program in West St. Paul. Businesses are also eligible to participate in recycling
programs with the County to further reduce waste in the City. As technology
advances, the City will study the feasibility of introducing curb-side organic
recycling programs as has been done in other municipalities in efforts to reduce
waste.
Mendota Heights 2040 Comprehensive Plan Draft January 16, 2019
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2040 Food System Goals and Policies
GOAL 8.8: Explore opportunities to support land use guidance and
regulations to support practices that integrate healthy food production in
residential settings and support food-related businesses and activities.
Policies:
8.8.1 Review and update regulations governing food processing businesses,
such as commercial kitchens, flash freezing businesses, and small
scale home kitchen businesses.
8.8.2 Support the development of a Mendota Heights Farmers Market as an
accessible and reliable source for local, healthy food.
8.8.3 Support innovative local food production solutions such as aquaponics,
hydroponics, indoor agriculture, backyard gardening and composting,
community gardens, and urban farming, where appropriate.
8.8.4 Encourage edible and pollinator-friendly landscapes on residential
properties.
8.8.5 Support innovative practices such as mobile food markets and mobile
food pantries/food shelves that can bring food closer to under-
resourced residents.
GOAL 8.9: Promote responsible waste disposal and study feasibility of
improving systems that encourage residents to make responsible decisions.
8.9.1 Promote use of County Organics drop-off station.
8.9.2 Study feasibility of organics pick-up in the years to come as technology
advances and is more readily available.
8.9.3 Educate on and support back-yard composting in efforts to reduce
waste.
Mendota Heights 2040 Comprehensive Plan 01-22-19
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9
Critical Area
INTRODUCTION
The Mississippi River Corridor Critical Area (MRCCA) comprises a 72-mile stretch
of the Mississippi River through the Twin Cities Metropolitan Area, comprising
54,000 acres of land in 30 local jurisdictions from the City of Dayton in the north to
the City of Hastings in the south. The MRCCA is important because of its many
significant natural and cultural resources, including scenic views, water,
navigation, geology, soils, vegetation, minerals, fauna, cultural resources, and
recreational resources. The MRCCA is home to a full range of residential
neighborhoods and parks, as well as river- related commerce, industry, and
transportation facilities.
Local communities within the corridor are required to complete a MRCCA plan as
a chapter of their Comprehensive Plan.
The MRCCA was designated by Governor’s Executive Order in 1976, following the
passage of the 1973 Minnesota Critical Areas Act. On January 4, 2017, Minnesota
Rules, chapter 6106 replaced Executive Order 79-19, which previously governed
land use in the MRCCA. The rules require local governments to update their
MRCCA plans and MRCCA ordinances for consistency with the rules.
In 2016, the Minnesota Department of Natural Resources (DNR) revised the rules
and regulations governing development within the MRCCA which have been
incorporated into this plan and will be implemented in the City’s zoning ordinance
after plan approval.
The purpose of the MRCCA is to:
Protect and preserve the Mississippi River and adjacent lands that the
legislature finds to be unique and valuable state and regional resources for
the benefit of the health, safety, and welfare of the citizens of the state,
region, and nation;
Prevent and mitigate irreversible damages to these state, regional, and
national resources;
Preserve and enhance the natural, aesthetic, cultural, and historical values
of the Mississippi River and adjacent lands for public use and benefit;
Mendota Heights 2040 Comprehensive Plan 01-22-19
Critical Area (MRCCA)
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Protect and preserve the Mississippi River as an essential element in the
national, state, and regional transportation, sewer and water, and
recreational systems; and
Protect and preserve the biological and ecological functions of the
Mississippi River corridor.
Each city along the Mississippi River is required to prepare and adopt plans, capital
improvement programs and special land planning regulations consistent with state
standards and guidelines for the Mississippi River Corridor Critical Area. MRCCA
regulations are implemented through local plans and ordinances and are required
to be consistent with Minnesota Rules, chapter 6106. These rules lay out the land
planning and regulatory framework protecting MRCCA resources and came into
effect on January 4, 2017, replacing Executive Order 79-19, which previously
governed land use in the MRCCA. The rules require local governments to update
their MRCCA plans (a chapter of the local comprehensive plan) and MRCCA
ordinances for consistency with the rules.
MRCCA in Mendota Heights
The City of Mendota Heights finds that the Mississippi River corridor as it exists
within the metropolitan area and the city is a unique and valuable local, state,
regional and national resource. The river is an essential element in the local,
regional, state and national transportation, sewer and water and recreational
system and serves important biological and ecological functions. The prevention
and mitigation of irreversible damage to this resource and the preservation and
enhancement of its natural, aesthetic, cultural and historic values is in furtherance
of the health, safety and general welfare of the city.
Generally, the boundaries of the MRCCA in Mendota Heights are situated along
the Mississippi River corridor, starting at Fort Snelling State Park / Interstate 494
to the south and extends northwesterly along this natural corridor and Sibley
Memorial Highway (State Highway 13) for approximately 5 miles, and to the
northerly boundary line of the city at Annapolis Street. The MRCCA boundary
fluctuates in width along this corridor from one-tenth (1/10) to one-third (1/3) of mile
in width in areas. A majority of this land is used for single-family residential
purposes or public park land. Map 9-1 illustrates the general area of MRCCA
boundaries in around St. Paul (including Mendota Heights) and Map 9-2 illustrates
the general MRCCA boundaries in and around Mendota Heights.
Mendota Heights 2040 Comprehensive Plan 01-22-19
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MAP 9-1
Mendota Heights 2040 Comprehensive Plan 01-22-19
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MAP 9-2
Mendota Heights 2040 Comprehensive Plan 01-22-19
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MRCCA DISTRICTS
The Minnesota Rules define six districts within the overall MRCCA designation.
These districts are characterized by the various natural and built features of the
river corridor. Most standards and requirements outlined in the rules apply
uniformly throughout the corridor. However, certain requirements such as
structure setbacks, bluff standards, building height limits, additional subdivision
standards, and the amount of open space required for development vary by district.
There are three (3) MRCCA districts present in Mendota Heights.
1. Rural and Open Space District (CA-ROS):
Rural and Open Space District (CA-ROS): The CA-ROS district is characterized
by rural low density development patterns and land uses, and includes land that is
riparian or visible from the river, as well as large, undeveloped tracts of high
ecological value, floodplain, and undeveloped islands. Many primary conservation
areas exist in this district.
The “rural and open space” district has the lowest level of development of all of the
proposed districts within the MRCCA. To preserve the rural and open space
characteristics of this district and its unique recreational value, a structure height
of 35-feet is proposed for this district. This district includes agricultural and rural
residential areas, parkland and natural areas adjacent to the river. This height is
intended to keep structures at or below the level of the tree line and is consistent
with height restrictions in most of the local zoning standards that apply in these
areas
The CA-ROS district must be managed to sustain and restore the rural and natural
character of the corridor, and to protect and enhance existing habitat, public river
corridor views, and scenic, natural and historic areas. In Mendota Heights, the
CA-ROS district encompasses primarily the Fort Snelling State Park area
(including Gun Club Lake) and a small area of Lilydale/Harriet Island/Cherokee
Park property located on the north side of Hwy. 13, between Wachtler Avenue and
Sylvandale Road. These districts comprise of 950 acres of vacant, open and
natural land areas.
2. River Neighborhood District (CA-RN):
River Neighborhood District (CA-RN): The CA-RN district is characterized by
residential neighborhoods that are riparian or readily visible from the river or that
abut riparian parkland. Characterized by its physical and visual distance from the
Mississippi River. The district includes land separated from the river by distance,
topography, development, or a transportation corridor. The land in this district is
not readily visible from the Mississippi River.
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Critical Area (MRCCA)
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The DNR Statement of Need and Reasonableness (SONAR) outlines height limits
for the CA-RN District, which in this case is a 35-foot height limit for all residential
“river neighborhood” districts. The height limit is intended to allow a typical two-
story single-family dwelling without breaking the top of the tree line. This height
restriction is consistent with existing structure heights in residentially zoned
neighborhoods and height restrictions in most of the local zoning standards that
apply in these areas. The City of Mendota Heights intends to preserve and
maintain a 25-foot height (maximum) standard for all single-family dwellings as
currently provided for in the city’s Zoning Ordinance, or the adopted height
standards for any underlying zoning district inside the CA-RN district.
The CA-RN district must be managed to maintain the character of the river corridor
within the context of existing residential development, and to protect and enhance
habitat, parks and open space, public river corridor views, and scenic, natural, and
historic areas. Minimizing erosion and the flow of untreated stormwater into the
river and enhancing shoreline habitat are priorities in this district. In Mendota
Heights, the CA-RN district encompasses approximately 220 acres of area (to be
verified in GIS).
3. Separated from River District (CA-SR)
Separated from River District (CA-SR): This district includes non-riparian land that
is separated from the Mississippi River by distance, development, or transportation
infrastructure. Because of this separation, underlying zoning standards govern
height, with the stipulation that structure height must be compatible with the
existing tree line, where present, and surrounding development.
The DNR Statement of Need and Reasonableness (SONAR) further describes
height restrictions for the CA-SR District. The “separated from river” district
includes non-riparian land that is separated from the Mississippi River by distance,
development, or transportation infrastructure. Because of this separation,
underlying zoning standards govern height, with the stipulation that structure
height must be compatible with the existing tree line, where present, and
surrounding development. The City of Mendota Heights intends to preserve and
maintain a 25-foot height (maximum) standard for all single-family dwellings as
currently provided for in the city’s Zoning Ordinance, or the adopted height
standards for any underlying zoning district inside the CA-SR district.
The CA-SR district provides flexibility in managing development without negatively
affecting the key resources and features of the river corridor. Minimizing negative
impacts to primary conservation areas and minimizing erosion and flow of
untreated storm water into the Mississippi River are priorities in the district . In
Mendota Heights, this district covers the greatest acreages of the two districts and
comprises of 325 acres. (to be verified in GIS).
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MAP 9-3
Mendota Heights 2040 Comprehensive Plan 01-22-19
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MRCCA with Future Land Use and Zoning
The planned land uses within the MRCCA districts in Mendota Heights are a mix
of existing and planned low-density residential area; small segments of existing
and planned medium-density residential areas; a small area of limited business
area; and a large public recreation/open space area in and around Fort Snelling
Park/Gun Club Lake.
As part of their comprehensive planning process, the City of Mendota Heights has
developed a 2040 Planned Future Land Use Map. The map illustrates planned
land uses including single and multi-family residential, commercial, public and
open space area. Most of the city area inside the MRCCA boundary is
predominantly developed with single-family housing, though there are small
commercial and mixed-use areas along the Highway 13 (Sibley Memorial
Highway) and near the Highway 13/I-35E interchange. Most of the Park and Open
Space areas include the Fort Snelling State Park and Lilydale/Harriet Island
Regional Park, and other lands along the Mississippi River.
These planned future land uses correspond appropriately to the districts that the
Minnesota Department of Natural Resources (DNR) has developed. Future land
uses in each of these districts are listed below.
Rural and Open Space District CA-ROS: Future land uses include parks
and open spaces.
River Neighborhood District CA-RN: Future land uses include single-
family, multi-family, and parks and open spaces.
Separated from River District CA-SR: There are a large number of parcels
in the MRCCA district with planned future land uses of single-family and a
very limited number of multi-family residential uses.
[A map illustrating the future land uses along with an overlay mapping of all
applicable MRCCA districts will be prepared and made part of this plan – Map 9-4
below.]
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Map 9-4
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As an implementation step of this Plan, the City will fully evaluate its preferred
dimensional requirements for the property for any new developments and
redevelopment of lands, and will work with the DNR on proper steps to incorporate
flexibility within the MRCCA ordinance to address this particular area. Most of the
properties located in this MRCCA boundary are planned and guided for low-density
residential uses, which are primarily developed with single-family uses. The City
will work with property owners through the MRCCA ordinance preparation process
to understand existing conditions of the property within the CA-RN and CA-SR
districts, and identify any potential conflicts with the existing standards and how to
address non-conforming uses within the district.
INSERT map (to be created): Figure X-X. District Overlay on City Zoning Map
Table X-1. Category Comparisons
MRCCA District Future Land Use Map
Categories Existing Land Uses
CA-RN
River Neighborhood
District
Low Density Residential Single Family Residential
Park / Open Space
CA-SR
Separated from
River District
Low Density Residential
Medium Density Residential
Limited Business
(Commercial)
Rights-of-way
Single Family Residential
Medium Density Residential
Park, Recreational or Preserve
Rights of way
Goals and Policies – Mississippi River Critical Corridor Area
GOAL 9.1: Guide land use and development and redevelopment activities
consistent with the management purpose of each district.
Policies:
9.1.1 Adopt a new MRCCA ordinance overlay district compliant with the
goals and policies of the MRCCA plan, and with Minnesota Rules,
part 6106.0070, Subp. 5 - Content of Ordinances; and work with the
Minnesota DNR on flexibility with the ordinance as noted in previous
sections of this Plan.
9.1.2 Update zoning map to reflect new MRCCA districts.
9.1.3 Ensure that information on the new MRCCA districts and zoning
requirements is readily available to property owners to help them
understand which ordinance requirements - such as setbacks and
height requirements - apply to their property for project planning and
permitting.
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9.1.4 Work with the DNR on height standards to determine appropriate
height restrictions, particularly on redevelopment areas with existing
site constraints.
PRIMARY CONSERVATION AREAS (PCA)
General Overview
As the DNR’s Statement of Needs and Reasonableness (SONAR) defines it, the
term “primary conservation areas” (PCAs) addresses the key natural and cultural
resources and features managed by MRCCA rules. These features are given
priority consideration for protection with regard to proposed land development,
subdivision, and related activity. PCAs include Shore Impact Zones (SIZ), Bluff
Impact Zones (BIZ), floodplains, wetlands, gorges, areas of confluence with
tributaries, natural drainage routes, unstable soils and bedrock, native plant
communities, cultural and historic properties, significant existing vegetative stands,
tree canopies and “other resources” identified in local government MRCCA plans.
Shore Impact Zone
Shore Impact Zones (SIZs)
apply to the Mississippi and all
of its backwaters, as well as to
its four key tributaries, including
the Crow, Rum, Minnesota, and
Vermillion rivers. They include
land along the river’s edge
deemed to be environmentally
sensitive and in need of special
protection from development
and vegetation removal. A
typical shore impact zone (SIZ)
is a “buffer” area that is required
between the water’s edge and
the area where development is
permitted (see Figure 9-4 right);
and is the focus of many of the
MRCCA rule standards for land
alteration and vegetation
management.
Mendota Height’s zoning map and the related Critical Corridor Area map will
provide a detailed delineation of the boundary of the MRCCA, however, there are
no additional shore impact zones or shoreland regulations identified or included in
Figure 9-4. Shoreland Impact Diagram
(Typical)
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the City’s zoning ordinance or this plan. The only area of “shoreland” is along the
Fort Snelling State Park/Gun Club Lake region located within the city, of which no
development has or will take place.
Nevertheless, recognizing a shore impact zone would highlight the importance of
protecting the river shore from development and vegetative removal, maintaining
a buffer area between the river banks and urban development. Adding ordinance
requirements for the shore impact zone should be considered by the City for
inclusion in the zoning ordinance update.
Floodplains & Wetlands
Although the City of Mendota Heights is located in such close proximity to the
Mississippi River and the Minnesota River, there is no floodway within the City
boundaries. As the Floodplain map portrays, there is floodway on both sides of
the Mississippi River and Minnesota River, but within the cities of St. Paul, Lilydale,
Mendota, and Eagan. The floodway basically follows the northwest boundary of
the City. Refer to “Wetlands & Floodplains Map – MRCCA” - MAP 9-5.
There are a number of known wetlands identified within the MRCCA boundary in
Mendota Heights. These wetlands and water features have been identified and
mapped, and are made part of the city’s Surface Water Management Plan (July
2018). Refer to “Wetlands Map” – Mendota Heights SWMP” – MAP 9-6.
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MAP 9-5. MRCCA Floodplains & Wetlands Map
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MAP 9-6. Wetlands Map
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Natural Drainage Ways
Natural drainage ways are linear depressions that collect and drain surface water.
They may be permanently or temporarily inundated. There are a few identified
natural drainage routes that flow from some of the city’s own water features and
eventually towards the Mississippi River. The city’s existing topography acts
provides a natural northward flow pattern for most of these waterways, and the
proximity of Interstate 494 to the south acts as a significant barrier to natural
drainage to the south or into adjacent communities. See MRCCA – Major Natural
Drainage Routes - MAP 9-7.
MAP 9-7. MRCCA Natural Drainage Ways
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Bluffs & Bluff Impact Zones
According to Minnesota Rules 6106.0050, subp. 10, a “bluff” is defined as a natural
topographic feature having either of the following characteristics:
A. a slope that rises at least 25 feet above the ordinary high water level or toe
of the slope to the top of the slope; and the grade of the slope from the
ordinary high water level or toe of the slope to the top of the slope averages
18 percent or greater, measured over a horizontal distance of 25 feet; or
B. a natural escarpment or cliff with a slope that rises at least 10 feet above
the ordinary high water level or toe of the slope to the top of the slope with
an average slope of 100% or greater.
The development and land use standards tied to the Bluff Impact Zone (BIZ). In
the MRCCA, rules are more restrictive than those in the shoreland rules. They
prohibit the placement of structures, land alteration, vegetation clearing,
stormwater management facilities, and most construction activities in the BIZ.
However, some limited exceptions to these restrictions, such as for public utilities
and recreational access to the river, are allowed. This greater degree of protection
is necessitated by development pressures on bluffs throughout the river corridor
and the susceptibility of these features to erosion and slope failure.
Mendota Heights has several areas or narrow strips of land identified as a BIZ
within the MRCCA boundary. See MRCCA – Bluff Impact Zones – MAP 9-8.
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MAP 9-8. MRCCA – Bluff Impact Zones
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Native Plant Communities & Significant Existing Vegetative
Stands
Native plant communities are plant communities that have been identified as part
of the Minnesota biological survey. They represent the highest quality native plant
communities remaining in the MRCCA. Significant vegetative stands are plant
communities identified by the National Park Service that are largely intact,
connected and contain a sufficient representation of the original native plant
community. Much of this vegetation contributes to the scenic value of the MRCCA.
Mendota Heights has one large area of native plant communities within the city
and its MRCCA boundaries, which primarily encompasses Fort Snelling Park/Gun
Club Lake reserve. There are also a number of significant [existing] vegetative
stands in the MRCCA. Refer to MRCCA – Native Plant Communities and
Significant Existing Vegetative Stands – MAP 9-9.
The corridor generally exhibits a mostly wooded and natural vegetative character,
with a variety of other vegetative environments like prairie, shrubs and wetlands.
These wooded areas are mostly located within or near the Fort Snelling/Gun Club
lake area, and in smaller developed and undeveloped area inside the MRCCA
boundary. Tree species include oaks, maples, cottonwood, elms, and Linden
(basswood) trees along with a wide variety of evergreen trees such as white pine,
black hill spruce, blue spruce and others. Unfortunately, the corridor is also
impacted by some invasive species, such Siberian elms, black locusts, and
buckthorn.
Regardless of these desired and invasive plants, these wooded and vegetative
areas systematically provide limited animal habitat areas, and offer natural erosion
control measures, especially those located on slopes and bluffs. Previous and
current efforts to prevent and control elm and oak tree diseases have been
generally effective in preserving these forested resources. Throughout the course
of the years, the city has carefully regulated all new development and
redevelopment sites within the Mississippi Critical Corridor Area, and the
regulations have controlled the loss of woodland and other significant vegetation
on bluff areas and slopes whenever land development was requested.
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MAP 9-9. MRCCA Native Plant Communities & Vegetation Map
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Cultural & Historic Properties
There are no known cultural or historic properties within the MRCCA of Mendota
Heights.
The City of Mendota Heights does not have an official control for historic
preservation. As opportunities for preservation are discovered, the City will handle
them on a case-by-case basis, drawing from the resources such as the Minnesota
Historical Society, Dakota County, and community/non-profit organizations.
According to the Minnesota Historical Society, the following property is the only
property listed on the National Register of Historic Places:
Fort Snelling – Mendota Bridge – Is a steel-reinforced, continuous-arch
concrete bridge located on Minnesota Highway 55 over the Minnesota
River. It was built in 1925-26, according to the plans prepared by Walter
Wheeler and C.A.P. Turner. The bridge was reconstructed between 1992
and 1994, reflecting the original design.
St. Peter’s Church – This church complex includes one of the oldest
church buildings used by Minnesota’s early settlers of the Mendota area,
and is still in use today. Growth of the congregation has resulted in the
addition of several other buildings on the site, although the historic building
remains in use.
Pilot Knob – Currently restored and protected to its pre-development
condition, the Pilot Knob area, just off of the east end of the Mendota
Bridge, has special historical meaning through a wide spectrum of
Minnesota history. The City and other public agencies have acquired much
of the property and are adding interpretive facilities to the site as
opportunity permits
Public River Corridor Views
Public river corridor views (PRCVs) are views toward the river from public
parkland, historic properties, and public overlooks, as well as views toward bluffs
from the ordinary high water level of the opposite shore, as seen during the
summer months. PRCVs are deemed highly valued by the community and are
worth protecting because of the aesthetic value they bring to the MRCCA.
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Views Toward the River from Public Places
The existing tree coverage and topography in Mendota Heights limits some views
toward the Mississippi River from public places and in certain private properties
within the MRCCA boundary. One particular public view that exists is located near
the intersection of Sibley Memorial Highway and State Highway 13.
The view is valuable to Mendota Heights because it includes both a view of the
Mississippi River corridor, Gun Club Lake preserve and part of the City of St. Paul
skyline.
Goals & Policies for PRIMARY CONSERVATION AREAS
GOAL 9.2: Protect PCAs (List those specifically found in your community)
and minimize impact to PCAs from public and private
development and land use activities (landscape maintenance,
river use, walking/hiking, etc.).
Policies:
9.2.1 Adopt a new MRCCA ordinance overlay district compliant with the
goals and policies of the MRCCA plan, and with Minnesota Rules, part
6106.0070, Subp. 5 - Content of Ordinances; and work with the
Minnesota DNR on flexibility with the ordinance as noted in previous
sections of this Plan.
9.2.2 Support mitigation of impacts to PCAs through, subdivisions/PUDs,
variances, CUPs, and other permits.
9.2.3 Prioritize the restoration and protection of Native Plant Communities
and natural vegetation in riparian areas a high priority during
development.
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9.2.4 Support alternative design standards that protect the Local
Government Units (LGU’s) identified PCAs, such as conservation
design, transfer of development density, or other zoning and site design
techniques that achieve protection or restoration of primary
conservation areas
9.2.5 Protect and prioritize through permanent protection measures, such as
public acquisition, conservation easement, deed restrictions, etc.,
which protect PCAs in the corridor.
PRIMARY CONSERVATION AREA - Implementation Actions
Ensure that information on the location of PCAs is readily available to
property owners to understand how PCA-relevant ordinance requirements,
such as vegetation management and land alteration permits, apply to their
property for project planning and permitting.
Establish procedures and criteria for processing applications with potential
impacts to PCAs, including:
o Identifying the information that must be submitted and how it will be
evaluated,
o Determining appropriate mitigation procedures/methods for
variances and CUPs; and
o Establishing evaluation criteria for protecting PCAs when a
development site contains multiple types of PCAs and the total area
of PCAs exceed the required set aside percentages.
Developing administrative procedures for integrating DNR and local
permitting of riprap, retaining walls and other hard armoring.
(Note: Application procedures are a required element of MRCCA ordinance
review and approvals.)
PRIORITIES FOR RESTORATION
General Overview
Natural vegetation is critical to the health of the ecosystem along the Mississippi
River corridor, providing important habitat for area wildlife and natural function of
plant and waterway systems. The Minnesota DNR has identified a number of high
priority areas for restoration of natural vegetation, not only within the established
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Critical Corridor Area, but in other areas throughout the city, including lakes,
streams, wetlands, and drainage ways. These areas were determined based on
identifying existing significant stands of vegetation, areas of erosion, and areas of
needed stabilization.
MRCCA requires communities identify areas that are priorities for restoration due
to poor quality natural vegetation or bank erosion issues. Much of the critical
corridor area is wooded and vegetated, with a large expanse of open space and
park or vegetated residential land. If development or redevelopment occurs within
MRCCA, protection of existing vegetation or restoration will be required in
accordance with MRCCA ordinance requirements. Mapping for Mendota Heights
was completed by MnDNR and Metropolitan Council. Refer to Vegetation
Restoration Priorities – MAP 9-10.
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MAP 9-10. MRCCA Vegetation Restoration Priorities Map
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Goals and Policies - Restoration
Goal 9.3: Protect native and existing vegetation during the development
process and require restoration if any is removed by
development. Priorities for restoration shall include stabilization
of erodible soils, riparian buffers and bluffs or steep slopes
visible from the river.
Policies:
9.3.1 Seek opportunities to restore vegetation to protect and enhance
PRCVs identified in this plan.
9.3.2 Seek opportunities to restore vegetation in restoration priority areas
identified in this plan through the CUP, variance, vegetation permit
and subdivision/PUD processes.
9.3.3 Sustain and enhance ecological functions (habitat value) during
vegetation restorations.
9.3.4 Evaluate proposed development sites for erosion prevention and bank
and slope stabilization issues and require restoration as part of the
development process.
Restoration Implementation Actions
Ensure that information on the location of natural vegetation restoration
priorities is readily available to property owners to understand how relevant
ordinance requirements apply to their property for project planning and
permitting.
Establish a vegetation permitting process that includes permit review
procedures to ensure consideration of restoration priorities identified in this
plan in permit issuance, as well as standard conditions requiring vegetation
restoration for those priority areas. (Note: vegetation permitting process is
a required element of MRCCA ordinance.)
Establish process for evaluating priorities for natural vegetation restoration,
erosion prevention and bank and slope stabilization, or other restoration
priorities identified in this plan in CUP, variances and subdivision/PUD
processes. (Note: A process for evaluating priorities is a required element
of MRCCA ordinance review and approval.)
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SURFACE WATER USES
Mendota Heights has very little surface water use in the MRCCA other than
recreational motorboats and small paddle crafts such as canoes and kayaks.
There are no public boat launches or marinas in Mendota Heights; however there
is a small private marina/boat dock associated with the Pool and Yacht Club in the
City of Lilydale (located just east of the I-35E bridge crossing), and which some
residents of Mendota Heights belong and enjoy.
Source: Google Maps
There is limited barge traffic that passes Mendota Heights, heading west on the
Minnesota River to Ports Bunge and Cargill in Savage, and a loading facility in
Burnsville just west of I-35W..
No additional policies or implementations actions are applicable for surface water
use for MRCCA in the City of Mendota Heights.
WATER-ORIENTED USES
General Overview
Water-oriented uses within the Mississippi River Corridor are very limited within
Mendota Heights. Most of the land adjacent to the river is primarily in the Gun
Club Lake and Fort Snelling State Park preserve area on the far west edge of the
community. There are no proposed new water-oriented uses for the City in the
2040 planning period.
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OPEN SPACE & RECREATIONAL FACILITIES
General Overview
Open space and recreational facilities, such as parks, trails, scenic overlooks,
natural areas, and wildlife areas add to the quality of a community. One purpose
of a MRCCA plan is to promote the protection, creation, and maintenance of these
features and locations in each community along the metropolitan Mississippi River
corridor.
Fort Snelling State Park
Fort Snelling State Park, with 611 of its 2,642 acres located in the City, is
considered the largest in Mendota Heights. This park provides outdoor recreation
opportunities and natural resource conservation for the public and is considered
part of the regional recreational open space system. Fort Snelling State Park is a
recreational state park offering swimming, large group and family picnic grounds,
a boat launch, interpretive center and historical areas, trails, and scenic overlooks.
A passive recreation area located within the boundaries of Mendota Heights, but
situated across the Minnesota River is an area known as Picnic Island. This 75-
acre tract of land appears to have been created or carved out by an “oxbow lake”
feature in the Minnesota River corridor, and is located underneath the Highway
62/55 Bridge. The site is accessed from Hwy. 5 in St. Paul, off the Post
Road/Snelling Lake Road exit ramp.
Most of the park’s active facilities are located on the Bloomington side of the River,
requiring most Mendota Heights residents to drive or bike across the I-494, I-35E
and Mendota bridges. The Mendota Heights portion of the park is left primarily as
a natural area as it contains extensive floodplain marsh habitat. Facilities located
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in Mendota Heights support less intensive uses, such as biking, hiking, cross
country skiing, and fishing. The Sibley and Faribault historic sites in the City of
Mendota Heights are also located on the Mendota Heights side of the River.
Harriet Island-Lilydale Regional Park
Located just north of Mendota Heights, this park is managed by the City of St. Paul.
The lower portion of the park in the City of Lilydale is planned to remain passive
open space. A beach and concessions area are planned, but eventual
development is highly unlikely due to wetland issues. The area also has a ramp
for boat access to the River. A trail through the park, separate from the roadway,
is planned to link St. Paul to the Big Rivers Regional Trail.
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Implementation
The following chapter outlines an implementation methodology for the Mendota Heights
Comprehensive Plan and offers tools to assist the public and private sectors in the
realization of the community vision. While many implementation str ategies will be the
responsibility of the City of Mendota Heights or other public-sector partners, many of the
directives will take a cooperative effort over time from business owners, property owners,
and private developers.
The tables on the following pages outline by chapter how the recommendations in this
Plan can begin to be realized, defining the implementing body and timeframe for
implementation.
CHAPTER 1: INTRODUCTION AND BACKGROUND
Summary
Chapter 1 serves as the introduction of the Comprehensive Plan, identifying existing
conditions, history and development, a vision and mission, and key issues of the Plan.
The Chapter also includes a natural resource inventory and demographic trends in the
city. The vision and mission serve as the framework for the plan and are integrated
throughout each of the content areas (chapters 2 through 6). The vision and mission are
high-level, aspirational goals for Mendota Heights, to be implemented through the Plan’s
goals and policies.
Goals and Policies to be implemented
No goals in this chapter, no implementation steps are required
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CHAPTER 2: LAND USE
Summary
Chapter 2 provides an overview of existing and planned future land use in Mendota
Heights. Because it is the most wide-reaching of any of the plan chapters, the land
use goals and policies address numerous topics including land use, zoning,
community character, redevelopment, and the impacts of the Minneapolis-St. Paul
International Airport. At a basic level, State law requires zoning to reflect a City’s
future land use plan. There are numerous implementation strategies that were
developed for this chapter, reflecting the various goals, policies, and land use
plans.
Goals and Policies to be implemented
Update zoning code to conform with land use plan. (Goal 1)
Update the Comprehensive Plan to ensure consistency with land use
decisions. (Goal 1)
Update zoning code to emphasize high-quality site and building design
standards. (Goal 2)
Develop a park, trail, and open space plan that includes these amenities
within walking distance of all residential areas. (Goal 2)
Work with state and federal agencies to implement the MSP Airport
Comprehensive Plan. (Goal 4)
Other implementation steps
Future Land Use Map – implement the future land use plan by updating the
existing zoning map to reflect new land use changes.
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Land Use – Implementation Table
Item/Action Goal and
Policy
Implementing
Body
Timeframe Priority
Level
Update zoning code to
conform with land use plan
Goal 1 City Staff,
Planning
Commission
Short-term (1
year)
High
Update the Comprehensive
Plan to ensure consistency
with land use decisions
Goal 1 City Staff,
Planning
Commission
Ongoing High
Update zoning code to
emphasize high-quality
building and site design
standards
Goal 2 City Staff,
Planning
Commission
Short-term (1
year)
Medium
Develop a park, trail, and
open space plan that
includes these amenities
within walking distance of all
residential areas
Goal 2 City Staff,
Planning
Commission,
New Task
Force
Medium-term
(5 years)
Medium
Work with state and federal
agencies to implement the
MSP Airport Comprehensive
Plan
Goal 4 City Staff Ongoing Medium
Implement the future land
use plan by updating the
existing zoning map to reflect
new land use changes
N/A City Staff,
Planning
Commission
Short-term (1
year)
High
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CHAPTER 3: TRANSPORTATION
Summary
Chapter 3: Transportation addresses all aspects of the transportation system
including roadways, rail, freight, and transit. The goals and policies in this section
emphasize an efficient multi-modal system that works for residents, employees
and visitors to Mendota Heights. Many public entities have authority over
transportation elements in the city, so all parties will need to work in partnership to
implement the transportation recommendations. From the public side, the primary
implementation tool for infrastructure improvements is the City’s Capital
Improvement Plan (CIP). Federal, State, and local grants may also be a possibility
should an opportunity for funding become available.
Goals and Policies to be implemented
Coordinate with neighboring jurisdictions, the Met Council, the County, and
State on transportation improvements in Mendota Heights. (Goal 1)
Update zoning code to require that developers provide transportation
facilities including roads and trails/sidewalks within new subdivisions. (Goal
1)
Seek funding for the expansion of transit service in Mendota Heights. (Goal
2)
Other implementation steps
Implement near-term roadway projects as identified in the City’s CIP and
Comprehensive Plan.
Implement the future transportation network as designated in the
Comprehensive Plan and on the future roadway and transit facility maps.
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Transportation – Implementation Table
Item/Action Goal and
Policy
Implementing
Body
Timeframe Priority
Level
Coordinate with neighboring
jurisdictions, the Met
Council, the County, and
State on transportation
improvements in Mendota
Heights.
Goal 1 City Staff Ongoing Medium
Update zoning code to
require that developers
provide transportation
facilities including roads and
trails/sidewalks within new
subdivisions.
Goal 1 City Staff,
Planning
Commission
Short-term (1
year)
High
Seek funding for the
expansion of transit service
in Mendota Heights.
Goal 2 City Staff Long-term
(10+ years)
Low
Implement near-term
roadway projects as
identified in the City’s CIP
and Comprehensive Plan.
N/A City Staff Medium-term
(5 years)
High
Implement the future
transportation network as
designated in the
Comprehensive Plan and on
the future roadway and
transit facility maps.
N/A City Staff Long-term
(10+ years)
Medium
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CHAPTER 4: PARKS AND TRAILS
Summary
The parks and trails chapter of the Comprehensive Plan addresses existing parks,
natural areas, and trails within the City of Mendota Heights. The city is also home
to three golf courses which serve local and regional visitors. Goals and policies in
this chapter emphasize creating an integrated network of park facilities and
connecting to amenities, such as the Mississippi and Minnesota Rivers and
regional park and trail systems.
Goals and Policies to be implemented
Develop and retrofit park and trail facilities to be safe and accessible to all
users. Update park programming to fit diverse needs of users as well.
(Goals 1 and 2)
Manage stormwater in park facilities to protect and improve water quality.
(Goal 3)
Use sustainable and environmentally friendly materials in park construction
and renovations whenever possible. (Goal 3)
Partner with neighboring jurisdictions to acquire and construct parks and
trails across the region. (Goal 4)
Other implementation steps
Implement short-term park and trail improvements and planning projects
as outlined in the City’s CIP and Comprehensive Plan.
Implement the future trails network as designated in the Comprehensive
Plan and on the bicycle facilities map.
Work with partner organizations to manage and develop regional parks and
trails including the proposed North Urban Regional Trail (Dakota County).
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Parks & Trials – Implementation Table
Item/Action Goal and
Policy
Implementing
Body
Timeframe Priority
Level
Develop and retrofit park
and trail facilities to be safe
and accessible to all users.
Update park programming
to fit diverse needs of users
as well.
Goals 1 and
2
City Staff,
Parks
Commission
Short-term
for
programming
(1 year) and
ongoing for
facilities
High
Manage stormwater in park
facilities to protect and
improve water quality.
Goal 3 City Staff Ongoing Medium
Use sustainable and
environmentally friendly
materials in park
construction and
renovations whenever
possible.
Goal 3 City Staff Ongoing Medium
Partner with neighboring
jurisdictions to acquire and
construct parks and trails
across the region.
Goal 4 City Staff Ongoing Medium
Implement short-term park
and trail improvements and
planning projects as
outlined in the City’s CIP
and Comprehensive Plan.
N/A City Staff Long-term
(10+ years)
Medium
Implement the future parks
and trails network as
designated in the
Comprehensive Plan and
on the bicycle facilities map.
N/A City Staff Long-term
(10+ years)
Medium
Work with partner
organizations to manage
and develop regional parks
and trails including the
proposed North Urban
Regional Trail (Dakota
County).
N/A City Staff Ongoing Medium
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CHAPTER 5: HOUSING
Summary
The housing chapter of the Comprehensive Plan addresses existing and future
housing needs for residents of Mendota Heights. In addition to goals and policies
developed by the community, the Metropolitan Council has placed affordable
housing requirements on the City which will need to be met by 2040. The goals
and policies in this chapter address preserving existing housing stock while
providing diverse stock for young homeowners, seniors, and move-up housing.
Goals and Policies to be implemented
Enforce existing housing maintenance standards and zoning code. (Goal 1)
Update zoning code to allow for expansion and reinvestment in existing
housing stock. (Goal 1)
Partner with Dakota County and other agencies to implement housing
rehabilitation programs in the region. (Goal 1)
Develop a city-wide housing maintenance program that promotes and
requires safe homes and attractive neighborhoods. (Goal 1)
Conduct a housing needs assessment for different population groups in
Mendota Heights including the elderly, disabled, and residents with special
needs. (Goal 2)
Other implementation steps
Provide 23 affordable housing units by 2040, as per requirements from the
Metropolitan Council.
Seek funding opportunities to develop an affordable and diverse housing
stock including funds from the Livable Communities Act, Local Housing
Initiative Account, or Tax Base Revitalization Account.
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Housing – Implementation Table
Item/Action Goal and
Policy
Implementing
Body
Timeframe Priority
Level
Enforce existing housing
maintenance standards and
zoning code.
Goal 1 City Staff Ongoing High
Update zoning code to allow
for expansion and
reinvestment in existing
housing stock.
Goal 1 City Staff Short-term (1
year)
High
Partner with Dakota County
and other agencies to
implement housing
rehabilitation programs in the
region.
Goal 1 City Staff Ongoing Medium
Develop a city-wide housing
maintenance program that
promotes and requires safe
homes and attractive
neighborhoods.
Goal 1 City Staff Short-term (1
year)
High
Conduct a housing needs
assessment for different
population groups in
Mendota Heights including
the elderly, disabled, and
residents with special needs
Goal 2 City Staff,
Planning
Commission,
New Task
Force
Medium-term
(5 years)
High
Provide 23 affordable
housing units by 2040, as
per requirements from the
Metropolitan Council
N/A City Staff,
Partner
Agencies
Ongoing,
long-term
(10+ years)
Medium
Seek funding opportunities
to develop an affordable and
diverse housing stock
including funds from the
Livable Communities Act,
Local Housing Initiative
Account, or Tax Base
Revitalization Account.
N/A City Staff Ongoing Low
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CHAPTER 6: ECONOMIC DEVELOPMENT
Summary
Chapter 6: Economic Development summarizes existing market conditions in
Mendota Heights, identifies redevelopment areas in the city, and identifies roles
that the City can take to attract new businesses to the community. Goals and
policies in this chapter emphasize business attraction and retention and
commercial/business park areas in the community.
Goals and Policies to be implemented
Review economic development opportunities and incentives for application
in Mendota Heights. (Goal 1)
Prepare and implement a marketing plan to attract businesses and a talented
workforce to Mendota Heights. (Goal 2)
Update the zoning code to require sidewalks along major streets and a mix
of services in commercial centers to serve the whole community. (Goal 4)
Develop and enforce design standards for industrial properties in Mendota
Heights. (Goal 5)
Provide high quality public services and infrastructure in commercial and
industrial districts. (Goal 5)
Other implementation steps
Implement recommendations identified in the existing Mendota Heights
Industrial District Redevelopment Plan, including branding, redevelopment
incentives, and investments in broadband.
Focus job-based redevelopment and commercial investment in the existing
Mendota Heights Industrial District.
Mendota Heights 2040 Comprehensive Plan Draft Vers. 11.19.18
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Economic Development – Implementation Table
Item/Action Goal and
Policy
Implementing
Body
Timeframe Priority
Level
Review economic
development opportunities
and incentives for application
in Mendota Heights.
Goal 1 City Staff Ongoing Low
Prepare and implement a
marketing plan to attract
businesses and commercial
brokers to Mendota Heights.
Goal 2 City Staff,
New Task
Force
Medium-term
(5 years)
High
Update the zoning code to
require sidewalks to along
major streets and a mix of
services in commercial
centers to serve the whole
community.
Goal 4 City Staff,
Planning
Commission
Short-term (1
year)
High
Develop and enforce design
standards for industrial
properties in Mendota
Heights
Goal 5 City Staff,
Planning
Commission,
New Task
Force
Medium-term
(5 years)
Medium
Provide high quality public
services and infrastructure in
commercial and industrial
districts.
Goal 5 City Staff,
Planning
Commission
Ongoing Low
Implement recommendations
identified in the existing
Mendota Heights Industrial
District Redevelopment Plan,
including branding,
redevelopment incentives,
and investments in
broadband.
N/A City Staff Ongoing Medium
Focus job-based
redevelopment and
commercial investment in the
existing Mendota Heights
Industrial District.
N/A City Staff Ongoing Medium
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CHAPTER 7: NATURAL RESOURCES PLAN
Summary
Natural resource protection is critical for the City of Mendota Heights. Chapter 7:
Natural Resources Plan identifies critical water, open space, and recreational
areas in the community and issues these areas face. Goals and policies in this
chapter emphasize protecting and enhancing existing natural areas, providing
habitat to support biodiversity and developing a full natural resource plan for the
City. Other goal areas in the chapter address public education and reducing air,
noise, and light pollution.
Goals and Policies to be implemented
Develop a Natural Resources Plan with supportive Tree Planting, Soil
Health Management, and Restoration Plans for the City of Mendota
Heights. (Goal 1)
Implement a new Natural Resources and Sustainability Commission. (Goal
2)
Monitor tree disease and pest outbreaks with the implementation of control
programs for tree diseases such as oak wilt and Emerald Ash Borer (EAB).
(Goal 2)
Sweep streets at a minimum rate of twice annually, on a well-timed
schedule, using Best Management Practices (BMPs), while looking to
increase sweeping rates in sensitive areas. (Goal 4)
Improve and implement the City’s Surface Water Management Plan
(SWMP). (Goal 4)
Revise site plan review standards to require improved soil conditions and
native plantings on projects. (Goal 4)
Set up a Natural Resources fund account to provide a reserve for the
matching funds that are often required to access grant funding
opportunities. (Goal 5)
Develop and implement a robust public education campaign on protecting
the local environment. Strategies may include guides and materials for
property owners, educational signage, programming for youth, and
improvements to the city website. (Goal 7)
Research and develop strategies to improve quality of life in Mendota
Heights including reduced noise pollution, air pollution, and light pollution.
(Goals 9, 10, and 11)
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Natural Resources Implementation Table
Item/Action
Goal and
Policy
Implementing
Body
Timeframe Priority
Level
Develop a Natural Resources
Plan with supportive Tree
Planting, Soil Health
Management, and
Restoration Plans for the City
of Mendota Heights.
Goal 1 City Staff,
New Task
Force
Medium-term
(5 years)
Medium
Implement a new Natural
Resources and Sustainability
Commission.
Goal 2 City Staff, City
Council
Short-term
(1-year)
Medium
Monitor tree disease and
pest outbreaks with the
implementation of control
programs for tree diseases
such as oak wilt and Emerald
Ash Borer (EAB).
Goal 2 City Staff Ongoing Medium
Sweep streets at a minimum
rate of twice annually, on a
well-timed schedule, using
Best Management Practices
(BMPs), while looking to
increase sweeping rates in
sensitive areas.
Goal 4 City Staff Ongoing Medium
Improve and implement the
City’s Surface Water
Management Plan
Goal 4 City Staff,
Planning
Commission
Short-term
(1-year)
High
Revise site plan review
standards to require
improved soil conditions and
native plantings on projects.
Goal 4 City Staff,
Planning
Commission
Short-term
(1-year)
High
Set up a Natural Resources
fund account to provide a
reserve for the matching
funds that are often required
to access grant funding
opportunities.
Goal 5 City Staff Ongoing Medium
Mendota Heights 2040 Comprehensive Plan Draft Vers. 11.19.18
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Natural Resources Implementation Table (continued)
Develop and implement a
robust public education
campaign on protecting the
local environment. Strategies
may include guides and
materials for property owners,
educational signage,
programming for youth, and
improvements to the city
website.
Goal 7 City Staff,
New Task
Force
Medium-term
(5 years)
Low
Research and develop
strategies to improve quality
of life in Mendota Heights
including reduced noise
pollution, air pollution, and
light pollution.
Goals 9, 10,
and 11
City Staff Medium-term
(5 years)
Low
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CHAPTER 8: RESILIENCE
Summary
Chapter 8: Resilience addresses the unique challenges Mendota Heights will
face in the future regarding climate change. Although Resilience is not a required
element for the 2040 comprehensive plans in the region, Mendota Heights is
committed to investing in resilience. Supporting resilience strategies will protect
local and regional vitality for future generations by preserving our capacity to
maintain and support our region’s well-being and productivity. Goals and policies
in this chapter address infrastructure, public health, and health and safety during
extreme weather events.
Goals and Policies to be implemented
Assess public buildings and sites for vulnerabilities to extreme weather
and make improvements where possible. (Goal 1)
Secure City funding for climate adaptation programs. (Goal 2)
Work with Dakota County to update the All Hazard Mitigation Plan for the
entire county. (Goal 2)
Develop and implement a public education campaign to reduce the risk of
damage due to extreme weather as well as other climate-related
vulnerabilities. (Goals 2 and 4)
Review existing City ordinances with respect to fire and personal gas-
powered equipment to promote healthy air quality. (Goal 3)
Research opportunities to measure greenhouse gas emissions with the
intent to set goals of emission reductions every 5 to 10 years. (Goal 5)
Consider modifying existing ordinances to protect the direct access of
sunlight for roof-top solar generation. (Goal 5)
Review and update regulations governing food processing businesses,
such as commercial kitchens, flash freezing businesses, and small-scale
home kitchen businesses, to increase business growth. (Goal 8)
Consider conducting a Food Security Assessment to determine and
monitor food insecurity conditions and opportunities within Mendota
Heights. (Goal 10)
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Resilience Implementation Table
Item/Action Goal and
Policy
Implementing
Body
Timeframe Priority
Level
Assess public buildings and
sites for vulnerabilities to
extreme weather and make
improvements where
possible.
Goal 1 City Staff Ongoing Medium
Secure City funding for
climate adaptation programs.
Goal 2 City Staff, City
Council
Medium-term
(5 years)
High
Work with Dakota County to
update the All Hazard
Mitigation Plan for the entire
county.
Goal 2 City Staff Ongoing Medium
Develop and implement a
public education campaign to
reduce the risk of damage
due to extreme weather as
well as other climate-related
vulnerabilities.
Goals 2 and
4
City Staff,
New Task
Force
Medium-term
(5 years)
Medium
Review existing City
ordinances with respect to
fire and personal gas-
powered equipment to
promote healthy air quality.
Goal 3 City Staff,
Planning
Commission
Short-term
(1-year)
High
Research opportunities to
measure greenhouse gas
emissions with the intent to
set goals of emission
reductions every 5 to 10
years.
Goal 5 City Staff,
New Task
Force
Medium-term
(5 years)
Medium
Consider modifying existing
ordinances to protect the
direct access of sunlight for
roof-top solar generation.
Goal 5 City Staff,
Planning
Commission
Short-term
(1-year)
High
Mendota Heights 2040 Comprehensive Plan Draft Vers. 11.19.18
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Resilience Implementation Table (continued)
Review and update
regulations governing food
processing businesses, such
as commercial kitchens, flash
freezing businesses, and
small-scale home kitchen
businesses, to increase
business growth.
Goal 8 City Staff,
Planning
Commission
Short-term
(1-year)
High
Consider conducting a Food
Security Assessment to
determine and monitor food
insecurity conditions and
opportunities within Mendota
Heights.
Goal 10 City Staff,
New Task
Force
Medium-term
(5 years)
Medium
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CHAPTER 9: CRITICAL AREA PLAN
Summary
The Critical Area Plan is a required plan for communities located along the 72-mile
stretch of the Mississippi River in the Twin Cities. The Metropolitan Council and
Department of Natural Resources have identified numerous issues that must be
addressed in the Critical Area Plan, each with their own goals and policies. These
required issues include:
Critical Area Districts
Primary Conservation Areas
Restoration
Goals and Policies to be implemented
Update zoning map to reflect new MRCCA districts. (Goal 1)
Work with the DNR on height standards to determine appropriate height
restrictions, particularly on redevelopment areas with existing site
constraints. (Goal 1)
Ensure that information on the new MRCCA districts and zoning
requirements is readily available to property owners. (Goal 1)
Adopt a new MRCCA ordinance overlay district compliant with the goals
and policies of the MRCCA plan, and with Minnesota Rules, part
6106.0070, Subp. 5 - Content of Ordinances; and work with the Minnesota
DNR on flexibility with the ordinance as noted in previous sections of this
Plan. (Goal 2)
Update code language to include evaluating and requiring restoration and
bank stabilization as part of the development process. (Goal 3)
Seek opportunities to restore vegetation to protect and enhance PRCVs
identified in the Critical Area Plan. (Goal 3)
Other implementation steps
Primary Conservation Areas Implementation Steps:
Ensure that information on the location of PCAs is readily available to
property owners to understand how PCA-relevant ordinance requirements,
such as vegetation management and land alteration permits, apply to their
property for project planning and permitting.
Establish procedures and criteria for processing applications with potential
impacts to PCAs, including:
o Identifying the information that must be submitted and how it will be
evaluated,
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o Determining appropriate mitigation procedures/methods for
variances and CUPs; and
o Establishing evaluation criteria for protecting PCAs when a
development site contains multiple types of PCAs and the total area
of PCAs exceed the required set aside percentages.
Developing administrative procedures for integrating DNR and local
permitting of riprap, retaining walls and other hard armoring.
Restoration Implementation Steps:
Ensure that information on the location of natural vegetation restoration
priorities is readily available to property owners to understand how relevant
ordinance requirements apply to their property for project planning and
permitting.
Establish a vegetation permitting process that includes permit review
procedures to ensure consideration of restoration priorities identified in this
plan in permit issuance, as well as standard conditions requiring vegetation
restoration for those priority areas. (Note: vegetation permitting process is
a required element of MRCCA ordinance.)
• Establish process for evaluating priorities for natural vegetation restoration,
erosion prevention and bank and slope stabilization, or other restoration
priorities identified in this plan in CUP, variances and subdivision/PUD
processes. (Note: A process for evaluating priorities is a required element
of MRCCA ordinance review and approval.)
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Critical Area Implementation Table
Item/Action Goal and
Policy
Implementing
Body
Timeframe Priority
Level
Update zoning map to reflect
new MRCCA districts.
Goal 1 City Staff,
Planning
Commission
Short-term (1
year)
High
Ensure that information on
the new MRCCA districts and
zoning requirements is
readily available to property
owners.
Goal 1 City Staff,
Planning
Commission
Ongoing High
Work with the DNR on height
standards to determine
appropriate height
restrictions, particularly on
redevelopment areas with
existing site constraints.
Goal 1 City Staff,
Planning
Commission
Short-term (1
year)
High
Adopt a new MRCCA
ordinance overlay district
compliant with the goals and
policies of the MRCCA plan,
and with Minnesota Rules,
part 6106.0070, Subp. 5 -
Content of Ordinances; and
work with the Minnesota
DNR on flexibility with the
ordinance as noted in
previous sections of this
Plan.
Goal 2 City Staff,
Planning
Commission
Short-term (1
year)
High
Update code language to
include evaluating and
requiring restoration and
bank stabilization as part of
the development process.
Goal 3 City Staff,
Planning
Commission
Short-term (1
year)
High
Seek opportunities to restore
vegetation to protect and
enhance PRCVs identified in
the Critical Area Plan.
Goal 3 City Staff Ongoing Medium
Planning Report
MEETING DATE: January 22, 2019
TO: Planning Commission
FROM: Tim Benetti, Community Development Director
SUBJECT: Planning Case 2019-01
Zoning Code Amendment – Personal Self-Storage Facility Uses in
the I-Industrial Zone
APPLICANT: Metro Storage LLC
PROPERTY ADDRESS: N/A
ZONING/GUIDED: N/A
ACTION DEADLINE: February 25, 2019
INTRODUCTION
The City of Mendota Heights is asked to consider an amendment to City Code Title 12-1G-1, which would
allow “personal self-storage facility” uses as either a permitted use or conditional use in the I-Industrial
district. The applicant is Metro Storage LLC (Lake Forest, IL). Metro Storage is seeking the opportunity
to place a new 80,000 sq. ft., indoor only, self-storage facility in the community.
This item (request) was originally introduced at the November 27, 2018 regular meeting, whereby the
applicant’s representatives asked the Planning Commission to provide preliminary feedback and comments
on whether or not such use (indoor self-storage) would be given favorable consideration. The excerpt
minutes from the 11/27/18 meeting are appended to this report for the Commissioner’s review.
This item is being presented under a public hearing process. A notice of hearing on this item was published
in the local Pioneer Press newspaper.
ANALYSIS
City Code does not identify or provide any allowance for a self–storage facility or use in any of the business
districts (B-1, B-2, B-3 and B-4), nor the I-Industrial zone. Moreover, Section 12-1G-2-2 provides a list of
prohibited uses within the Industrial zone, and “Personal self-storage facility” is noted as one of these uses.
Zoning Code Sect. 12-1G-1 does allow warehousing as a permitted use in the Industrial zone; with
warehousing defined as follows:
“WAREHOUSING: The storage of materials or equipment within an enclosed building.”
Planning Case 2019-01 Zoning Code Amend-Self-Storage Uses Page 2 of 5
In staff’s professional opinion, “warehousing” [in general] is not the same as self-storage or similar uses,
and should be considered a use or activity limited to or associated with wares, goods and products services
stored or distributed from a permitted use within the district.
A comment made at the 11/27/18 Planning Commission meeting is noted below:
“This type of use would be somewhat inconsistent with the industrial study that the city
commissioned, where they did a look at what the industrial park wanted to be. It is quite clear that
the city desired it to be a robust employment generator that supported the economic development
aspirations of the city. This section in the Comprehensive Plan currently under discussion
certainly supports that notion. A use like this, which one could suggest is rather sterile in the sense
that it does not have a larger plant base or the activity that would be associated with the activity
in the industrial area, would be out of character. That may have been one of the reasons why it
was prohibited originally and has nothing to do with whether the storage is outside or inside.”
The “industrial study” noted above is in reference to the Mendota Heights Industrial District
Redevelopment Plan of 2016. As a follow-up to this comment, staff is presenting an excerpted (reduced)
version of this study, including trends, which are highlighted below:
Trend 1: Large warehousing facilities are needed.
Trend 2: Flexibility is critical.
Trend 3: Sustainability is key.
Trend 4: Telecommuting and transit.
Trend 5: New technology.
Trend 6: Decline and reuse.
The study also provide a list of recommendations, some of which are noted in the partial list below:
1) Keep the area guided and zoned for office, industrial and related uses; don’t make significant
changes that would interfere with its success as a business park.
2) Explore potential revisions or additions to the uses allowed in the park by scrutinizing and
revising if necessary the list of permitted and conditional uses in the zoning code.
10) Stay current on changes in the requirements of industrial and office uses generally and adjust
the city’s policies and regulations as needed to respond to new developments.
11) Promote the opportunity for Industrial land use on the City-owned Bourne Lane site, and only
encourage other uses if the market warrants it.
12) Continue to work cooperatively with Industrial Park owners, managers and tenants to keep the
park successful.
15) Explore ways to communicate, brand, and promote the Industrial District.
As was communicated by staff at the Nov. 27th meeting, there has been a number of inquiries from different
real estate management groups or self-storage user groups (including the applicant) searching for a site
within the City of Mendota Heights. A number of metro cities have embraced or allowed similar indoor
(only) self-storage facilities within their own communities. The following table provides a list of
surrounding communities that allow self-storage, warehousing or similar uses/activities:
Planning Case 2019-01 Zoning Code Amend-Self-Storage Uses Page 3 of 5
METRO-NEIGHBORING COMMUNITIES - COMPARISON MATRIX
CITY USE or ACTIVITY PERMITTED or
CONDITIONAL USE
ZONING
Eagan Storage facilities w/n Enclosed
Building
Permitted G-B General Bus. Dist.
West St. Paul Warehousing (enclosed building) Permitted I-1 and I-2 Zones
South St. Paul Warehousing (enclosed building) Permitted
CUP
I-Ind. Dist.
Exterior storage w/ permitted
warehouse use
Inver Grove Heights Self-Storage (mini-storage) CUP B-3 Gen. Business
I-1 Limited Industry
Burnsville Mini-Storage Uses
Permitted B-4 Highway Comm.
I-3 Office-Industrial Park
Warehousing (enclosed building) Permitted Gateway Ind. Heavy;
Gateway Ind. Medium
Blaine Mini-Storage w/o Outdoor Storage CUP
B-2 Community Comm.
B-3 Regional Comm.;
I-1 Light Industrial
I-2 Heavy Industrial
Brooklyn Center Warehousing and Storage (inside) Special Use Permit I-1 Industrial Park
Brooklyn Park Self-Storage facility CUP B-3; B-4; I-Industrial
Cottage Grove Self-Storage Facility CUP B-2 Retail Bus.;
B-3 Gen. Bus.;
P-B Planned Business Park
St. Louis Park Warehousing and Storage Permitted
CUP
Ind. Park Dist.; Gen Industrial Dist.
Business Park Dist.
Apple Valley Self-Storage Facility w/n Enclosed
Building
Permitted GB-General Business
Woodbury Self-storage Use CUP BC-Business Campus Dist.
Of all the communities listed, only one (Cottage Grove) offered the following or added conditions as part
of any self-storage facility use:
Planning Case 2019-01 Zoning Code Amend-Self-Storage Uses Page 4 of 5
Self-storage facilities [Cottage Grove] are subject to the following conditions:
A. Shall not allow maintenance of any vehicles on site, except for minor maintenance such as tire
inflation, adding oil, wiper replacement, and battery replacement.
B. Shall have a security system adequate to limit access to person s renting a storage site.
C. Shall screen all storage, consistent with the requirements of this code.
D. Shall be screened from all public right of way and residential use and/or zone, with an opaque
fence, wall or berm not to exceed eight feet (8') in height, constructed of new materials (chain-
link with slats is not an acceptable screening material), and maintained in good condition.
E. Exterior storage is prohibited.
F. Shall not be located closer than three hundred feet (300') to any residential use and/or zone.
G. All drive aisles and parking surfaces are surfaced with asphalt or concrete.
H. All storage space openings shall be oriented internally to the facility and shall not directly face a
public street or adjoining property.
I. An accessory caretaker residence may be permitted with a storage facility, provided it is only
used for resident security and management purposes and the exterior building materials match
those of the principal and accessory storage facility structures.
J. The hours of operation of the self-service storage facility shall be restricted to between the
hours of six o'clock (6:00) A.M. and eleven o'clock (11:00) P.M.
K. Access to the interior of the fenced area shall be available to emergency responders in a manner
acceptable to the fire marshal.
L. Common parking space available to all storage units shall be provided at a rate no less than one
space per six thousand (6,000) square feet of storage area. (Ord. 904, 5 -16-2012
As the Commission can see, the matrix identifies a number of cities that allow indoor warehousing and self-
storage uses in the commercial / business districts only, the industrial districts only; or a combination of
both business/industrial zones. The matrix also shows the ratio of cities that allow storage type uses is
almost 50/50 as either a permitted use vs. conditional use in the respective cities.
At the Nov. 27th meeting discussion, it appears some Commissioners would consider or support such uses,
but only in the I-Industrial district, and with certain or special conditions. Staff has prepared a draft
ordinance for the Commission to consider, which would allow such use, along with some suggested
conditions (modified from Cottage Grove’s ordinance). T he Commission may choose to add or modify
these conditions accordingly.
ALTERNATIVES for ACTION
The Planning Commission may consider the following actions:
1. Recommend approval of the requested Zoning Code Amendment by removing “Personal self-
storage facility” under City Code Section 12-1G-2-2 Prohibited Uses; and amend Section 12-1G-1
or 12-1G-2 by adding “Personal self-storage facility” as either a permitted use or conditional use
in the I-Industrial district; or
Planning Case 2019-01 Zoning Code Amend-Self-Storage Uses Page 5 of 5
2. Recommend denial of the requested Zoning Code Amendment to remove “Personal self-storage
facility” under City Code Section 12-1G-2-2 Prohibited Uses; and make no amendments to Section
12-1G-1, with certain findings; or
3. Table the request, and direct city staff to seek and provide additional information for further
consideration by the Planning Commission, and present such information at the next scheduled
Planning Commission meeting.
STAFF RECOMMENDATION
Open the public hearing; allow for public comments; and discuss with city staff and/or the Applicant the
request for zoning code amendment.
Following the public hearing, it is recommended the Planning Commission consider recommending
approval of the requested Zoning Code Amendment by removing “Personal self-storage facility” under City
Code Section 12-1G-2-2 Prohibited Uses; and amend Section 12-1G-2 by adding “Personal self-storage
facility” as a conditional use in the I-Industrial district, with certain condition as presented under the draft
Ordinance No. 538, presented and attached hereto.
Attachments
1) Draft Ordinance No. 538
2) 11/27/18 Planning Commission meeting minutes (excerpts)
3) MH Industrial District Redevelopment Plan of 2016
4) Proposed Self Storage Development Concept Plans and Information
CITY OF MENDOTA HEIGHTS
DAKOTA COUNTY, MINNESOTA
ORDINANCE NO. 538
AN ORDINANCE AMENDING TITLE 12, CHAPTER 1, ARTICLE G.
INDUSTRIAL DISTRICT TO ALLOW PERSONAL SELF-STORAGE FACILITY
AS A CONDITIONAL USE
The City Council of the City of Mendota Heights, Minnesota, does hereby ordain:
Section 1.
Title 12-1G-2: Conditional Uses is hereby amended as follows:
Personal self-storage facility, provided that:
A. Any and all storage shall be inside the building. Exterior storage of vehicles, trailers,
and equipment is strictly prohibited.
B. Maintenance and servicing of vehicles stored on site is prohibited, except for minor
maintenance such as tire inflation, adding oil, wiper replacement, and battery
replacement.
C. The storage facility shall have a security system adequate to limit access to persons
renting at the facility.
D. Facility shall not be located closer than three hundred feet (300') to any residential
use and/or zone.
E. All drive aisles and parking surfaces must be curb and guttered, with asphalt or
concrete.
F. All storage space openings shall be oriented internally to the facility and shall not
directly face a public highway or major collector.
G. Access to the interior of the fenced area shall be available to emergency responders in
a manner acceptable to the fire marshal.
H. Common parking space available to all visitors shall be provided at a rate no less than
one space per six thousand (6,000) square feet of storage area
Section 2.
Title 12-1G-2-2: Prohibited Uses is hereby amended as follows:
Personal self-storage facility
Section 3.
This ordinance shall be in effect from and after the date of its passage and publication.
Adopted and ordained into an ordinance this _____ day of February, 2019.
CITY COUNCIL
CITY OF MENDOTA HEIGHTS
Neil Garlock, Mayor
ATTEST
___________________________
Lorri Smith, City Clerk
(Strikeout text indicates matter to be deleted, while underlined text indicates new matter)
Drafted by: City of Mendota Heights
1101 Victoria Curve
Mendota Heights, MN 55118
MENDOTA HEIGHTS INDUSTRIAL DISTRICT
REDEVELOPMENT PLAN
JANUARY 2016
EXCERPT - FOR INFORMATION ONLY
EXECUTIVE SUMMARY MENDOTA HEIGHTS INDUSTRIAL DISTRICT REDEVELOPMENT PLAN 4
EXECUTIVE SUMMARY
Introduction
Mendota Heights received a grant from the Dakota County Community Development Agency (CDA) for the
Industrial District Redevelopment Area Plan. Mendota Heights’ city staff, Planning Commission, and City Council
worked with Stantec and real estate consultants from Cushman-Wakefield to research and analyze information
and engage key stakeholders to develop a plan for the District’s future. This report summarizes the plan and
background analysis for the Industrial District.
About the District
The Mendota Heights Industrial District is located in the southwestern part of the city, bordered by the
Minnesota River, Highway 55 and Interstate 494. The district is a contiguous 425 acres and includes offices,
warehouses, and industrial uses, as well as supporting commercial uses, and vacant, developable parcels.
Analysis and Conclusions
Working with a team of planning consultants from Stantec and real estate consultants from Cushman-
Wakefield, Mendota Heights’ city staff, Planning Commission, and City Council examined the existing
conditions of the district, market trends, and redevelopment opportunities for industrial properties. While the
district has been generally very successful and occupancy rates are high, current trends in development and
transportation may affect the future of the district.
Some of the strengths of the district include:
•Access and location
•Proximity to Minneapolis-St. Paul International Airport
•Existing infrastructure and utilities
•Proximity to the new Vikings Headquarters and increased interest in the area
Some challenges include:
•Transit access
•Flexible land uses that allow for commercial activity and changing industrial activities
Recommendations and Implementation
In order to address these strengths and challenges, the team developed a series of fifteen recommendations
and corresponding implementation strategies. These recommendations include actions such as maintaining
the strong business environment of the district, capitalizing on new development, working with other
government agencies to promote parks, trails, and transit in the area, and recruiting and retaining businesses.
A full list of all fifteen recommendations can be found in the Recommendations section of this report (page 32).
Each recommendation has implementation strategies and a set timeline. The team will work for up to ten years
on achieving these recommendations. A detailed table describing implementation strategies and associated
timelines can be found in the Implementation Framework section of this report (page 34).
EXECUTIVE SUMMARY MENDOTA HEIGHTS INDUSTRIAL DISTRICT REDEVELOPMENT PLAN 5
Location of the Mendota Heights Industrial District.
Images Source: Google Maps
Office properties in the Mendota Heights Industrial District. Note the military plane in the left image; both the MSP Airport and Fort Snelling National Base are
located very near the district. Images Source: City of Mendota Heights
EXECUTIVE SUMMARY MENDOTA HEIGHTS INDUSTRIAL DISTRICT REDEVELOPMENT PLAN 6
BACKGROUND
In order to develop a comprehensive, grounded redevelopment plan, the team began by assembling and
analyzing various types of information. These findings include the characteristics of the district and specific
information about properties within the District, such as age of buildings, vacancy rates, and land values.
Other important systems such as the local market, the MSP Airport and regional transit are included to provide
additional context. We conclude with a discussion of the future of industrial districts across America, suggesting
the opportunities and challenges the District may face in the future. This analysis will guide idea generation and
planning for the entire District as the project develops.
About the District
The Mendota Heights Industrial District is located in the southwestern corner of the City, bordered by I-494 on
the south, Highway 55 on the east, and Fort Snelling State Park on the west (see Figure 1). Highway 13 bisects
the northern portion of the district. The District is a contiguous 425 acres, or 6.6% of the city, and is a large source
of employment within Mendota Heights. The City estimates that forty people per acre are employed in this
district. No new industrial areas within Mendota Heights are planned for the community.
A portion of the city’s Land Use Plan in the vicinity of the Industrial District is illustrated on Figure 2 and a portion
of the Zoning Map on Figure 3.
District Purpose
Mendota Heights’ Zoning Code notes the purpose of the Industrial District is to attract high quality industrial
uses to the community. Hospitality and restaurant uses are considered as well, to support the area’s large
employment base. Mendota Heights’ 2030 Comprehensive Plan includes the goal to support these uses as well
as office uses to ensure stable employment in the city.
District Regulations
The following sections outline specific regulations to properties within the Mendota Heights Industrial District
including permitted and conditional uses and site requirements.
Permitted Uses
According to Mendota Heights’ zoning code, uses permitted within the Industrial District include processing,
fabrication, storage, manufacturing and wholesaling of a variety of materials and products. Other compatible
non-manufacturing uses, such as business parks, research and development and trade schools (without
housing), are also permitted in the district. Additionally, accessory uses necessary to the function of the primary
uses, such as off street parking and fences, are also permitted. See Appendix B for a complete list of permitted
uses.
Conditional and Interim Uses
Mendota Heights also allows an array of conditional and interim uses within the Industrial District, to be allowed
through a conditional/interim use permit. Often, these uses support the primary uses of the district and include
services and accessory retail. Appendix B also has a complete list of conditional and interim uses.
Site Requirements
All uses are required to adhere to landscaping, site and building maintenance requirements to ensure a clean
and orderly environment. In order to ensure consistent design, adequate off street parking and appropriate
screening, many conditional uses within the District are also subject to special site requirements.
REGIONAL ANALYSIS MENDOTA HEIGHTS INDUSTRIAL DISTRICT REDEVELOPMENT PLAN 28
Mendota Heights and Regional Market Analysis
A team of real estate specialists from Cushman-Wakefield developed a series of market snapshots for
Mendota Heights and the Minneapolis- St. Paul Region. These snapshots illustrate the strength of the region and
improvements to the local economy. Appendix C includes these full snapshots.
Across the Twin Cities, business continues to grow. Net employment numbers have increased, unemployment
rates have decreased and vacancy rates are well below the historical average. Average asking rents
are predicted to increase over the next year as vacancy levels decline. This regional economic growth is
summarized below:
•Employment: 1.891 Million
•Unemployment rate: 3.57%
•Labor participation rate: 79.8% which is one of the highest rates in the country
•Percent of major industries with positive job additions: 81.8%
The industrial market is also strong, both regionally and nationally. Like other sectors, it is projected that rents will
continue to increase, while vacancy continues to decrease. Across the US, all major regions are experiencing
industrial growth. While industrial rents are slightly lower in the Mendota Heights area than elsewhere in the MSP
Region, vacancy continues to decline, suggesting growth in the area. Local and national rates and rents for
industrial properties are compared in Table 7.
Table 7: Industrial Market Summary
Mendota Heights (SE Twin
Cities Region)
Twin Cities Region National
Vacancy Rate 8%9.3%7.3%
Average Asking Rent (per
square foot)
$4.11 $4.70 $5.42
While office vacancy rates are slightly higher across the US than industrial vacancy rates, these properties are
also increasing in occupancy and in asking rents. Because this category is much broader, including offices
in industrial areas and business parks to towers in America’s downtowns, there is a large variation in average
asking rent. Despite this range, growth in this sector is expected both at a local and national level. Table 8
summarizes local and national rents and vacancy rates for the office sector.
Table 8: Office Market Study
Mendota Heights (SE Twin
Cities Region)
Twin Cities Region National
Vacancy Rate 18.2%14.2%14.2%
Average Asking Rent (per
square foot)
$12.73 $14.79 $22.92
REGIONAL ANALYSIS MENDOTA HEIGHTS INDUSTRIAL DISTRICT REDEVELOPMENT PLAN 29
Survey of Strengths/Weaknesses
A survey was sent by city staff to owners, tenants, and property managers in the District. While there are many
strengths in the District, such as its location and access, a lack of supporting services present an opportunity
for the area. Like any aging development, deteriorating infrastructure and challenges associated with
redevelopment are perceived as threats. The following SWOT analysis – short for Strengths, Weaknesses,
Opportunities and Threats – summarizes the responses.REDEVELOPMENT STUDY - SWOT ANALYSIS
KEY:
Property Owner
Tenant/User
Broker/Investor/Property Manager
STRENGHTS WEAKNESSES
Regional location Limited opportunity for physical growth
Airport access Lack of retail services in the area
Freeway access Lack of restauarants in the area
Lower/reasonable tax rate Lack of sidewalks in the area
Quality city services Market competitiveness
Market area Vacancy
Outdoor storage Zoning limitations (land uses)
Diversified tenants Limited access from I-494 to STH 55
Professional image Airport noise
Labor force access Semi-truck traffic
Zoning flexibilty Traffic congestion
Large corporate users in the market Limited new development opportunities
Executives living in Mendota Heights Not enough manufacturing businesses
Wide range of industrial-users Disadvantages compared to the west metro submarkets
Lack of regional recognition
OPPORTUNITES THREATS
Retail service/restaurant uses Competition/incentives from other cities
Improved market may attract more industrial users Outsourcing to companies outside of USA or MN
Great location may drive rates up Vacancy
Additional green space Deteriorating roadways
Improved access to I-494 to STH 55 Lack of land to develop amenities
Redevelopment of older sites Ability to get skilled workforce
Maintain low taxes Perception of lack of amenities
Fair tax rate Growth-restricting regulations
Ability to attract high-density office users Unneccessary regulations
Niche development Perception that industrial users are not desired
Market as a destination for businesses
Source: Compiled from stakeholder survey responses
FUTURE TRENDS MENDOTA HEIGHTS INDUSTRIAL DISTRICT REDEVELOPMENT PLAN 30
FUTURE TRENDS
The Future of Industrial Parks
The future of industrial uses and industrial parks is often unclear and being pulled in numerous different
directions, depending on the local economy, needs of the surrounding community and general market trends.
The following trends are taken from research on the future of industrial parks in America and Western Europe.
The future of the Mendota Heights Industrial District may follow some of these trajectories or continue to serve
the current tenants and their needs. Further engagement with key stakeholders will illuminate which paths are
most feasible for the area. Read more about each of these trends in the attached articles in Appendix D.
Trend 1: Large warehousing facilities are needed. With the increase of e-commerce and online shopping, large
distribution centers are increasingly important. Consumers, particularly residents of large cities, are expecting
quick delivery of a variety of goods.
Trend 2: Flexibility is critical. The economy is changing and traditional manufacturing and processing are
often completed overseas. Facilities should be easily converted from single to multiple tenants or have the
opportunity to expand if necessary.
Trend 3: Sustainability is key. Throughout Western Europe, eco-industrial parks are gaining popularity. These
developments feature a number of environmentally friendly measures including cleaner processes, less traffic
congestion, water management, and increased recycling. These sites also tend to provide jobs to local
residents and training programs to young adults.
Trend 4: Telecommuting and transit. Traditional travel and work patterns are changing. Many Americans are
now able to work from home or remotely, especially in office settings. Similarly, automobile ownership is down
among young people and transit ridership in the Twin Cities is the highest it has been since the 1950s. Ensuring
that workplaces are flexible and easily accessible to employees is becoming increasingly important.
Trend 5: The “Third Industrial Revolution’. New technology has enabled the shift in production from ‘mass
production to mass customization’. With 3D enhanced design and production, such as 3D printers. Additionally,
production has become much easier and more accessible to all people, changing the dynamic between
traditional producers and consumers. This may reduce the need for large, separate, dedicated industrial parks
in favor of numerous scattered production sites.
Trend 6: Decline and reuse. Many industrial sites around the US have become derelict and obsolete. These
spaces are being reused as parks and gathering spaces, taking on new meanings to the communities
surrounding them. Gas Works Park in Seattle and Fresh Kills Park in New York are examples of this industrial
redevelopment.
Large warehouse facilities for shipping and receiving
Image Source: Wikipedia Commons
Blue (Hiawatha) LRT Line in Downtown Minneapolis
Image Source: Metro Transit
CONCLUSIONS MENDOTA HEIGHTS INDUSTRIAL DISTRICT REDEVELOPMENT PLAN 31
CONCLUSIONS
General Status
The Mendota Heights Industrial District is a successful, attractive business park with generally low vacancy, good
property values, and continued interest from owners, investors and tenants.
Access and Location
The District’s location on I-494 and its proximity to the MSP airport, with other regional locations readily
accessible, make it an attractive location for continued business opportunities. The Industrial District enjoys
direct access to I-494 at the Pilot Knob Road interchanges and several at-grade access points from Highway 55
and Highway 13. In addition to roadway access, the park is served by city trails and the Big Rivers Regional Trail,
but not by sidewalks in most areas.
Transit
The park is served by Metro Transit buses, but this service is limited as discussed in more detail below.
Significantly enhanced transit, such as BRT or LRT is not currently planned, nor is expanded bus service to carry
workers on later shifts.
Airport Noise & Safety Impacts
Airport noise and safety zones impact the Industrial District. The MSP International Airport will likely remain in
its current location for the foreseeable future, so these issues will affect the park long-term, relative to land
uses, noise and building height. Industrial and office uses are generally compatible with these conditions, but
residential uses are not, so the park’s location relative to the airport will limit its use for residential development
or very tall buildings.
Land Use
While the park is generally successful as an industrial, office, and business park, owners and employees have
expressed interest in more support services, such as restaurants, day care facilities and convenience retail
services.
The nature of office building use is changing – to smaller office spaces, meaning more people in the same
building, requiring more parking spaces. Plus, more telecommuting may mean less demand for office space.
The nature of industrial uses is changing:
•More emphasis on large distribution centers, meaning more trucks and more truck docks, wider column
spacing and higher clear ceiling heights. Some buildings may be difficult to retrofit to meet these needs.
•Some industrial manufacturing processes are being decentralized with the advent of digital technology
and small-scale 3D printing.
Infrastructure and Utilities
City infrastructure serving the park – water, sewer and storm sewer – are all adequate in the opinion of the
Public Works Director/City Engineer.
New Vikings Facility
A new facility for the Minnesota Vikings football organization and related development is being proposed
two miles east of the Industrial District on the south side of I-494 at Dodd Road in Eagan. The development
will feature the Vikings office headquarters, practice facilities, and over a hundred acres of new commercial,
office, and residential uses. This development may draw demand for office and commercial uses away from
Mendota Heights, but it may also spur increased interest in the area and potential spin-off development that
could benefit the study area.
EXCERPT - FOR INFORMATION ONLY
RECOMMENDATIONS MENDOTA HEIGHTS INDUSTRIAL DISTRICT REDEVELOPMENT PLAN 32
Based on the information and analysis here, discussions with consultants, city staff, property and business
owners, Planning Commission and City Council, we recommend the following:
1) Keep the area guided and zoned for office, industrial and related uses; don’t make significant changes that
would interfere with its success as a business park.
2) Explore potential revisions or additions to the uses allowed in the park by scrutinizing and revising if necessary
the list of permitted and conditional uses in the zoning code.
3) Explore reguiding and rezoning all or some of the front tier of properties between Mendota Heights Road and
I-494 to office – most are office, not industrial uses. The area may benefit from a designation that encourages
and allows more intense uses.
4) Explore ways to capitalize on the new Vikings facility in Eagan to the advantage of the Mendota Heights
Industrial District.
5) Preserve and improve the area’s roadway network as opportunities arise, avoiding changes that would
diminish its access to the regional and local network.
6) Study traffic and circulation in the vicinity of Pilot Knob Road and Northland Drive to determine if there are
changes or improvements to that area that would allow more intense use of the currently vacant parcel in the
southeast quadrant of that intersection.
RECOMMENDATIONS
Minnesota Vikings Headquarters Sketch Plan
Image Source: MVS Ventures, Star Tribune
RECOMMENDATIONS MENDOTA HEIGHTS INDUSTRIAL DISTRICT REDEVELOPMENT PLAN 33
7) Continue to discuss and explore improvements to transit service in the park. This might include discussions
with Metro Transit and Dakota County about long-term transit service in the area; sidewalk connections to bus
shelters; a circulator route to other transit stops; increased Metro Transit bus service; or long-term discussions of
BRT or LRT along I-494.
8) Conduct a bicycle/pedestrian study to identify improvements and connections for bicyclists and pedestrians
to the park and nearby parks, trails and open space.
9) Review the city’s parking standards in the zoning code and study parking needs in the park, to insure that
city code keeps in line with changes in office or other uses in the park.
10) Stay current on changes in the requirements of industrial and office uses generally and adjust the city’s
policies and regulations as needed to respond to new developments.
11) Promote the opportunity for Industrial land use on the City-owned Bourne Lane site, and only encourage
other uses if the market warrants it.
12) Continue to work cooperatively with Industrial Park owners, managers and tenants to keep the park
successful.
13) Study broadband and other technology infrastructure needs and consider investments as necessary to
ensure the area is competitive and serves the business needs.
14) Consider city policies toward redevelopment incentives to potentially implement on future projects.
15) Explore ways to communicate, brand, and promote the Industrial District.
Legend
Big Rivers Regional Trail
Spring-Summer-Fall Trail Map
Park hours: 5 a.m. - 10 p.m.
Dakota County Bicycle Trails
Image Source: Dakota County
IMPLEMENTATION FRAMEWORK
The following table outlines an implementation strategy and timeline for the fifteen recommendations for the Industrial District.
Recommendation Potential Task(s)Timeline
(1)Keep the area guided and zoned for office, industrial and related uses; don’t make significant
changes that would interfere with its success as a business park.
•No action required at this time Ongoing
(2)Explore potential revisions or additions to the uses allowed in the park by scrutinizing and revising if
necessary the list of permitted and conditional uses in the zoning code.
•Review the permitted/conditional uses in the Industrial Zoning District
•Propose amendments as deemed necessary and recommended by the
planning commission
2016
(3)Explore reguiding and rezoning all or some of the front tier of properties between Mendota
Heights Road and I-494 to office – most are office, not industrial uses. The area may benefit from a
designation that encourages and allows more intense uses.
•Review the existing uses
•Review the existing permitted and conditional uses in the B-zones
•Determine if rezoning and code amendments are practical
5 years
(4)Explore ways to capitalize on the new Vikings facility in Eagan to the advantage of the Mendota
Heights Industrial District.
•Keep monitoring the development process in cooperation with the City of
Eagan
5-10 years depending
on build-out scenarios
(5)Preserve and improve the area’s roadway network as opportunities arise, avoiding changes that
would diminish its access to the regional and local network.
•Analyze any impacts to the area from future projects Ongoing
(6)Study traffic and circulation in the vicinity of Pilot Knob Road and Northland Drive to determine if
there are changes or improvements to that area that would allow more intense use of the currently
vacant parcel in the southeast quadrant of that intersection.
•Engage United Properties in discussions of the SE corner of Pilot Knob Rd/
Northland Drive intersection.
•Collaborate with Dakota County and United Properties on a potential area-wide
traffic study prior to 2017 County improvement project.
2016
(7)Continue to discuss and explore improvements to transit service in the park. This might include discus-
sions with Metro Transit and Dakota County about long-term transit service in the area; sidewalk con-
nections to bus shelters; a circulator route to other transit stops; increased Metro Transit bus service; or
long-term discussions of BRT or LRT along I-494.
•Contact MetroTranist, MVTA, and Dakota County to discuss the issues and
potential solutions.
•Monitor the Metropolitan Council’s long-term transportation/transit planning
efforts.
5 years
(8)Conduct a bicycle/pedestrian study to identify improvements and connections for bicyclists and
pedestrians to the park and nearby parks, trails and open space.
•Explore pursuing a SHIP grant to update the Trail Improvement and Maintenance
Plan.
2016
(9)Review the city’s parking standards in the zoning code and study parking needs in the park, to insure
that city code keeps in line with changes in office or other uses in the park.
•As opportunities arise or requests come forward from users, further analyze the
issues.
10 years
(10)Stay current on changes in the requirements of industrial and office uses generally and adjust the
city’s policies and regulations as needed to respond to new developments.
•Staff and consulting planner will monitor.Ongoing
(11)Promote the opportunity for Industrial land use on the City-owned Bourne Lane site, and only
encourage other uses if the market warrants it.
•Discuss the vision for this property to inform interested development partners.2016
(12)Continue to work cooperatively with Industrial Park owners, managers and tenants to keep the park
successful.
•Engage property owners, investors, and tenants as necessary as issues arise.Ongoing
(13)Study broadband and other technology infrastructure needs and consider investments as necessary
to ensure the area is competitive and serves the business needs.
•Work with Dakota County Broadband Initiative and NDC4 as appropriate.5 years
(14)Consider city policies toward redevelopment incentives to potentially implement on future projects.•Discuss economic incentives/tools (i.e. TIF, tax abatement, business subsidies,
revolving loans, bonds, etc.)
•Determine appropriate review process for developers seeking financial
assistance.
2016
(15)Explore ways to communicate, brand, and promote the Industrial District.•Engage Greater MSP regarding business retention and expansion opportunities.
•Work with the Dakota County Regional Chamber of Commerce to promote
existing businesses and development opportunities.
2016
IMPLEMENTATION FRAMEWORK MENDOTA HEIGHTS INDUSTRIAL DISTRICT REDEVELOPMENT PLAN 34
November 27, 2018 Mendota Heights Planning Commission Meeting - EXCERPTS Page 1 of 3
New & Unfinished Business
A) PRELIMINARY INFORMATION AND DISCUSSION TO ALLOW “SELF-
STORAGE” OR SIMILAR USES IN THE COMMERCIAL AND INDUSTRIAL
DISTRICTS
Community Development Director Tim Benetti explained that staff had been approached by a
national self-storage facility group requesting the ability to put in a new generation of self-storage
facilities in the community. As the staff report indicated, the city currently has no allowances for
self-storage facilities in either the commercial or industrial zones. The industrial zone specifically
calls it out as a specifically prohibited use for personal self-storage.
The facility group is aware of the prohibition, but still want to present this product to the
community and are willing to pursue a zoning code amendment. Firstly, they wanted to ‘test the
waters’ and have the commission provide their feedback on where they would see such a request
going.
Mr. Benetti provided images of various new generation self-storage facilities, all secured self-
enclosed facilities. No outdoor storage of vehicles, trailers, or campers is permitted.
Commissioner Corbett asked why this was prohibited previously. Mr. Benetti did not know the
reason. He surmised that the intent of prohibiting it in the industrial zone was to prevent the storage
of items outside of the exterior facing doors.
Commissioner Petschel asked if it was known what sort of employment these places would have.
Mr. Benetti replied that based on his experiences with these types of groups in his previous
communities, they would typically have a full-time staff person during normal business hours and
usually a little bit after – 1 or 1.5 employees per day. Commissioner Petschel continued by stating
that hypothetically they would be replacing a business that would have several to dozens of
employees that partake in other businesses inside of the city with a structure that generates income
but employees almost no one. To him that would be a downside.
Commissioner Noonan agreed that this was a very important point. This type of use would be
somewhat inconsistent with the industrial study that the city commissioned, where they did a look
at what the industrial park wanted to be. It is quite clear that the city desired it to be a robust
employment generator that supported the economic development aspirations of the city. This
section in the Comprehensive Plan currently under discussion certainly supports that notion. A use
like this, which one could suggest is rather sterile in the sense that it does not have a larger plant
base or the activity that would be associated with the activity in the industrial area, would be out
of character. That may have been one of the reasons why it was prohibited originally and has
nothing to do with whether the storage is outside or inside.
Commissioner Magnuson commented on the large size of the buildings in the images provided.
She would not be in favor of putting something like this in a commercial area; however, if they
were to seriously consider the industrial park, would they even have the space and could that
potential space be better utilized. Mr. Benetti that they were looking at the Laser Tech Building,
November 27, 2018 Mendota Heights Planning Commission Meeting - EXCERPTS Page 2 of 3
2500 Lexington, which has just been recently purchased by Summit Fire Companies. Summit Fire
is moving their headquarters from St. Paul and will be bringing approximately 70 new employees.
Commissioner Magnuson assumed that in creating codes for this, there are codes that are included
in the zoning; however, there are also some language in the ordinances that deal with permi tted
uses of what could be stored there, how it could be stored, and certain limitations on outdoor
storage, security, etc. She would be interested in seeing other codes from other cities that have
permitted these before this Commission got too far down the road. Mr. Benetti replied that a
Conditional Use Permit would be ideal for something like this as they could put in a number of
standard conditions that they would have to meet or comply with.
Commissioner Magnuson said she would see a need and there are a fair number of people who
come to Mendota Heights, they downsize, and may need a place to store things. It could be an
interesting amenity provided it was not a mammoth structure that took up a whole lot of space that
eliminated the opportunity to have some good jobs or other good things. If done properly and
limited, it might be all right. Commissioner Mazzitello agreed and noted that this discussion could
be done at the staff level or with the Commission and the applicant on what those conditions may
be, what is the city willing to live with, what would they be willing to live with – and see if there
could be a match there.
Chair Field stated that, unlike in the past, the business model is more akin to a large, very
significant, capital exposure and expense that is going to be there for some time. Most likely, it
would be a new building – the mass of some of those buildings, compared with the mass of a lot
of the industrial structures, is much greater than what he would have an appetite for.
Commissioner Mazzitello noted that working with the previous city planner six years ago, on the
code amendment that included this list of prohibited activities – it was the desire of the Council at
that time to include a number of those uses in the code – specific to the use of outdoor storage
facilities was the view of the overhead doors – that was what was not desired and the propensity
of those facilities to lead to outdoor storage of campers, boats, trailers, etc. However, the current
language is generic.
Chair Field noted that it would be interesting to hear from the City Council on their opinion.
Commissioner Petschel stated that once something like this was allowed, he did not see how it
could be contained. He also suggested that the minutes of the discussion had several years ago be
reviewed to ensure this Commission was not missing something in reference to their prohibition.
Commissioner Magnuson, for the purposes of providing feedback, stated she would not be in
support of this use in a commercial zone; however, she might look at it in the industrial zone.
Commissioner Toth asked, due to the language, if this was the first time that an entity has come
forward with interest of storage facilities. Mr. Benetti replied in the negative; he has had at least
one request a month and noted that self-storage facilities are a hot product right now.
November 27, 2018 Mendota Heights Planning Commission Meeting - EXCERPTS Page 3 of 3
Commissioner Mazzitello echoed Commissioner Magnuson’s opinion in so far that he did not
believe it belong in the commercial district either. He would be willing to expl ore discussion for
the industrial zone, if the applicant were to understand there would be a very lengthy list of
conditions and governances around their proposal.
Commissioner Petschel would not be in support at all.