2020-01-28 Planning Commission Meeting Agenda Packet
CITY OF MENDOTA HEIGHTS
PLANNING COMMISSION MEETING
AGENDA
January 28, 2020
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 19, 2019 regular meeting minutes
4. Public Hearings
a. Case No. 2020-01 Conditional Use Permit to Amend a Planned Unit Development
(PUD) - proposed mixed-use development consisting of a 48-Unit Senior (55+) Apartment
and Restaurant – located on the city-owned lots in The Village at Mendota Heights at 725
Linden Street & 735 Maple Street (Grand Real Estate Advisors – Applicant/Developer)
b. Case No. 2019-29: Ordinance No. 553 Revising City Code Sections 5 and 12
Regarding the Keeping of Domestic Chickens
5. Unfinished Business (Planning Items) - none
6. Staff Announcements / Updates
a. Appointment of new and incumbent Planning Commissioners
b. Recognition of Commissioner Michael Noonan for his service to the commission
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 19, 2019 Mendota Heights Planning Commission Meeting – DRAFT Page 1 of 15
CITY OF MENDOTA HEIGHTS
DAKOTA COUNTY, MINNESOTA
PLANNING COMMISSION MINUTES
December 19, 2019
The regular meeting of the Mendota Heights Planning Commission was held on Tuesday, August 27, 2019
in the Council Chambers at City Hall, 1101 Victoria Curve at 7:00 P.M.
The following Commissioners were present: Chair Mary Magnuson, Commissioners John Mazzitello,
Brian Petschel, and Andrew Katz. Those absent: Commissioners Patrick Corbett, Michael Noonan, and
Michael Toth
Approval of Agenda
The agenda was approved as submitted.
Approval of November 26, 2019 Minutes
COMMISSIONER PETSCHEL MOVED, SECONDED BY COMMISSIONER KATZ TO APPROVE
THE MINUTES OF NOVEMBER 26, 2019
AYES: 3
NAYS: 0
ABSTAIN: 1 (MAZZITELLO)
Hearings
A) PLANNING CASE 2019-30
GRAND REAL ESTATE ADVISORS - CITY-OWNED LOTS IN THE VILLAGE
CONCEPT PLAN REVIEW – MIXED USE DEVELOPMENT
Community Development Director Tim Benetti explained that the Commission was being asked to provide
an unofficial concept plan review for the Grand Real Estate Advisors (GREA) out of St. Paul. They are
requesting this concept plan for the city-owned property known as The Village Lots located at Dodd Road,
Maple Street, and Linden Street. The official address is 725 Linden Street and 735 Maple Street.
The public hearing for this concept plan review was posted and published in the local newspapers and notice
letters were mailed to all surrounding properties within 1/4 mile of the subject property.
Development Background
• Subject properties consist of four parcels and are guided and zoned MU-PUD Mixed Use
• A part of a foreclosure proceeding, the City acquired the ownership rights to these four undeveloped
parcels
• The city received a proposal from Trammel-Crow group to develop a 5-story, 150-unit senior
luxury apartment building; however, the Council elected not to proceed with a proposed Letter of
Intent to purchase and the developer withdrew their request
• The city fielded a number of other inquiries and request from various developers; staff requested
direction from the Council
December 19, 2019 Mendota Heights Planning Commission Meeting – DRAFT Page 2 of 15
• Early 2019, staff received permission to prepare an official Request for Proposals (RFP) soliciting
development ideas or plan from local development groups
• After consideration at a workshop meeting, the Council invited two groups to make a brief
presentation of their plans, which were presented on June 4, 2019
• After deliberation, the City Council chose GREA as the preferred developer of the city owned lots
• A Letter of Intent and Purchase Agreement of $1,110,000.00 from GREA was later accepted by
the City Council
Project Description
• New 47-unit market-rate apartment building for seniors (55+) age-restricted housing
• Units will range from 1-bedroom units at approximately 810 square feet to 950 square feet size; 2-
bedroom units 1,000 to 1,350 square feet in size; and 2-bedroom + den units up to approximately
1,500 square feet in size
• On-site amenities include a community room, fitness center, and private terrace
• The plan includes a 4,700 square foot sit-down restaurant with an outdoor seating patio area
• Includes a 1,757 square foot co-working space for residents and outside visitors/tenants
• L-shaped 3-story building with a total gross square footage of approximately 108,573 square feet,
with a single-story footprint of 28,403 square feet
• Access to the site will be from Maple Street to the south and from Linden Street to the east (no
access is planned or requested directly from or onto Dodd Road)
• Apartment complex will have 25 surface parking spaces and 67 underground parking spaces; the
restaurant will provide 41 spaces; for a total of 133 parking spaces for the development
• The area north of the apartment complex will not be developed and is intended to serve as a natural
buffer space between the Linden Lofts Condo Development and this project
Concept Plan Review Process
• Since this development is not creating a new Planned Unit Development (PUD), a concept plan
review is not necessary
• However, to obtain and note any initial thoughts, concerns, comments, suggestions, and likes on
the project, staff and the developer agreed it was a good idea to have the Planning Commission
hold this review
Mr. Benetti shared an image of the various land uses in The Village and the location of the lots under
consideration as they relate to surrounding streets, elevations and look of the proposed building (inside and
out), access points, landscaping plans, parking areas, typical vehicle movement paths, and location of the
amenities inside.
A Neighborhood Meeting was held by the developer on Thursday, December 5 at Mendakota Country Club.
The meeting was well attended, and the developer received a number of positive comments and addressed
concerns and issues.
Commissioner Mazzitello requested the parking calculations for the restaurant and the office. Mr. Benetti
replied that he was unable to provide that at this time because he did not know how many seats are being
provided for in the restaurant. The developer may have an idea or that knowledge.
Developer Presentation
Mr. Judd Fenlon, owner of Grand Real Estate Advisors, gave the same presentation to the Council that was
presented at the Neighborhood Meeting on December 5, 2019.
December 19, 2019 Mendota Heights Planning Commission Meeting – DRAFT Page 3 of 15
• Project Partners:
o Mr. Judd Fenlon, Mr. Brian Kippers, Mr. Steve Norton, and Mr. Paul Dzubnar
• Project Amenities:
o Easy access to a number of amenities
o Proximity to the current trail and ability to better connect that trail and the surrounding
neighborhoods
o Lots of green space; including the buffer on the north end of the site
o 55+ age group is a critical component and in high demand
o Smaller size (47 units) is nice from a community standpoint
o Amenities play an important role in creating community connections
o Offer housing types for people who have raised their families in Mendota Heights and who
want to continue to live there
o The Village is a popular amenity
o Ability to draw in the Dodd Road frontage by installing a good, full service, family-style
restaurant option
• Building Amenities:
o First floor
Main entrance with large lobby
Soft seating
Coffee bar
Co-working space
Wellness Center / Workout Room / Hydration Station
Restrooms
Restaurant
Some living spaces
o Second floor
Large community room
Rooftop terrace for residents
Living spaces
o Third floor
Living spaces
o Lower (underground level)
Parking spaces
Shop room
Dog washing station
• Exterior Design
o Intent is to blend in with the architecture already in The Village
o Sloped roof
o Break up the length of the building
Using a combination of gable roofs and hip roofs
Incorporating balconies and the support for the balconies in a way that articulates
the face of the building
o Provide the restaurant with its own architecture
Stone
Outdoor patio space with a small roof (weather coverage and noise mitigation)
o Materials would include
Brick and stone, vertical board and batten siding, shakes and lap siding that would
be hearty materials
December 19, 2019 Mendota Heights Planning Commission Meeting – DRAFT Page 4 of 15
Chair Magnuson asked for the proposed seating capacity of the restaurant. Mr. Fenlon replied that the
anticipation is approximately 130-140 seats.
Chair Magnuson noted that the restaurant would be open to the public and that the co-working station would
be as well. She then asked if the co-working station would be based on membership. Mr. Fenlon replied
that it would be based on monthly passes.
Chair Magnuson stated that she was not seeing any type of security between the public spaces and the living
spaces. Mr. Fenlon replied that they have discussed this quite a bit and noted that there is a door that will
be controlled access. Residents within the building will have a key fob to get to and from the restaurant
without going outside; however, patrons of the restaurant will not be able to open that door. Chair Magnuson
asked about installing a similar type door on the other side of the lobby in the hallway. Mr. Fenlon replied
that there is one there as well.
Chair Magnuson asked if the fitness center was only available for residents. Mr. Fenlon replied that it would
be available for residents as well as members of the co-working space. She then asked what they plan to do
about noise, vapors, etc. for the 2-bedroom +den unit directly above the restaurant, adjacent to the
community room. Mr. Fenlon replied that there will be a shaft that goes from the kitchen up all of the way
through the roof; the exhaust for the kitchen equipment. They will not be venting out the side wall and
having it make its way up the side of the building. From experience he has found that venting up through
the roof is the best and only way to go to mitigate those concerns. As for noise, the shell of the restaurant
space will be built out of a concrete block and additionally there are sound mats and noise mitigation that
can go on the underside and top side of the deck.
Commissioner Mazzitello asked for the staffing level of the restaurant. Mr. Fenlon replied that he did not
know the answer to that question, but he would ask Mr. Dzubnar and get back to him Commissioner
Mazzitello then asked if they would be comfortable providing an estimate or range on that number for the
Conditional Use Permit application and showing those parking requirements for what they are proposing
versus what is codified. Mr. Fenlon replied in the affirmative.
Commissioner Katz had questions about the parking – the calculations for the parking that come into from
the different businesses as there are going to be multiple businesses besides the residents. He noted the
planned underground parking of approximately 67 stalls and asked if that was restricted to only residents.
Mr. Fenlon replied in the affirmative. Commissioner Katz explained that he did not understand where the
parking would be for the patrons of the restaurant as well as the co-working space. Mr. Fenlon replied that
there are two surface lots with a total of 64 parking spaces. There is also on-street parking along Maple and
Linden and proximity to a public parking ramp. Commissioner Katz then asked if they felt comfortable,
based on the number of patrons anticipated for the restaurant, the staff, and employees, and their previous
experience, that there would be ample parking. Mr. Fenlon replied in the affirmative.
Commissioner Katz noted that he had heard some concerns, based on emergency vehicle use or the ability
to get around these tight spaces, that they are tighter. Mr. Fenlon replied that, as Mr. Benetti alluded to,
they did a plan that showed both how a semi-trailer as well as an emergency vehicle would make it through
the lot. There are some adjustments that they are going to need to do to some of the islands to make those
movements easier.
Chair Magnuson stated that she was not concerned about the density of the apartment complex; however,
the restaurant is what complicates the parking for her. If they are looking at 130-150 seats in the restaurant,
and if it proves to be a popular busy spot, they are going to be looking at some parking issues. She
encouraged them to look at that and plan to address those with more specific details in their application.
December 19, 2019 Mendota Heights Planning Commission Meeting – DRAFT Page 5 of 15
Commissioner Petschel stated that one thing he has noticed in that area, and it might simply come down to
signage, is that there are parking patterns for people who basically only want to park in that central corridor
around the park. There is parking behind the buildings and they will not go to it; they will just orbit around
that interior area thinking that is the only parking available. Meanwhile, all of the spots in the back of the
building or underground are empty.
Commissioner Mazzitello requested, with the preponderance of the parking being off the lot of the
restaurant, and he was sure their engineers and architects are giving thought to pedestrian connectivity
crossing Linden and Maple, that these are shown on their plans. They are going to lose some on-street
parking crossing Maple right across from the restaurant and there are codified parking distances from
crosswalks. They should make sure that is all taken into account.
Chair Magnuson opened the public hearing.
Mr. Brad Wallace, 715 Linden Street, lives just north of the proposed development. He noted that the
developers have been very gracious about working with their homeowner’s association and for the most
part, the homeowner’s association is supportive of the project. The only issue that seems to come up is
parking. The neighbors are worried that the parking is going to overflow to those areas where the
townhomes are. The on-street parking there is residential parking. If there was some way to work out
restricted parking up that way, in front of those townhomes, it would ease a lot of minds.
Commissioner Petschel asked if he was referring to permitted parking. Mr. Nelson replied that he was
referring to some type of signage, not permitted parking.
Chair Magnuson asked if those units had underground parking. Mr. Wallace replied in the affirmative and
stated that both the condominiums and the townhomes have underground parking; however, they do not
have any guest parking. Guests typically park on the street.
Commissioner Katz asked if he felt it was pretty busy during the day with a lot of guest parking along the
street and most of those spaces are taken. Mr. Wallace replied that sometimes it is very busy but other times
it is not. If there is any type of event or holiday gathering, the parking becomes very busy.
Mr. Judd Hanton, 1288 Aspen Way, noted that his question may be more for Public Works (which are
terrific), asked about snow removal. He stated that there was mention made of snow removal. If this
restaurant is as successful as everyone hopes, the whole issue of getting rid of snow is a big one because
parking lots get smaller and the streets get narrower. Whatever the developer could do, in conjunction with
Public Works, would be appreciated.
Chair Magnuson asked for a motion to close the public hearing.
COMMISSIONER MAZZITELLO MOVED, SECONDED BY COMMISSIONER KATZ, TO CLOSE
THE PUBLIC HEARING.
AYES: 4
NAYS: 0
Commissioner Mazzitello, based on public testimony, asked the applicant to provide an image of snow
removal movements, similar to what they did showing truck and emergency vehicle movements, when they
submit their application.
December 19, 2019 Mendota Heights Planning Commission Meeting – DRAFT Page 6 of 15
Commissioner Katz asked them to entertain thoughts on taking the surface lot that is currently there and
turning it into a multi-level ramp as this would possibly alleviate parking concerns.
B) PLANNING CASE 2019-31
MATT & JEANNE KENEVAN, 774 SIBLEY MEMORIAL HIGHWAY
CRITICAL AREA PERMIT & WETLANDS PERMIT
Community Development Director Tim Benetti explained that Matt & Jeanne Kenevan were seeking a
Critical Area Permit & Wetlands Permit to install a new in-ground swimming pool with a patio/deck in
their back yard. This property, 774 Sibley Memorial Highway, is located in the Mississippi River Critical
Corridor and requires a Critical Area Permit. Also, because of its proximity to Ivy Falls Creek, it requires
a Wetlands Permit.
This item was presented under a public hearing process and everyone within 350 feet of the subject property
were notified and it was published in the local newspaper. The city has received two letters of objection
which were provided to the Commission and will be made part of the permanent record. In addition, public
hearing notices and application materials were sent to the Minnesota Department of Natural Resources
(MN-DNR) for review and comment. Ms. Jennie Skancke, Area Hydrologist with MN-DNR replied that
they have no comments or issues with this application.
Mr. Benetti provided background on the subject property, which included the lot size and shape,
information pertaining to the existing single-family dwelling, the zoning and use identified on the land use
plan, driveways, and accessory structures. These developed portion of the lot takes up approximately one-
fourth of the property with the remaining three-fourths being heavily impacted by bluffs and the adjacent
Ivy Creek Falls water channel.
The homeowners plan to install a new 20-foot by 36-foot in-ground swimming pool with a new concrete
patio deck around the perimeter. They also plan to erect a 5-foot high decorative fence to enclose the pool
area and a 30-foot by 30-foot seating area with retaining wall features. As mandated under the city’s Land
Disturbance Guidelines and Surface Water Management Plan, they will be installing silt fencing for erosion
control protection.
There is a 20-foot wide permanent utility easement for an underground sanitary sewer main line that runs
through the middle of the subject property that connects into the main line systems under Sibley Memorial
Highway. The planned pool, fence, and patio areas do not impact this easement. However, there is an
existing shed over the permanent easement boundary that staff has requested be removed or relocated out
of the easement area.
Mr. Benetti reviewed City Code Sections 12-2-1, 12-2-3, and 12-2-6 regarding the Wetland System
ordinance, any work or development that would alter a wetland or water related resource area, and the
purpose of the Wetlands Systems Chapter of the City Code. He further explained that all major construction
activities related to the installation of the new pool and deck would be located far enough away from the
Ivy Creek and adjacent wetland area and that this work would have little if any effect upon these adjacent
water features.
Mr. Benetti also reviewed the sections of the City Code relating to the Critical Area Permit Review; Sections
12-32, 12-3-5, 12-3-8. Since the plan also calls for a retaining wall, staff recommended a condition be added
that the retaining wall must be of an approved native looking stone or wood materials.
Mr. Benetti then reviewed how the plans and specifications of this new pool, fence, and deck area meets or
exceeds the standards as outlined in the city ordinances.
December 19, 2019 Mendota Heights Planning Commission Meeting – DRAFT Page 7 of 15
Commissioner Mazzitello asked, under the new Critical Area rules, is the 40-foot designation from the bluff
line a buffer zone or a setback. Mr. Benetti replied that it is both, it is a buffer zone, but it is also a setback.
Therefore, no Variance is required from the Critical Area setback standard.
With respect to the Wetland Permit, Commissioner Mazzitello asked where the wetland edge was on the
site plan. When Mr. Benetti pulled up the Sanitary Sewer Line Easement map, Commissioner Mazzitello
noted that the creek was shown well in excess of 100 feet away from the structure. Mr. Benetti explained
that on other aerial images it appeared to be a little bit more than what is shown on the easement map.
Therefore, staff felt it was better to error on the side of caution and require the Wetland Permit.
Commissioner Katz noted that his concern is always about the water and what they would do with the
excess. He asked if this would be a saltwater pool. Mr. Benetti could not provide the answer; however, he
did note that the city does not allow any pool water to be drained into any type of wetland or water feature.
It has to be drained on the neighbor’s properties. The city does allow for some type of drainage out which
would allow the chlorine to dissipate. One of the benefits of living in Minnesota is that most people do not
drain their pools, they keep them full all year long because of the environment up here.
Chair Magnuson noted receipt of a comment from a neighbor objecting to an exemption from the standards
established for the Mississippi River Critical Area; she wanted to make it clear that the Commission was
not considering any exemptions or waiver or Variance or anything like that. They were simply considering
a permit, which is required for any construction within the Critical Area.
Mr. Nick Oliver, with Performance Pools, stated that Mr. Benetti did a pretty good job explaining how they
are mitigating water drainage. This is a saltwater pool. The actual drainage of pools in Minnesota occurs
approximately every 12-15 years with the filtration that Performance Pools use.
Mr. Matt Kenevan, the applicant, noted that one of the letters stated that they have had lots of parties. He
explained that they have had one party in the last five years, and it was a second-grade fund raiser for a
Catholic School. They are not party people.
Chair Magnuson opened the public hearing.
Seeing no one coming forward wishing to speak, Chair Magnuson asked for a motion to close the public
hearing.
COMMISSIONER MAZZITELLO MOVED, SECONDED BY COMMISSIONER PETSCHEL, TO
CLOSE THE PUBLIC HEARING.
AYES: 4
NAYS: 0
COMMISSIONER MAZZITELLO MOVED, SECONDED BY COMMISSIONER PETSCHEL, TO
RECOMMEND APPROVAL OF PLANNING CASE 2019-31 CRITICAL AREA PERMIT &
WETLANDS PERMIT BASED ON THE FOLLOWING FINDINGS OF FACT:
1. The proposed new swimming pool, patio/deck and retaining wall structures are reasonable and
generally acceptable accessory uses of the subject property; and meets the general purpose and intent
of the Code, including the location (setbacks) of the pool and retaining wall materials, and is consistent
with the Comprehensive Plan
December 19, 2019 Mendota Heights Planning Commission Meeting – DRAFT Page 8 of 15
2. The proposed construction activities related to the new pool project and allowed under this Critical
Area Permit and Wetlands Permit meet the development standards and regulations provided under Title
12, Chapter 2, Wetlands and Chapter 3, Critical Area Overlay District of the City Code.
3. The proposed pool project will not affect or impact the general character of the neighborhood or the
surrounding properties.
4. The proposed construction activities will be located in an area of the property that is generally open,
thereby avoiding any loss of established trees or vegetation to complete the project; and the project
does not require excessive grading work, which could potentially damage or impact the adjacent bluff
areas or Ivy Falls Creek corridor.
5. New drainage swales around the outer perimeter of the pool will help alleviate any additional storm
water run-off towards the Ivy Falls Creek water channel and bluff zones; and adequate erosion control
measures will be required in order to safeguard the bluff and creek features.
6. City staff will closely monitor the subject site and ensure compliance with the city’s Land Disturbance
Guidelines are met throughout the duration of the project; and all areas disturbed as part of this pool
project will be restored after construction is completed.
AND WITH THE FOLLOWING CONDITIONS:
1. The new pool structure shall comply with all standards and rules under Title 9 Building Regulations
Section 9-2-1: Swimming Pools, and Title 12 Zoning of the City Code, and the Minnesota State
Building Code regulations.
2. The new swimming pool and related structural work shall comply with all applicable standards and
regulations noted under Title 12, Chapter 2 Wetlands Systems and Chapter 3, Critical Area Overlay
District ordinances of the City Code.
3. No grading, vegetation removal, or construction activity will be allowed in the bluff impact zone or
bluff areas.
4. Draining or back-flushing of water from pool shall be directed onto the owner's property only, and shall
not drainage directly into the nearby bluff impact zone, bluff area or creek/wetland systems.
5. Any new excavating, grading and/or construction activity will be in compliance with applicable federal,
state, and local regulations and codes, as well as in compliance with the City’s Land Disturbance
Guidance Document. Full erosion/sedimentation measures shall be installed prior to commencement
of work and maintained throughout the duration of the construction project
6. The proposed retaining wall must be constructed of an approved native looking stone or wood material.
7. The shed located in the permanent utility easement must be removed or relocated outside the easement
area.
8. A building permit must be approved prior to the commencement of any construction work; site
construction shall occur only between the hours of 7:00 am and 8:00 pm weekdays; and 9:00 am to
5:00 pm weekends.
9. All disturbed areas in and around the project site shall be restored and have an established, protected
and permanent ground cover immediately after the pool project is completed.
AYES: 4
NAYS: 0
Chair Magnuson advised the City Council would consider this application at its January 7, 2020 meeting.
Unfinished Business (Planning Items)
A) PLANNING CASE 2019-20
METRO STORAGE, LLC, 1178 NORTHLAND DRIVE
VARIANCE
December 19, 2019 Mendota Heights Planning Commission Meeting – DRAFT Page 9 of 15
Chair Magnuson noted that this is a case that they Commission has heard a number of times. There was a
public hearing, which was closed. The Commission has tabled the matter; however, they have never had a
public hearing on the Variance request. Mr. Benetti corrected her by explaining that the Commission did
have a public hearing on the Conditional Use Permit and the Variance applications; however, the Variance
portion was tabled. The Conditional Use Permit was forwarded on to the City Council with a
recommendation for approval. The hearings for both items were closed at that time. The Commission is
entitled to re-open the public hearing for the Variance.
Community Development Director Tim Benetti explained that this request for a Variance would allow
Metro Storage, LLC to exceed the 0.5 floor area ratio (FAR) standard up to 1.24. He further explained that
the Conditional Use Permit was given favorable recommendation approval at the September 24, 2019
Planning Commission Meeting.
Mr. Benetti then provided a quick background on the Metro Storage, LLC proposal to build a 3-story,
118,000 square foot, fully contained, secured self-storage facility in the city’s Industrial Park. There would
no outdoor panels or doorways except for the access doors into the site. All storage would take place inside
of the building itself. All architectural materials and setbacks are all being met per the Industrial Zoning.
All of the parking is being met. The FAR is calculated as the interior floor space (all three floors) divided
by the total area of the parcel (building area / lot area). The building footprint at approximately 39,270
square feet only represents a 41% coverage. The building height is still under 45 feet, all of the setbacks
are being met. The floor area ratio of 1.24 is calculated as follows: 117,810 square foot building area /
95,920 lot area = 1.24.
Mr. Benetti also provided a timeline of related application(s) and resulting council actions from May 28,
2019 through December 19, 2019. Because the FAR related amendments have been rejected by Council,
the Planning Commission must give final consideration to the Variance that was originally tabled at the
August 27 and September 24 meetings.
Mr. Bob Heilman, VP of Development with Metro Storage; Mr. Jim Walston, Land Use Professional; Mr.
Quinn Hutson, CNH Architects came forward to answer questions from the Commission. Mr. Heilman
provided Metro Storage, LLC’s responses to the three-part variance test noted in City Code Section 12-1-
05:
1. Are there practical difficulties that help support the granting of this variance?
a. FAR restrictions are generally used by cities to regulate the intensity of uses and to prevent
‘stacking’ that would cause a strain on neighborhood harmony, municipal services, traffic,
and customer safety. The only other less intensive use, than a fully enclosed, aesthetically
pleasing, and secure self-storage facility would be a cemetery. In this present application,
the 0.5 FAR limitation is obsolete and creates a significant practical difficulty.
b. Current self-storage facilities are designed to provide (a) an eco-friendly footprint, (b) a
limited number of access points, (c) use of vertical stacking consistent with municipal
height regulations, (d) an efficient utilization of horizontal and vertical demising walls as
a security barrier. Simply put, Metro cannot construct the project any other way. As such,
0.5 FAR restriction is not a useful restrictive tool for the City to assure the comprehensive
and permanent restrictions on a self-storage facility to be located in the industrial park
2. Are there circumstances unique to the property (not created by the owner) that support the granting
of this variance?
a. No. However, as stated in the variance application, the variance request is not due to any
property characteristics, but is due to the inconsistency between the FAR restriction and
the City’s Site and Structure Requirements
3. If the variance was granted, would it alter the essential character of the neighborhood?
December 19, 2019 Mendota Heights Planning Commission Meeting – DRAFT Page 10 of 15
a. No. Metro maintains that the essential character of the neighborhood would not be
negatively affected.
Commissioner Petschel asked when they say that the FAR is not appropriate for this use, would it be –
maybe not charitable – but accurate to say it would not be economically reasonable to build a self-storage
facility that fits the FAR for this site. Mr. Heilman replied that he would present it as part of the discussion.
It is not THE reason. The practical difficulty is that the FAR is in conflict with the city’s code.
Commissioner Petschel commented that they could take a story off and be in compliance with the FAR.
Mr. Walston replied that in this whole project economics are a factor. After studying this and learning about
all the other applications that Metro Storage has had across the United States, and the in-depth analysis on
this, one really has to take a step back and look at the history of self-storage; how it started. That may have
been overlooked. They have hinted at it before in discussing the text amendment; but here is how it works.
Initially, self-storages were all horizontal outlays with everyone having their own garage door and they
sprawled. Huge security problem with fencing, barbed wire, and guard dogs. Because of the security
problem and crime issues, loitering, and vandalism, the current generation of self-storage units were
developed. The horizontal sprawled units have gone vertical within municipal height limitations. By doing
that and using the individual demising walls for each storage unit, they have created security for the other
ones. Yes, it is economics; but the model for self-storage in the second decade of the 21st century is to have
limited ingress and egress and to build vertical and have it all encapsulated. They could build one- or two-
story stories, but that is not where the market is right now.
Commissioner Petschel stated that he was in favor of this project and he agreed with all of their statements
with respect to practical difficulty. However, he did not buy it as a justification for a variance. He was in
favor of eliminating the FAR because he did not believe it worked. However, to say that the project does
not work without getting rid of the FAR, without ignoring a particular rule, does not seem like a practical
difficulty. From his point of view, the argument cannot be that the rule is stupid or obsolete, other cities
around the area do not have the same rule, it does not make any sense – that cannot be an argument.
Mr. Heilman stated that the way they look at it, the FAR is a regulator for intensity of use. This generation
of self-storage facility has the lowest intensity use there is – by human utilization. Commissioner Petschel
replied that another purpose of the FAR is to prevent density of construction inside of an area. This would
mean that if they had a larger lot, they could build this. Mr. Heilman stated that this was correct, but it is
also a regulator for the intensity of movement, infrastructure, and traffic to that property. Their argument is
that their use, being as it is so quiet, that is why it becomes a practical difficulty for self-storage.
Mr. Walston presented the log records from Metro Storage for the second week of September for the
Burnsville facility. He summarized that the average number of customers there on a 14-hour day is just
under 3 per hour.
Mr. Heilman’s final parting comment was that they wanted to underscore that there were some concerns
that they were trying to accomplish spot-zoning; that that they were telling the city what to do; trying to
make a savvy business ploy by first applying for changing the zoning ordinance to allow this as a permitted
use in the Industrial Park; and then moving forward with this variance request. The challenge they had was
that they were not directed to provide samples of what the structure would look like. To the contrary, they
were asked not to do that. It was after they had this that they moved forward with the FAR variance request
last fall.
Chair Magnuson noted that as she recalled, the application came in and the FAR issue arose a bit as an
afterthought. And then it was suggested that a variance needed to be applied for. Mr. Heilman stated this
was correct.
December 19, 2019 Mendota Heights Planning Commission Meeting – DRAFT Page 11 of 15
COMMISSIONER PETSCHEL MOVED, SECONDED BY COMMISSIONER KATZ, TO REOPEN
THE PUBLIC HEARING ON THE VARIANCE REQUEST BY METRO STORAGE, LLC.
AYES: 3 (KATZ, PETSCHEL, MAGNUSON)
NAYS: 1 (MAZZITELLO)
Mr. Bernard Friel, 750 Mohican Lane, asked that the slide showing the applicant’s responses to the variance
analysis. He then he stated that in viewing the minutes of the past he saw that the City Attorney provided a
seminar to the Planning Commission back in May, specifically focused on variances. When he did that, he
pointed out that for the granting of a variance one had to find a practical difficulty and that there was a
three-factor test. One of the factors of the uniqueness required that the problem giving rise to a variance
requests be due to circumstances unique to the property. He pointed out that the uniqueness had to relate to
the physical characteristics of the property and not to other factors such as personal preferences of the
landowner, as in this case the number of storage units.
Also, at the August 27, 2019 meeting Chair Magnuson asked the applicants if they had given consideration
to scaling back the size of the building; to which Mr. Heilman replied that he could not make the project
economically viable if they were limited by the FAR. Commissioner Noonan at that meeting indicated that
he had considerable difficulty with finding a practical difficulty because it was clear to him that the only
reason for pursuit the variance was economic considerations and that there were not any physical
characteristics relative to the property that provided any basis for a finding of uniqueness.
Then with this December 13, 2019 addition to the application [applicants’ responses to the 3-factor test],
the applicant has literally agreed with the Commission that one of the requirements for granting a variance
request was not met. There has to be something unique to the property in order for the variance to meet all
three tests. They agreed that there is nothing unique to the property. No one has indicated at this point that
there is anything unique to the property that gives rise to meeting that uniqueness test in order to have a
finding of practical difficulty. In fact, the only basis here for the variance is the economic necessity of the
applicant, which is prohibited as a basis for the determination of practical difficulty to get to the right to
have a variance.
The applicants have repeatedly talked about the conflicts between the ordinances of the city as the basis for
there being a practical difficulty. Unfortunately, that does not meet the test either of state law or the
ordinance for the finding of a practical difficulty in this case.
Mr. Friel stated that he also went over the alternative resolutions that Mr. Benetti had prepared and found
nothing in the findings that indicates that this uniqueness test necessary to find a practical difficulty has
been met by the applicants in connection with this application for a variance. He requested that the Planning
Commission not grant the variance as doing so, he believed, would be in clear violation of the city ordinance
and state law.
Commissioner Petschel asked Mr. Friel, considering his legal background, would he consider lot size to be
a condition. Mr. Friel replied that he could understand how that could be focused upon; however, the fact
is that is a condition brought to the table by the applicant; it was created by the applicant as he selected the
lot size and is not something unique to the property.
Chair Magnuson asked for a motion to close the public hearing.
COMMISSIONER MAZZITELLO MOVED, SECONDED BY COMMISSIONER KATZ, TO CLOSE
THE PUBLIC HEARING.
December 19, 2019 Mendota Heights Planning Commission Meeting – DRAFT Page 12 of 15
AYES: 4
NAYS: 0
COMMISSIONER MAZZITELLO MOVED, SECONDED BY COMMISSIONER MAGNUSON, TO
RECOMMEND APPROVAL OF PLANNING CASE 2019-20 A VARIANCE FOR PERSONAL SELF-
STORAGE FACILITY IN THE I-INDUSTRIAL DISTRICT LOCATED AT 1178 NORTHLAND DRIVE
BASED ON THE FOLLOWING FINDINGS OF FACT:
A. Under Title 12-1L-5A of the City Code, the Council may only grant variances from the strict application
of the provisions of the Code in cases where there are “practical difficulties” in carrying out the strict
letter of the regulations of the Code. “Practical difficulties” consists of a three-part test: (i) the
Applicant proposes to use the property in a reasonable manner not otherwise permitted by the Code;
(ii) the plight of the Applicant is due to circumstances unique to the property not created by the
Applicant; and (iii) the variance, if granted, will not alter the essential character of the neighborhood.
Economic considerations alone do not constitute “practical difficulties.”
B. The Applicant has met the burden of demonstrating the requisite “practical difficulties” in order to
justify the granting of a Variance to allow the proposed personal self-storage facility to exceed the floor
area ratio requirement of 0.5 for Industrial District uses up to 1.24, based on the following findings:
i.) the proposed structure and project complies with all Site and Structure requirements under 12-1G-
7 of the City Zoning Code (as recently amended by City Ordinance 538) for building height,
setbacks, building area, lot coverage and parking requirements, except for the 0.5 FAR standard,
and yet the design features of the Project promotes a reasonable use of the property providing a
desirable visual appearance along Hwy 55, since there is a low intense overall use of the property
due to nature of the business, the applicant will be able to efficiently use the full building height
for vertical storage space, without compromising safety, security or aesthetics.
ii.) The plight of the landowner is due to circumstances unique to the property, due in part to the
inconsistency between the Ordinance building area limitation, building height limitation and the
FAR limitation, particularly for this recently amended Industrial zoning use;
iii.) The variances, if granted, will not alter the essential character of the neighborhoods; since the
proposed use of the property will have an overall low intensity operational nature and will be
consistent with the characteristics of surrounding land uses- to the north and northeast, which are
light industrial, office facilities, and office warehouse buildings with parking and landscaped areas.
C. The City has considered the factors required by Title 12-1L-5E1 of the City Code, including but not
limited to the effect of the Variances upon the health, safety, and welfare of the community, existing
and anticipated traffic conditions, the effect of the Variance on the danger of fire and the risk to public
safety, and upon the value of properties in the surrounding area, and upon the Comprehensive Plan, and
has determined this Variance will not affect or pose any negative impacts upon the neighborhood or
the community in general.
D. Approval of this Variance is only for Metro Storage, LLC, the Applicant as noted herein, and their
successors and assigns, and does not apply or give precedential value to any other properties throughout
the City. All variances must be applied for separately, provide a project narrative, and present and
demonstrate a reasonable need or justification to the City in order to approve a variance. All variance
requests must be reviewed independently by City staff and legal counsel under the requirements of the
City Code.
December 19, 2019 Mendota Heights Planning Commission Meeting – DRAFT Page 13 of 15
E. The factual findings and analysis found in the Planning Staff Report for Planning Case No. 2019-20,
dated and presented August 27, 2019 and later appended and presented on September 24, 2019, and is
hereby fully incorporated into Resolution No. 2019-____.
AYES: 2 (MAZZITELLO, MAGNUSON)
NAYS: 2 (KATZ, PETSCHEL)
The motion failed on a tie vote.
COMMISSIONER PETSCHEL MOVED, SECONDED BY KATZ TO RECOMMEND DENIAL OF
PLANNING CASE 2019-20 A VARIANCE FOR PERSONAL SELF-STORAGE FACILITY IN THE I-
INDUSTRIAL DISTRICT LOCATED AT 1178 NORTHLAND DRIVE BASED ON THE FINDINGS
OF FACT THAT CONFIRM THE APPLICANT FAILED TO MEET THE BURDEN(S) OF PROOF OR
STANDARDS IN GRANTING OF THE VARIANCE REQUESTED HEREIN, NOTED AS FOLLOWS:
A. Under Title 12-1L-5A of the City Code, the City may only grant variances from the strict application
of the provisions of the Code in cases where there are “practical difficulties” in carrying out the strict
letter of the regulations of the Code. “Practical difficulties” consists of a three-part test: (i) the
Applicant proposes to use the property in a reasonable manner not otherwise permitted by the Code;
(ii) the plight of the Applicant is due to circumstances unique to the property not created by the
Applicant; and (iii) the variance, if granted, will not alter the essential character of the neighborhood.
Economic considerations alone do not constitute “practical difficulties.”
B. The City hereby determines the Applicant has not fully met the burden of demonstrating the requisite
“practical difficulties” in order to justify the granting of this Variance to exceed the floor area ratio
requirement of 0.5 for Industrial District uses; and therefore the City hereby finds the proposed personal
self-storage project is not essential to the overall enjoyment and continued use of the property; and
there are other alternatives on the property due to its large size; and is therefore not considered a
reasonable use of the property.
C. Because the City finds that the first prong of the three-part test (reasonable use of the property) is not
met by the Applicant, the City need not consider the remaining two prongs of the test (unique
circumstances of the property and essential character of the neighborhood).
Motion died for lack of a second
COMMISSIONER KATZ MOVED TO TABLE PLANNING CASE 2019-20 A VARIANCE FOR
PERSONAL SELF-STORAGE FACILITY IN THE I-INDUSTRIAL DISTRICT LOCATED AT 1178
NORTHLAND DRIVE FOR THE FOLLOWING REASONS:
1. To take more time to look over the supplemental information just received
2. To address some of the concerns heard from some of the surrounding neighbors
3. Because the Planning Commission is missing three people who have had a lot of input so far; they
would appreciate some time to review this information and provide additional questions
Chair Magnuson asked if there was a time issue to consider. Mr. Benetti replied that the applicant has
extended their review of this until February 5, 2020. If this were to be extended to the next Planning
Commission meeting in January, the following Council meeting would be on February 4, 2020. It would
be cutting it close, but would still within the extended review period if needed.
December 19, 2019 Mendota Heights Planning Commission Meeting – DRAFT Page 14 of 15
Commissioner Petschel asked, seeing as this is deadlocked as it is, would it still go on to the City Council
for consideration. Mr. Benetti was unable to provide an answer as he has not had a deadlocked decision in
the past.
Chair Magnuson stated that she would not have a problem forwarding this onto the City Council without a
recommendation. She did not believe that bringing it back would necessarily be constructive nor really
considerate of the time that has been put into this. She apologized for the multi-circular trips that the
applicant has had to make here that makes it look like the right hand does not know what the left hand is
doing. If possible, she would like to move this forward because she does not know if there is a purpose in
dragging this out for another month.
The motion died for lack of a second
COMMISSIONER MAZZITELLO MOVED, SECONDED BY PETSCHEL, TO MOVE PLANNING
CASE 2019-20 A VARIANCE FOR PERSONAL SELF-STORAGE FACILITY IN THE I-INDUSTRIAL
DISTRICT LOCATED AT 1178 NORTHLAND DRIVE TO THE CITY COUNCIL WITHOUT
RECOMMENDATION
Before voting, Commissioner Mazzitello stated that the Commission has heard about this application since
August 2019. Actually, it was before then, because the code amendment application to disallow the
prohibition for self-storage was long before that. These applicants have been here and have been strung out
for close to a year. The Planning Commission has no business doing this to an applicant. In the annals he
works all over in the Twin Cities Metro Area. He has lived in, experienced, and traveled to 38 states and
33 foreign countries. He can tell all that the City of Mendota Heights does not have a good reputation in
the development industry or in the business industry because of crap like this; where the city says ‘oh sure,
we are going to make this an allowed use’; however, we have an antiquated, old, outdated, obsolete standard
in our code that most municipalities have moved on from. What he sees in this community – and this is the
perfect example – if one were to look at the 59-plus organized municipalities that make up the Twin Cities
Metro Area, most inter-suburban communities have already gone through what Mendota Heights is going
through. The first iteration of our development is done; and now the second wave is coming in. Most
communities held to their old rules and became obsolete for the sake of their neighboring suburbs. If
Mendota Heights is going to remain the viable, strong community that it is, it has to adapt. The city has a
code that says one is allowed to cover their lot by 50% with structures. Those structures can be 45 feet in
height with no mention as to how many floors that 45 feet would accommodate. Therefore, one can have a
50% covered lot with a 4-story building. The FAR that this code would provide for is 2.0 – minus stairwells,
lavatories, etc. However, the FAR says that they can only do 0.5. He questioned which one was the
governing. Why would the city tell an applicant that they can cover their lot 50%, provided they meet all
of the other provisions in the code; they can be 45 feet tall – but not really. What kind of message does that
send about the viability of the city? He expressed his hope that the City Council could look beyond 1982
and look at 2022 and what this city has to have to remain viable in the face of competition from its
neighbors.
Mr. Benetti, replying to the question posed above regarding ‘no recommendation’, stated that under the
City Code section regarding variances, if no recommendation is transmitted by the Planning Commission
within 60 days after referral of the application for variance to the Planning Commission, the City Council
may take action without further awaiting such recommendation. In summary, the no recommendation by
the Planning Commission can be referred to the City Council.
Commissioner Petschel commented that he agreed with everything that Commissioner Mazzitello said. He
voted to get rid of the FAR. His one commentary was that yes, they had the City Attorney come and provide
a level of opinion about the appropriate application of a variance that actually made them more confused
December 19, 2019 Mendota Heights Planning Commission Meeting – DRAFT Page 15 of 15
than when they started. He has asked for examples of a variance request that was successfully defended in
court since the rules were changed a number of years ago. He has requested multiple examples because the
big problem is this should not have deadlocked. The rules either apply or they do not. The Planning
Commission should not be in the game of deciding the rules are antiquated. He believes the FAR is a stupid
rule, but it is still a rule. It is a rule as a matter of vote, the City Council was upheld. They chose not to
change it. If he wants it changed, he can run for City Council. The Planning Commission could still use
some better opinions as to how this would fit into the determination process and would probably be best
done by City Council.
Mr. Walston returned and was given permit to speak by Chair Magnuson. He stated with respect to the
discussion about what happens next, he wanted to go on the record on behalf of Metro Storage, LLC that
they concur, agree, waive any rights they have, that this may move on to the City Council with no
recommendation. They are not going to challenge the procedural rule or the legality of that.
AYES: 3
NAYS: 1 (KATZ)
General Planning Items
A) REVIEW AND APPROVE THE 2020 PLANNING COMMISSION MEETING SCHEDULE /
CALENDAR
Community Development Director Tim Benetti noted that there are some different meeting dates for 2020;
most of which work around specific religious holidays. A lot of the dates were moved due to elections.
December 2020 was left open as he wanted to obtain their opinion on what date they would prefer. The
Commission suggested keeping the regular date of December 22, 2020, with the understanding that changes
can be made.
Staff Announcements / Updates
Community Development Director Tim Benetti informed the Commission that the draft 2040
Comprehensive Plan is on its way to the Metropolitan Council (Met Council). The six-month jurisdictional
review period lapsed approximately one week ago. He anticipates a very nice, hopefully, review letter from
them soon. In any case, any changes or suggestions they provide will be brought back to the Planning
Commission under public hearing for a recommendation on a final version.
Mr. Benetti also stated the Planning Commission’s recording secretary, Ms. Darlene (Dar) Oehlke was
resigning her position due to other work commitments and promotion at her full-time job. Mr. Benetti
stated Dar does a great turnaround of these minutes; and has been a great asset for the community, the
council and the commissions she served. Ms. Oehlke has been very good at what she does, and city staff
is going to miss her. The city is currently seeking a new recording secretary service the first of the year.
Commissioner Noonan’s last meeting will be in January 2020. The Council has begun the process of
opening the window for the posting of the new positions for commissioners; typically appointed by the City
Council. Posting will be on the city’s website very soon.
Adjournment
COMMISSIONER MAZZITELLO MOVED, SECONDED BY COMMISSIONER PETSCHEL, TO
ADJOURN THE MEETING AT 8:58 P.M.
AYES: 4
NAYS: 0
Planning Staff Report
DATE: January 28, 2020
TO: Planning Commission
FROM: Tim Benetti, Community Development Director
SUBJECT: Planning Case 2020-01
CONDITIONAL USE PERMIT for PUD AMENDMENT
APPLICANT: Grand Real Estate Advisors
PROPERTY ADDRESS: City-Owned Lots in The Village (Dodd Rd./Maple St./Linden St.)
ZONING/GUIDED: MU-PUD [Mixed Use-Planned Unit Development]
ACTION DEADLINE: March 6, 2020
INTRODUCTION
Grand Real Estate Advisors, as “Applicants” are requesting approval to amend a previously approved
planned unit development (PUD) development plan, which would allow a new mixed-use development
proposal for the city-owned lots, generally located in The Village at Mendota Heights. The lots are bounded
by Dodd Road to the west, Maple Street to the south, and Linden Street to the east (between the Linden
Street Lofts condominiums and Mendakota Animal Hospital).
Title 12-1K-6-G of the City Code requires City Council approval for amendments to an approved planned
unit development final development plan by conditional use permit.
A public hearing for this concept plan review was posted and published in the local newspaper, and notice
letters were mailed to all surrounding properties within 1,320-ft. (1/4 mile) of the subject property.
BACKGROUND
The subject properties consist of four parcels: Lot 1/Blk. 3 at 0.48 acres, Lot 2/Blk. 3 at 0.79 acres, and Lot
1/Blk. 2 at 0.45 acres; plus, Outlot D at 0.95 acres, or a total of 2.67 acres available for this development.
The properties are currently guided and zoned MU-PUD [Mixed Use-Planned Unit Development] and have
been since 2002. There are no zoning or land uses changes needed for this development.
The original and approved Planned Unit Development (PUD) and Master Plan for the Mendota Heights
Town Center (now known as The Village at Mendota Heights) included a mix of retail, office and
residential uses. The Village PUD is now substantially complete, with the exception of the last phase,
referred to as the “West Neighborhood” in the PUD Master Plan. This West Neighborhood originally called
for 14 residential townhomes with 5 home-office style townhomes; however, these 19-units never
materialized under the former developer.
Planning Case 2020-01 CUP-PUD Amend. (GREA) Page 2 of 17
The City acquired the ownership rights to the four undeveloped parcels a number of years ago, and since
that time the city received a number of inquiries to selling and/or developing the lots by third-parties. In
2017, the City considered a separate proposal from Trammell-Crow to develop a 150-unit senior luxury
apartment building on the subject properties, which eventually led to a decision by the council to reject a
letter of intent and later withdrawal by the developer of this development plan.
In March 2019, the city requested development proposals (RFP’s) on the city owned parcels, whereby the
city received five (5) development proposals from various development or real estate firms. After a follow-
up workshop meeting in May; and a June 4th Council review/interview session with two of the development
trams, the Council selected Grand Real Estate Advisors (GREA) as the developer of the city owned lots;
and tentatively accepted a letter of intent and purchase agreement.
The Village of Mendota Heights PUD
The final Master Development Plan and Design Standards for The Village was approved in 2002-2003 and
constructed in phases, with most of the center’s construction completing around 2007. The development
was to contain the following uses and amenities:
• Diverse mix of retail/office space (single and two-story)
• On-street and underground public parking facilities (approximately 400 spaces)
• 36-unit condominium units (2 buildings)
• 20 row homes (3 buildings)
• 60-unit senior apartment building (owned and operated by the Dakota County CDA)
• Market Square Park (0.24-acre open space with fountain)
• River to River Greenway Trail connection (regional trail)
Any changes to a final (approved) development plan requires an Amendment to the Final PUD Plan in
compliance with Title 12, Chapter 1, Article K of the City Code and approval by the City Council. All
amendments to a previously approved PUD are performed through a Conditional Use Permit (CUP)
application process.
General Location of
City-Owned Lots
(Townhomes/Offices)
Planning Case 2020-01 CUP-PUD Amend. (GREA) Page 3 of 17
PROJECT DESCRIPTION
New Structure and Site Improvements
The project proposes a 48-unit (originally 47) market-rate apartment building targeted for seniors, aged 55+
(restricted) housing. Units range from 1-bedroom units approx. 810-sf. to 950-sf. in size, with 2-bed units
1,000 to 1,350-sf. in size, and 2-bed + den units up to approx. 1,500-sf. in size.
The building will provide on-site amenities for the residents including a community room, fitness center
and private terrace.
The plan also includes a new 4,352-sf. sit-down restaurant, with a 1,056-sf. outdoor seating/patio area. The
name of the restaurant has yet to be named or identified by the developer.
It should be noted that the developer has eliminated the original proposed co-working space area of 1,757-
sf., which was presented previously at the December 5th neighborhood meeting and during the concept
review held at the December 19, 2019 planning commission meeting. As part of this work space removal,
the developer was able to provide one additional residential unit.
The overall development will take place over two separate “lots” as identified by the developer in their site
plans. The single, “L-shaped” building would be built on the proposed “North Lot” (a combination of Lots
1 & 2 – Block 3 and Outlot D), and consists of a new 3-story wood framed structure, with a single-floor
footprint of 29,304-sf, which leads to gross square footage of living restaurant space of 87,912-sf. The sub-
floor is an enclosed, private parking area for the residents, consisting of 25,002-sq. ft. Combined floor
space equals 112,914-sq. ft. The building footprint is approximately 30.6% of the total site area.
The “South Lot” (Lot 1-Block 2) is identified as new off-site parking area for the development, and will
likely serve as the parking lot for restaurant customers.
The new building is shown with a 20.6-ft. and 26.24-ft. setback off Dodd Road; a 74.45-ft. setback from
the north line; 25.6-ft. off the front from Linden Street; and 16.45-ft. off Maple Street. The surface parking
lot areas are setback from 2.95-ft. - 3.33-ft. - 3.66-ft. from property lines.
Access to the apartment building site will take place off Maple Street to the south and from Linden Street
to the east. No access is planned onto Dodd Road.
The new restaurant is planned for 4,352-sf. of total seating/kitchen area, with a 1,056-sf. outdoor
seating/patio space located on the south side of the restaurant/building. At the December 2019 meeting,
the developer indicated the new restaurant would seat approximately 130-140 patrons. (Note: no final
design or interior floor plan have been submitted on this use).
Parking for the apartment/restaurant development will include 24 surface parking spaces in the front of the
building. Access to the private (residents only) underground parking will come directly from the main
access point off Linden Street (east side), with a sloped driveway leading underneath the building. This
underground area is shown with 69 spaces, along with bike and resident storage areas, and a work room.
The overall development site will also be provided with 41 spaces in the small triangular shaped parcel (the
“South Parcel”) located across Maple Street. A total of 134 spaces will be provided for the development.
A majority area north of the new apartment facility (Outlot D) will not be developed, and is intended to
serve as natural buffer space between the Linden Lofts Condo development. This outlot was created or
platted by the original developers RMF Group, and a drainage and utility easement was placed over the
Planning Case 2020-01 CUP-PUD Amend. (GREA) Page 4 of 17
entire outlot. Today part of this outlot serves as a small drainage area, with a catch-basin and storm pipe
inside the lot, that connects into the city storm water system under Linden Street.
The lot also contains a compact, wooded patch long the north area of this lot, with a variety of volunteer
trees (ash, bur oak, silver maples, cottonwoods, box-elders) and miscellaneous vegetation. During the
preliminary review and assessment of these city-owned properties, staff and the developer noticed an
existing boulder retaining wall (built for the Linden Lofts condos site) is encroaching into this Outlot D
parcel. The developer, city and condo association reps have been discussing the option of separating a
segment of this Outlot D to the condo association ownerships, or providing an easement and agreement for
the condo owners to take over the ownership and control of this retaining wall.
(Looking Northerly – towards back of Linden Lofts Condos – wooded area and retaining wall)
The overall Village at Mendota Heights (PUD) site encompasses approximately 20+ acres of previously
developed (and some undeveloped lands) in this NE quadrant of Highway 62 and Dodd Road. The City’s
other mixed-use development, The Plaza of Mendota Heights, is located directly across the highway to the
south, and are now linked together by the new underpass trail system installed by MnDOT and Dakota
County. The proposed project includes integrated commercial and high-density residential developments
with connections to existing retail uses, shared parking facilities, and adjacent off-street trail systems.
Removal/Erosion Control Plans ((Plan Sheet C-004)
The plan calls for th removal of some existing trees along the westerly edge of Dodd Road (10 trees) and
approximately 36 trees in the outlot to the north. The developer provided a tree survey in this outlot area,
and most appear to be identified mostly of ash, bur oak, silver maples, cottonwoods, box-elders.
The City Code of Ordinances contains various standards pertaining to erosion and sediment control, surface
water drainage, wet soils, and steep slopes. The Public Works/Engineering Department has reviewed the
applicable plans and provided comments to the Developer, which will include recommended conditions of
approval prior to any issuance of building permit. In addition, all construction activities must comply with
the City’s Land Disturbance Guidance Document.
Landscape Plans (Plan Sheet L-101)
The developer has provided a detailed landscape plan that includes new trees and ground plantings in and
around the parking lot areas and building; along with a large placement of new trees in the outlot area to
replace those removed as part of this new development. This landscape plan was given to the city’s Master
Gardeners for review and input. As of the preparation and completion of this report, staff had not yet received
Planning Case 2020-01 CUP-PUD Amend. (GREA) Page 5 of 17
their review or comments. As with other reviewed developments, the city has included a condition that the
MG’s will review the final landscape plans and ensure the site meets compliance with the city’s pollinator
friendly policies.
Utility Plans (Plan Sheet C-401)
The plans show that all utilities are readily available to the site, with gas, water and sanitary services to be
installed near the south corner (Near Maple Street and Dodd Road intersection).
There appears to be two separate water main service lines feeding into the apartment building (assume one
for potable/resident water needs and other for fire-service/sprinklers); and a third (separate) water main line
at the south side for the restaurant use.
Storm Sewer Plans (Sheet C-501)
The plans include a small number of new catch-basins and storm pipes to serve this new development. A
trench drain is situated at the top of the ramp leading into the underground parking garage, and two catch
basins and two new manholes in the front surface parking area. This system feeds over to an underground
storm chamber system underneath the parking lot in the triangular shaped parcel, across Maple Street. The
system includes an emergency over-flow outlet pipe leading out to the city’s storm systems underneath
adjacent Linden Street. The Public Works/Engineering Department has reviewed the storm water plans and
has provided comments to the Developer, which will include recommended conditions of approval before
any building permit is issued.
Building Architecture and Elevations (Plan Sheets A2.0; A3.1; A3.2, A3.3 & A3.4)
The proposed building is an L-shaped design facility, and runs generally north-south between Maple Street
and the vacant outlot and Linden Lofts Condos to the north. According to the applicant, design for this
project is guided by a desire to respect and fit into the already established village development in terms of
scale and materiality; and [the developer] will continue to develop the design with this principle in mind.
The proposed 3-story building height (mean measurement – per architect) is 39.58 feet.
The proposed building’s exterior is a combination of the following materials and are generally consistent
with the City Code and Design Standards:
• Face brick
• Stone veneer
• Stone sills
• Cement board siding and trim
• Prefinished metal trim
• Prefinished aluminum railings (decks)
• Pre-Cast Concrete wall panels
• Asphalt shingles
Park Dedication
As with recent and previous multi-family developments, the city requires new developments to pay a park
dedication fee instead of dedicating public land. In accordance with current Fee Schedule, the applicable
fees are as follows:
• Single and Multi-Family Residential: $4,000/dwelling unit
• Commercial/Industrial: 10% of assessed value of unimproved land
Planning Case 2020-01 CUP-PUD Amend. (GREA) Page 6 of 17
Since this development is a “mixed-use” of residential (apartment) with commercial (restaurant), staff is
recommending the city only apply the current $4,000/unit fee on the residential component of this
development, and not assess any fees on the commercial element. Payment of this park dedication fees is
included as part of the building permit review/approvals.
ANALYSIS
Comprehensive Plan
The subject parcels are guided Mixed-Use PUD in the current 2030 Comprehensive Plan:
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. Areas of the community with this
land use designation are located near the intersection of Highway 110 and Dodd Road.
The subject parcels are also guided Mixed-Use PUD in the proposed (but not yet adopted) 2040
Comprehensive Plan, which includes the following statements:
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 The Village of Mendota Heights
developments.
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 Hwy. 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 At Home Apartments.
As indicated earlier, the entire Village at MH development was re-guided and rezoned to MU-PUD as part
of a previous PUD approval process. The existing zoning and proposed commercial/retail and residential
uses are consistent with the future land use designations.
Construction of the proposed 48-unit, high-density residential development could contribute slightly to the
projected amounts of Year 2040 forecasted population and household numbers, which are approx. 12,000
and 5,000 respectively. According to the applicant, the proposed project includes senior- aged restricted
“market-rate” units, which will likely not meet or include “affordable” numbers or definitions per
Metropolitan Council requirements.
Since the development of Lexington Heights Apartment in 1984, along with several condominiums,
townhouse, and senior apartment developments, the City has not experienced a lot of demand or
construction of similar high-density residential developments, except in the last 4 years. The proposed
high-density residential development may satisfy a potential demand for senior (targeted) residential units
in the community, which appears to remain a strong trend or demand in suburban and metro-wide
communities. The availability of desirable senior [rental] units may also appeal to existing senior
homeowners who are looking to downsize and stay in the community, which may stimulate turnover of the
existing single-family residential housing stock for newer, younger, or growing families seeking to live in
the city.
Planning Case 2020-01 CUP-PUD Amend. (GREA) Page 7 of 17
For these reasons, the proposed mixed-use project fits many of the land use and housing goals/policies in
the Comprehensive Plan.
PUD Master Development Plan – Existing (2002)
The current Mendota Heights Town Center - PUD Final Master Development Plan was approved in 2002.
A full copy of this final PUD plan is included and appended immediately after this report.
The PUD Agreement generally provides for the following: Introduction, which includes goals and
objectives, plan submittal requirements, and other general information. This leads to the Master Plan
information, which includes Site Development principles addressing Land Use; Setbacks;
Grading/Drainage/Stormwater; Parking; Landscaping; Open Spaces; Architecture; Lighting, and Signage.
The “Submittal Process and Requirements” include the following statements:
All development within Mendota Heights must meet the requirements of the City of Mendota Heights
Zoning Ordinance. The Mendota Heights Town Center is zoned as a Mixed-Use Planned Unit
Development (MU-PUD) district and in addition to complying with the Zoning Ordinance, must comply
with the Mendota Heights Town Center Master Development Plan and Design Standards, as adopted
by the Planning Commission and the City Council under the PUD approval process.
The Master Development Plan and Development Guidelines are intended to work in conjunction with
the City of Mendota Heights Zoning Ordinance and City Code standards. Where there is a difference
between the requirements of the Zoning Ordinance and this document, this document shall take
precedence. The terms used in this document shall be understood as defined by the Zoning Ordinance,
except to the extent terms are further defined in the Glossary included at the end of this document.
The Planned Unit Development section of the city zoning code should be used as a guide regarding
rights to a planned unit development, approval and administration, and granting of a conditional use
permit. Unless specifically defined or approved as part of this document, all development must comply
with City standards. All development within Mendota Heights Town Center shall be subject to any and
all conditions for PUD development approval.
The PUD also provided the following [selected] statements on building setbacks, orientation and coverage
are noted:
In keeping with the intent of the Master Development Plan, substantial separation of buildings by use
is not encouraged. The central business district on the Town Center plan includes a senior housing site,
and is then ringed by three residential neighborhoods. Since integration is the major theme of a mixed-
use district, setbacks based on use, and use restrictions based on adjacency to residential uses may not
generally apply in this district.
a) Strong relationships between the buildings and the streets and sidewalks are encouraged, therefore
building setbacks from streets within the town center will generally be less than those required
under other existing zoning districts (see each district for specific requirements);
b) Maximizing open space for public use is encouraged, while reducing less usable yards.
c) The maximum overall building site coverage should be limited to 40% of the total site area. The
remainder of the site shall be developed as parking, pedestrian walks, or landscaped open space
as shown Master Development Plan.
In keeping with the mixed-use theme called for under this 2002 PUD Plan, it identified the two “districts” of
developments: (1) Town Center Commercial District and; (2) Residential Neighborhoods. These residential
Planning Case 2020-01 CUP-PUD Amend. (GREA) Page 8 of 17
neighborhoods were identified separately by four separate sub-groupings known as (a) Senior Housing, (b)
West, (c) East and (d) North neighborhoods.
As part of this PUD Amendment application, city staff encouraged the developer to focus on the original
“Senior Housing” and “West Neighborhood” sections, and apply these site standards and regulations to their
own [amended] development plan. If the new development plan required specific changes or modifications
to fit or meet their new development plans, the developer was asked to call these out and request additional
allowances or flexibility towards their own new design plan and layouts, as necessary.
The Senior Housing area is referenced to the Dakota County CDA Apartments, constructed in 2003. The
PUD Agreement stipulated age-restricted (55+) housing for seniors, with on-site amenities encouraged. The
senior building was approved with reduced 20-foot setbacks; balconies allowed to encroach up to 10-feet
into setbacks; and building coverage limited to 60% of lot area. Parking was to be provided under the
building at one (1) space per unit, with 0.25 spaces/unit for guest parking; and encouraged “shared-parking”
inside the development.
The original “West Neighborhood” was targeted for single and multi-level row houses and “Hoffices” which
are dwelling units with a dedicated home office work environment and allowance. Setbacks again were
reduced to 20-feet; structures were required to meet a 50-foot setback from the “wetlands buffer”; overall
building coverage limited to 40% of lot; and parking noted at 2 spaces per unit (inside) with 0.5 spaces per
unit for guest parking.
PUD Master Development Plan - Amendments
The applicant intends to amend the existing PUD Final Development Plan with this submitted and new
mixed-use residential apartment/restaurant facility. According to Title 12-1K-6-G of the City Code:
Amendments to Final Development Plan: No changes may be made in the approved final development
plan after its approval by the council, except upon application to the council under the procedures
provided below:
1. Minor changes in the location, siting, and height of buildings and structures may be authorized by
the council if required by engineering or other circumstances not foreseen at the time the final plan
was approved. Such approval shall require the affirmative vote of a majority of all members of the
council.
2. All other changes in use, or rearrangements of lots, blocks and building tracts, any changes in the
provision of common open spaces, and all other changes in the approved final plan must be made
by the council under the procedures authorized by this chapter for the approval of a conditional
use permit. No amendments may be required by the council because of changes in conditions that
have occurred since the final plan was approved or by changes in the development policy of the
community.
The proposed amendment(s) as requested under this new PUD plan submittal qualifies under No. 2 above
and is required to be approved by the City Council by conditional use permit.
The Developer is requesting to amend this 2002 PUD Plan/Agreement by including another “Senior
Residential” development or component to the original project area. This 48-unit senior (age restricted
55+) housing is similar to what was approved for the Dakota County CDA site; the only difference is the
new project will be for market-rate rentals while the CDA was built to accommodate qualified/affordable
senior rentals.
The three residential living levels will be accessed by a main front door/lobby area on the east side of the
building, with an elevator to shuttle residents/guest to the upper floors. Stairways are also included. The
living units range in smaller 812-sf. to 941-sf. one bedroom units; 1,100-1,180-sq. ft. two bedroom units;
Planning Case 2020-01 CUP-PUD Amend. (GREA) Page 9 of 17
and 1,291 to 1,552-sq. ft. two-bedroom plus den units. The residents will have a private fitness center room,
a simulated golf driving center; a community room with attached private terrace, and storage rooms.
The proposed 4,300 sq. ft. restaurant use is intended to be a complete service, sit-down style restaurant (no
drive-thru or service windows), and a small, seasonal outdoor seating area for customers. Although this
restaurant will be connected to the senior residential building, customers will not be allowed to enter the
private residential areas (unless accompanied by a resident), as access will be restricted by the developer
and restaurant ownership.
Site and Setback Allowances
The Senior and West Neighborhood standards under the 2002 PUD indicated allowing a reduced 20-foot
setback for structures in these areas. The new apartment/restaurant building is shown with a 20.6-ft. setback
off Dodd Road; 74.45-ft. from the north, 25.6-ft. from the east off Linden Street; and a 16.45-ft. setback off
Maple Street to the south. The developer was encouraged to push or site this building as close to the south
as possible, in order to provide a s much separation from the existing condos to the north, and help minimize
any impacts to the storm water system (pipe) and natural buffers created in the outlot to the north. The
Planning Commission will need to determine if this reduced 16.45 setback and all other noted setbacks are
acceptable, and should make a recommendation accordingly.
Parking Allowances
The proposed development includes 134 parking spaces, some of which will be shared by guests of residents
and restaurant patrons. The 69-spaces underneath the building will be exclusively reserved for the tenants
and possibly some limited parking for employees of the apartment and restaurant (assuming space is
available). This leaves 24 surface spaces in the front of the building, plus the 41 spaces in the triangular
shaped lot across Maple Street, or 65 spaces.
According to Title 12-1E-E of the City Code, the number of required off-street parking spaces (in the R-3
District) is a “…minimum of 2.5 spaces per dwelling unit, one of which shall be enclosed. “The number of
off-street parking spaces for restaurants/café is “…1 space for each employee per shift and 1 space for each
3 seats in the facility.” Holding to these regular City Code standards, the apartment would require 120
spaces alone, and the restaurant approximately 44 to 50 spaces for seating, plus an estimated 10-15
additional spaces for employees. In total, approximately 170-185 spaces needed.
The 2002 Village PUD anticipated some varying degrees of parking demands, but the mixed-use nature of
this plan suggested that somewhat less parking should be allowed than what current zoning standards
require. With that noted, the original PUD allowed restaurants to provide 1 space per 4 seats (with no added
standard for employees). With 130-150 seats planned, the restaurant would only require 33 to 38 spaces,
depending on the estimated seating levels.
The overall “Residential Design Standards” in the 2002 PUD stipulated 2 spaces /dwelling unit for
residents, and 0.25 spaces /dwelling unit for guests, unless specified differently in the individual
neighborhood section. If the Commission would agree to treat this new senior apartment similar to the pre-
existing “Senior Housing” use, then only one (1) space per unit plus 0.25 spaces for guest parking would
be required; or 48 spaces plus 12, or 60 spaces. The spaces underneath the building and surface parking in
front of the building should sufficiently provide for the resident and guest parking needs on this site.
It should also be noted that the 2002 PUD identified and encouraged shared parking across the entire PUD
areas, and allowed for the utilization of on-street parking spaces where available (which is normally not
allowed under regular or standard parking rules for uses, unless specifically authorized by the city). Below
is an image with red-circled area that show where some of these on-street parking areas are located along
the public streets, and which can be used by visitors or customers to this new development site:
Planning Case 2020-01 CUP-PUD Amend. (GREA) Page 10 of 17
(Aerial Image – illustrating bump-outs for on-street parking
The current PUD site is also provided with a public parking garage, which was funded by the city as part
of a cooperative agreement with the original developer RMF Group. This garage contains 134 underground
spaces, plus 54 spaces above (outside) the structure, all of which is free for customers and clients to use
when visiting/shopping at this mixed-commercial center, and which parking can also be used by the
visitors/customers to the new apartment/restaurant development as well.
(Image of Public Parking Garage)
As noted previously, the surface parking lots appear to have setbacks ranging from 2.95-ft. to 3.66 feet in
areas. City Code requires parking in R-3 Districts (for high density residential) areas to have a minimum
of 40-foot setback from roadways. The 2002 Agreement however, allows “Guest parking may be located
within the setbacks, with required buffers from the street.” This provision never indicated or gave a
minimum setback distance, nor details on what was required for the buffers (i.e. landscaping, berming,
fencing, etc.). The developer is showing new plantings to be installed within these narrow setback spaces
between the open parking lot and roadway edges (refer to Landscape Plans – L-101).
As per the suggestion of the commissioners, the city is requesting the developer to provide a clearly marked
cross-walk for customers parking in the separated lot across from Maple Street.
The Planning Commission will need to determine if these reduced parking setbacks are acceptable under
this amendment plan, and make a recommendation accordingly.
Planning Case 2020-01 CUP-PUD Amend. (GREA) Page 11 of 17
Traffic and Parking Impacts
Pursuant to City Code Section 12-1D-17: TRAFFIC STUDIES:
A. An applicant for any proposed development or redevelopment project that results in the change or
intensification of the existing or planned land use may be required to conduct or submit a recently
completed traffic study, at the cost of the applicant and prepared by a licensed engineer, analyzing
existing and proposed traffic patterns of the surrounding area for review and comment as part of
any permit application.
B. The study shall be prepared in compliance with the most current version of the Dakota County
traffic impact analysis guidelines.
C. When potentially impacted roadways included in the traffic study are under county, state, or
adjacent city jurisdiction, the city reserves the right to request additional review and comment from
those jurisdictions for consideration in evaluating the permit application.
During the Concept Plan Review at the December 19th meeting, staff asked the commission if a traffic or
parking study was needed for further review in this application case. Although there was some discussion
on parking, access and vehicle movements, there was no direction or recommendation to perform a study.
Staff however, in follow-up with the developer, requested they provide some information related to
expected trip generations and statements on the parking for the site. As of the preparation of this report,
this information was not yet ready, but may be available at the Jan. 28th meeting.
In 2017 when the city was working with Trammel-Crow on the proposed 150-unit senior housing
development, T-C presented a Traffic Impact Study from Spack Consulting for city staffs’ review. This
report was presented to the council at workshop settings, but was never released or presented to the public,
due to T-C withdrawing their development request before it reached any official application review. The
Spack Report did include the following “executive summary” statement on that plan’s proposal:
A senior housing development is proposed between Dodd Road and Linden Street near Hilltop Road in
Mendota Heights, Minnesota. The purpose of this study is to determine the traffic impacts associated
with the build out of the proposed development on the study roads and intersections where significant
impact is anticipated.
Results:
• The proposed senior housing development is expected to generate approximately 555 new trips
during an average weekday, 30 new trips during the a.m. peak hour and 40 new trips during the
p.m. peak hour.
• All roadways in the study network are forecast to operate within capacity through 2019 with the
exception of TH 110 which is currently operating at or above capacity.
• All study intersections are forecast to operate acceptably in terms of queues through the 2019 build
scenarios.
• The westbound 95th percentile queue on Market Street at Dodd Road in the 2019 Build p.m. peak
hour is forecast to be just under five vehicles in length.
Based on the results of this study, with the construction of an extension of Hilltop Road to Linden Street
to replace the vacated Maple Street as part of this proposed development, no additional mitigation
measures are needed in the study area. The Market Street intersection with Dodd Road should
continue to be monitored into the future if general growth in the area exacerbates the queuing for the
westbound approach.
Planning Case 2020-01 CUP-PUD Amend. (GREA) Page 12 of 17
There is other technical information provided in this Spack report, and staff is unsure if this information
can be made public or shared at this time (since the report was never officially made public) and because
the two developments are somewhat different from each other.
The senior residential vs. commercial restaurant uses being proposed under this PUD Amendment will
likely produce varying traffic and trip generations for each use. Staff anticipates the trip/traffic generations
from the 48-senior residential units will be minimal throughout a typical day; but the restaurant use, with
typical AM, Noon and PM peak-hour activities and vehicle movements, may require more information for
the commission to make a comfortable determination (or recommendation) that this development can
operate and function properly at this location, and not create any serious impacts to the surrounding uses or
road systems.
Density
The density calculation for this particular development (alone) is calculated as follows:
Number of Units: 48 / Lot Area: 2.667 acres = 17.99, or 18 Units/Ac.
According to Title 12-1K-5-B-1 of the City Code:
…The density of individual uses in the MU-PUD district may be guided by the standard zoning district
for each use. The city council shall have the authority to determine the allowed density based on the
quality and components of the planned unit development. Said density may be lesser or greater than
that prescribed by the standard zoning district(s) at the discretion of the council.
The applicable standard residential district for the proposed use may be the R-3 High Density Residential
District. The corresponding future land use designation for the R-3 District is HR-High Density Residential,
which has a maximum allowed density of 8.5 units/acre. Under the 2040 Plan Update, the HR-High Density
Residential land use category was recommended to have densities of more than 6.0 but not to exceed 9.0
units/acre. Based on analysis of other high-density residential uses developed as a PUD or under the R-3
District standards, some, if not all existing high-density developments in the city exceed the maximum
density amounts noted in the current (and updated) Comprehensive Plan.
However, the Code provision above does allow the City Council discretion to determine the allowed
density, which may be lesser or greater than the standard zoning district. According to Title 12-1K-5-B-3
of the City Code:
The planning commission shall determine the number of dwelling units which may be constructed
within the planned unit development by dividing the net acreage of the project area by the required lot
area per dwelling unit which is required in the equivalent zoning district for the area in which the
planned unit development is located. The net acreage shall be defined as the project area less the land
area dedicated for public streets, but shall include all lands to be conveyed to the city for public parks.
No portion of any wetlands, to the average high water marking as indicated on the city wetlands map,
may be included for purposes of calculating land density.
The Planning Commission will need to determine if this proposed density is found to be acceptable under
this PUD Amendment, and make a recommendation accordingly.
Zoning and Land Use Information
The subject parcels are zoned and guided Mixed-Use PUD. According to Title 12-1K-3-D of the City Code:
MU-PUD Mixed Use Planned Unit Development District: The MU-PUD district is intended to provide
the opportunity to develop a planned unit development with mixing of residential and nonresidential
Planning Case 2020-01 CUP-PUD Amend. (GREA) Page 13 of 17
uses. All of the permitted, conditional, and accessory uses contained in the R-2, R-3, B-1, and B-2
zoning districts shall be treated as potentially allowable uses within the MU-PUD district, provided
they would be allowable on the site under the comprehensive plan. The city council shall have the
authority to approve other uses in the MU-PUD district by special permit.
The proposed mixed use of residential and restaurant uses can be considered consistent with those other
mix of uses in the existing Village PUD site and as called for under the 2002 Development Plan.
According to Title 12-1K-1 of the City Code, regarding the purpose of a PUD:
The purpose of the planned unit development is to encourage a flexibility in the design and development
of land; and in connection therewith, and by way of illustration and not limitation, to preserve the
natural and scenic quality of open areas, to encourage a diversity of housing types within a given
development, to permit a mixture of several zoning district uses within a development project, and to
permit modification and variance of zoning district requirements, but nevertheless and at the same time
limiting development to a scale appropriate to the existing terrain and surrounding land uses.
Furthermore, according to Title 12-1K-5-A of the City Code, regarding standards for approval of a PUD:
Standards for Approval: The planned unit development may be approved only if it satisfies all of the
following standards:
1. The planned unit development is an effective and unified treatment of the development possibilities
on the project site and the development plan includes provisions for the preservation of unique
natural amenities such as streams, stream banks, wooded cover, rough terrain, and similar areas.
2. The planned unit development has been planned and is proposed to be developed to harmonize
with adjacent projects or proposals.
3. Financing is available to the applicant on conditions and in an amount which is sufficient to assure
completion of the planned unit development and evidence to support those facts is presented to and
deemed satisfactory by the planning commission and the council.
4. The planned unit development is consistent with the comprehensive plan of the community.
5. The planned unit development can be planned and developed to harmonize with any existing or
proposed development in the areas surrounding the project site.
The proposed amendment is a unified plan for the project site and connects well with the existing adjacent
uses. Although this project area is technically (and physically) separated from the main body of The Village
Center by Linden Street, this roadway separator does not and will not impede the future development of
these parcels.
All portions of the design and construction of this new mixed-use development will be financed privately
by Grand Real Estate Advisors (or their subsidiaries) through traditional means, such as both private/owner
equity and a construction loans provided by a lending institution. There are no public funds, such as TIF
(Tax Increment Financing), city, county or federal grants, or others being requested or allocated for this
proposed development.
Since the overall PUD project area is currently guided as MU-PUD and is not being changed as part of this
requested application, the proposed amendment can be considered consistent with the 2030 Comprehensive
Plan and the yet to be adopted 2040 Comprehensive Plan.
Planning Case 2020-01 CUP-PUD Amend. (GREA) Page 14 of 17
Preliminary/Final Plat
Although not part of this CUP application, the Developer will be requesting a re-platting of these city-
owned parcels under a future preliminary and final plat application review. The idea is to take the combined
areas noted as the “North Lot” (Lots 1 & 2 – Block 3 and Outlot D) and create one large single, combined
developed parcel site, and replat the “South Lot” (a/k/a Lot 1-Block 2) into a new platted lot of record.
As part of this re-platting, the developer will be required to re-establish and dedicate (on the plat map) new
drainage and utility easements. According to Title 11-3-4 of the City Code:
A. An easement for utilities at least five feet (5') wide shall be provided along the side line of lots. A
similar easement of at least ten feet (10') in width shall be provided along the front and rear of
each line of lots. If necessary for the extension of water main, sewer lines, similar utilities, or access
to adjoining property, easements of greater width may be required along lot lines or across lots.
Additional easements may be required, as determined appropriate by the city engineer.
B. Utility easements shall connect with easements established in adjoining properties. These easements,
when approved, shall not thereafter be changed without the approval of the city council, after a
recommendation from the planning commission.
C. Additional easements for pole guys should be provided at the outside of turns. Where possible, lot
lines shall be arranged to bisect the exterior angle so that pole guys will fall alongside lot lines.
D. Where a subdivision is traversed by a watercourse, drainage way, channel, or stream, a storm sewer
easement, drainage right of way or park dedication, whichever the planning commission may deem
the most adequate, conforming substantially with the lines of such watercourses, shall be provided,
together with such further width or construction, or both, as will be adequate for the storm water
drainage of the area. The width of such easements shall be determined by the city engineer.
In some areas of this development plan, it appears that not all parts will be able to accommodate the
minimum 5-foot wide easement width, due to the parking lot setbacks along the roadways and the zero-foot
setback on the restaurant’s outdoor seating area (near the corner of Maple Street with Dodd Road). The
final placement and design of these easements will need to be reviewed and approved by the city engineer.
As was noted previously, there is an apparent encroachment on the current Outlot D parcel, of a large
boulder-style retaining wall that was installed as part of the Linden Lofts Condo project around 2004.
Although this new development includes a small segment of this outlot, the developer stated early on that
they did not want to be responsible for the ownership or maintenance of this wall, since it benefits only the
condominium association. Initial thoughts were to subdivide this outlot into two separate parcels, whereby
the developer keeps about one-half the parcel while the other half is transferred to the condo association.
Concerns were recently expressed however, that in creating a new parcel for addition into the already
established condo association, may prove somewhat of a challenge due to the numbers and different
ownership rights involved with the association, and possible (complicated) title issues.
A suggestion by city staff was to have the developer split-off a section of Outlot D of what they need to
accommodate their development, and the remaining Outlot D would remain with the city – including the
retaining wall, whereby the city may consider drafting a separate agreement with the condo association on
the maintenance and ownership of said retaining wall. More information on this issue will be presented
later at the time of the plat review.
MnDOT Review
As recommended by city staff, the Developer submitted an original concept plan to MnDOT approximately
3 months ago for their review. That initial concept plan included a proposal to have a driveway or access
point onto Dodd Road, lining up across from Hilltop Road intersection. MnDOT rejected this access; and
Planning Case 2020-01 CUP-PUD Amend. (GREA) Page 15 of 17
suggested they provide access to the development through the local road systems, which the plans currently
illustrate.
The updated plans set provided under this CUP-PUD Amendment application has been submitted to MnDOT
again for review. As of the preparation of this report, the city has not received any comments or review letter
from this state agency.
ALTERNATIVES
1. Recommend approval of the conditional use permit for the requested planned unit development
amendment, based on the attached finding of facts, with conditions;
2. Recommend denial of the conditional use permit for the requested planned unit development
amendment, based on amended finding(s) of facts as determined by the Planning Commission; or
3. Table the request.
RECOMMENDATION
Staff recommends approval of the Conditional Use Permit approving an Amendment to the 2002 Mendota
Heights Town Center (The Village at Mendota Heights), which would allow a new mixed-use development
consisting of a 48-unit senior apartment building with a restaurant, based on the attached findings of fact,
along with the following suggested conditions of approval:
1. The Developer shall enter into a Development Agreement with the City of Mendota Heights, in a
form prepared by the city attorney; and final draft shall be approved by the city council.
2. Developer shall provide a clearly marked crosswalk on Maple Street over to the separated parking
lot, with final location and design approved by Public Works Director.
3. Necessary drainage and utility easements shall be included on the Final Plat, as determined by the
Public Works Director and if necessary the Saint Paul Regional Water Services.
4. All new buildings shall be constructed only in conformance to building and site plans certified by a
registered architect and engineers (as applicable); and in accordance with all architectural and
building standards found under Title 12-1E-8, Subpart F “Architectural Controls” and Subpart G –
Structural, Electrical and Mechanical Requirements.
5. Any ground-level mechanicals and utility appurtenances, must be screened with vegetation or one or
more of the materials used in the construction of the principal structure, which must be reviewed and
approved by the Planning Department as part of the building permit process.
6. The Landscape Plan shall be reviewed by Master Gardeners for compliance with the city pollinator
friendly policy.
7. Plant material shall be utilized as a screening element for any building utility areas, but shall not
obstruct fire department connections or hydrants, to be reviewed by the Planning and Fire Departments
and verified as part of the building permit review process.
8. A park dedication fee of $4,000/residential unit shall be paid at time of building permit approvals.
Planning Case 2020-01 CUP-PUD Amend. (GREA) Page 16 of 17
9. A performance bond or letter of credit shall be supplied by the applicant in an amount equal to at
least one and one-half (11/2) times the value of such screening, landscaping, or other improvements,
to be included as part of the Development Agreement.
10. The Developer and/or their respective agents shall be jointly and severally responsible for the
maintenance of all landscaping in a condition presenting a healthy, neat and orderly appearance and
free from refuse and debris. Plants and ground cover which are required by an approved site or
landscape plan and which have died shall be replaced as soon as seasonal or weather conditions allow.
All landscape areas must be irrigated.
11. The proposed water system shall be designed and constructed to Saint Paul Regional Water Service
(SPRWS) standards.
12. Building and grading permits shall be obtained from the City prior to construction commencement.
13. All grading and construction activities as part of the proposed development shall be in compliance
with applicable federal, state, and local regulations and codes, as well as in compliance with the City’s
Land Disturbance Guidance Document.
14. All applicable fire and building codes, as adopted/amended by the City, shall apply and the buildings
shall be fully-protected by an automatic fire sprinkler system.
Planning Case 2020-01 CUP-PUD Amend. (GREA) Page 17 of 17
FINDINGS OF FACT FOR APPROVAL
Conditional Use Permit for PUD Amendment
Mendota Senior Housing Development
725 Linden Street & 735 Maple Street
The following Findings of Fact are made in support of approval of the proposed request:
1. The proposed amendment to a Planned Unit Development Final Development Plan is consistent
with the Comprehensive Plan and applicable City Code requirements for such a development.
2. The proposed amended planned unit development can be planned and developed to harmonize
with any existing or proposed development in the areas surrounding the project site
3. The proposed project utilizes the planned unit development (PUD) zoning flexibility to enhance
development of the property without negatively impacting surrounding land uses and natural
resources.
4. The reduced setback and building separation does not pose any threat to the general health, safety
and welfare of the surrounding properties or diminishes the usefulness of the planned development
of this property.
5. The proposed PUD should be approved with a higher density allotment, due to:
a. it will be an effective and unified treatment of the development;
b. the development plan includes provisions for the preservation and replacement of natural
amenities;
c. financing is available to the applicant on conditions and in an amount which is sufficient
to assure completion of the planned unit development and the PUD is consistent with the
comprehensive plan; and
d. the new PUD Amendment plans can be and will be planned and developed to harmonize
with any existing or proposed development in the areas surrounding the project site.
e. The proposed increased density is consistent with surrounding suburban communities and
would allow for adequate open space as part of the proposed development; and
f. The increased density provides for construction of a housing type that is lacking in the City
and would help to reach the forecasted population projections
6. Construction of the proposed high-density residential development will help contribute to meeting
the projected Metropolitan Council’s 2040 forecasted population and household numbers.
7. The new mixed-use senior residential with a restaurant use would be in character with other
surrounding uses in the existing PUD area.
8. The proposed trail and pedestrian connections included as part of the mixed-use development
project will facilitate a walkable and livable environment within the overall Village at Mendota
Heights PUD and the surrounding neighborhoods.
2020-01 500.00 500.00
01/06/2020
llOl \/IC~()! i,J Curve !~'1L'lldUtd '•1r.:,:r.._Jilt :I l'H·~ ~.sns
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PLANNING APPLICATION
Office Use Only:
Case#:-------------Fees: (App)$------(Escrow):$------
Application Date: 60-Day Review Date: -----------
Applicable Ordinance#: Section: ---------------
Property Address/Location: Vacant Village Lots as per City of Mendota Heights RFP Dated 3/29/19
Applicant Name: Joseph Kimbrell on behalf of Grand Real Estate Advisors
Applicant Mailing Address: Pope Architects , 1295 Bandana Blvd. N, Suite 200, St. Paul, MN 55108
Daytime Phone: (651) 789-1607 Cell Phone: -------------
E -Mai I: jkimbrell@popearch.com
(If different from Applicant above):
Property owner City of Mendota Heights (Future Owner Grand Real Estate Advisors)
Owner Mailing Address : GREA c/o Judd Fenlon 90 Dale St. South , St. Paul , MN 55102
Daytime Phone: (651) 797-2919 Cell Phone: _,_(6_5_1...._)_4_9_2-_1_7_4_1 _____ _
E-Mail: jfenlon@grandrea.com
Legal Description & PIN of Property: (Complete Legal from Title or Deed must be provided)
2.7 Acres at 4 lots , Parcel IDs: 27-48335-03-020 , 27-48335-03-010 ,
27-48335-02-010, and 27-48335-00-040
Type of Request (fees noted on following page):
'[s:J Conditional Use Permit D Interim Use Permit D Rezoning
D Variance
D Zoning Appeal
D Wetlands Permit
D Lot Split/ Lot Line Adjustment
D Zoning Code Amendment
D Preliminary/Final Plat Approval
D Comprehensive Plan Amendment
D Standard
D Critical Area Permit
D Standard
0 Other Amendment to PUD
D Administrative D Administrative
I hereby declare that all statements made in this request and on the additional material are true and to the best of
my knowledge. I/We further authorize city officials, including staff, planning commissioners and city
councilmembers to inspect the above-ref renced property during daylight hours . A ,
Signature of Property Owner Date
Signature of Property Owner Date
Planning Application (2018) Page 1 of 4
To: Tim Benetti
Community Development Director
City of Mendota Heights
1101 Victoria Curve
Mendota Heights, MN 55118
From Joseph Kimbrell
On behalf of: Grand Real Estate Advisors
Pope Architects
1295 Bandana Blvd. N
Suite 200
St. Paul, MN 55108
Re: Conditional Use Permit for Planned Unit Development
Mendota Heights New Senior Housing
Vacant Village Lots
Mendota Heights, MN 55118
PROJECT DESCRIPTION
01/06/20
Mr. Benetti,
Pope architects is please to submit this letter and the attached drawings for our proposed project located on
the currently vacant village lots as described in the City of Mendota Heights RFP dated 3/29/19. The proposed project
includes 48 units of 55+ age-restricted housing as well as a 4,300 S.F. restaurant. The 3-story wood framed structure
built over a single story of underground parking is also planned to include community room, terrace, and fitness center
tenant amenities. The proposed total gross square footage of the project is approximately 108,573 S.F. with a floor 1
building footprint of 28,403 S.F. The building footprint is approximately 24.6% of the total site area (all four lots). At this
size there is a significant amount of site area available for landscaping improvements and open space including a 70’ plus
buffer between our project and the nearest neighboring building to the north.
The design for this project is guided by a desire to respect and fit into the already established village
development in terms of scale and materiality. We will continue to develop the design with this principle in mind. We
look forward to presenting these plans to the Planning Commission and City Council.
The estimated time to construct this project is 16 months with a projected to start date in May of 2020.
Additional schedule details will become available once a contractor is selected.
Please let me know if you have any questions or require any additional information regarding this application.
Sincerely,
Joseph Kimbrell
Pope Architects LLC.
Master Development Plan & Design Standards
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MENDOTA HEIGHTS TOWN CENTER
FINAL DRAFT
as submitted to Planning Commission for Review
3-26-2002
Document is provided for review and comment prior to City Council approval.
This doct1ment is still in draft form and sections and illustrations m(il-y be incomplete.
. ----;
MENDOTA HEIGHTS TOWN CENTER Development Plan & Design Standards
Hwy l l O & Dodd Rd., Mendota Heights, MN
Table of Contents
. 1. Introduction
A. Overview
B. Design Standards Goals & Objectives
C. Submittal Process & Requirements
1) City & PUD Requirements
2) Master Developer
3) Parcel Buildings & Development
4) Tenant Spaces
2. Master Plan
Intent of Master Plan
Exhibits: Illustrative Master Site Plan
Plans: Development Parcels
Common or Public Spaces, & Preserved Open Space
Trails
A. Site Development
1) Land Use
2) Building Setbacks & Site Coverage
3) Grading, Drainage and Stormwater Retention
4) Parking
5) Landscape .
6) Civic Spaces & Common Open Space
B. Architecture
C. Lighting
D. Signage
3. Town Center Commercial District
A. Site Development
1) Land Use
2) Building Setbacks, Orientation & Coverage
3) Grading, Drainage, and Stormwater Retention
4) Parking
5) Landscaping & Streetscaping
6) Service Areas (loading, trash, utilities, mechanical and electrical equipment)
7) Wall & Fences
B. Architecture
1) Objective
2) Architectural Character
3) Building Mass, Form & Facade
C. Lighting
1) Purpose
2) Design Standards
D. Signage
MENDOTA HEIGHTS TOWN CENTER Development Plan & Design Standards
Hwy 110 & Dodd Rd., Mendota Heights, MN
4. Residential Neighborhoods
4.1. General Design Concepts
A. Site Development
1) Land Use
2) Building Setbacks, Orientation & Coverage
3) Grading, Drainage, and Stormwater Retention
4) Parking & Service Areas
5) Landscaping
6) Common Open Space
B. Architecture
1) Objective
2) Architectural Character
3) Form, Mass & Facade
4) Building Materials & Color Palette
C. Lighting
D. Signage
4.2 Senior Housing
A. Site Development
1) Building Setbacks, Orientation & Coverage
2) Parking & Service Areas
3) Landscaping
B. Architecture
4.3 West Neighborhood Townhouses
A. Site Development
1) Building Setbacks, Orientation & Coverage
2) Parking & Service Areas
3) Landscaping
B. Architecture
4.4 East Neighborhood Townhouses
A. Site Development
1) Building Setbacks, Orientation & Coverage
2) Parking & Service Areas
3) Landscaping
B. Architecture
4.5 North Neighborhood Mansion-Condominiums
A. Site Development
1) Building Setbacks, Orientation & Coverage
2) Parking & Service Areas
3) Landscaping
B. Architecture
Appendix: Precedents: -Historical & local influences
-Plan & Images from Lake Forest, Illinois
Landscape Species Listing
SECTION l . INTRODUCTION
MENDOTA HEIGHTS TOWN CENTER Developmf:;nt Plan & Design Standards
Hwy 11 O & Dodd Rd., Mendota Heights, MN
,.,
,!··.
1. Introduction
A. Overview
The Mendota Heights Town Center is intended to be a compact, mixed-use development designed as a
"village" providing retail, service, office uses around welcoming civic spaces, and a range of life-style
housing choices integrated with green open space and connected by pedestrian walkways and trails.
This site has a long history in Mendota Heights. Maps from 1890 indicate the Mendota Town Hall was
located on this site, prior to the establishment of the town of Mendota. However, since 1956 this site was
designated by the Minnesota Department of Transportation (MnDOT) for a overpass for Dodd Road to
cross Hwy 110. As a result the site was never optimally developed. In a 1995 Survey of area residents,
and in Target Issues Workshops held in 1997 and 1998, citizens gave this site a high priority for redevel-
opment. In 1998, the City Council approved a "Concept Plan" describing a "mixed use village, designed
to be characteristic of Mendota Heights". The City retained development and planning consultants and
and began planning in earnest. Workshops were scheduled with the Mayor, City Council and city plan-
ning staff over the course of the spring and summer of 1999, and Open Houses were held in the fall of
1999 to present the plan to the public. Further public input during Focus Meetings held in 2000 lead to
the current Town Center Plan. A 2000 Livable Communities Demonstration Grant funded the additional
planning and development of site controls (Design Guidelines, etc) to assure the center would be devel-
oped as the "livable community" the master plan envisioned.
B. Goals & Objectives
The intent of the Town Center Development Plan and Design Standards is to ensure that the Town Center
is designed, developed, and maintained with the village character intended by the City Council and the
citizens of Mendota Heights. As described in the initial Concept Plan, the Town Center should have a
"village" feeling, and should be designed in character with Mendota Heights. The elements which will be
crucial to maintaining this village feel are the:
materials, scale and character of the architecture, which in envisioned as a lowkey "arts & crafts" or prairie
style, pedestrian in scale, detailed with native stone and wood;
openness of the space, with extensive landscaped areas, again emphasizing the character of Mendota
Heights with native plant materials and naturalized ponds and swales to absorb stormwater;
quality of the public and civic "places" including:
the "welcoming green", with a pond and gazebo designed for community events;
"Town Square", focus of the retail-commercial and designed as a place for community interaction;
Hidden Valley trailhead, with parking for hikers, cyclists and a new trails network through the site;
the village green, a network of green space and ponds, connecting active and passive recreational areas
and together with the trails & sidewalks establishing a walkable community and integrating the
residential and commercial areas;
interpretive marker-monuments describing the significance of this site and the region in terms of geology,
ecology, and history which will be integrated into the design of the above elements, supported by a history
"space" located in proximity to the central Town Square.
MENDOTA HEIGHTS TOWN CENTER Development Plan & Design Standards
Hwy l l O & Dodd Rd., Mendota Heights, MN
C. Submittal Process & Requirements
All development within Mendota Heights must meet the requirements of the City of Mendota Heights
Zoning Ordinance. The Mendota Heights Town Center is zoned as a Mixed-Use Planned Unit
Development (MU-PUD) district and in addition to complying with the Zoning Ordinance, must
comply with the Mendota Heights Town Center Master Development Plan and Design Standards, as
adopted by the Planning Commission and the City Council under the PUD approval process.
The Master Development Plan and Development Guidelines are intended to work in conjunction with
the City of Mendota Heights Zoning Ordinance and City Code standards. Where there is a difference
between the requirements of the Zoning Ordinance and this document, this document shall take
precedence. The terms used in this document shall be understood as defined by the Zoning Ordinance,
except to the extent terms are further defined in the Glossary included at the end of this document.
The Planned Unit Development section of the city zoning code should be used as a guide regarding
rights to a planned unit development, approval and administration, and granting of a conditional use
permit. Unless specifically defined or approved as part of this document, all development must
comply with City standards. All development within Mendota Heights Town Center shall be subject to
any and all conditions for PUD development approval.
1) City of Mendota Heights & PUD Requirements
Due to the City's unique role in leading redevelopment of this site, the City shall take the lead in
applying for the MU-PUD, in conjunction with the Master Developer. The scope of the submission
and process shall be reviewed at the required Pre-application meeting based on the City Council's
approved Concept Plan.
a) The City, as the owner of the site and on behalf of the Master Developer, will submit the PUD
Concept Plan as well as the First Draft of the Master Development Plan and Development
Guidelines for the Planning Commission and Council's review.
b) Within six months of the Concept Plan approval, the City, in conjunction with and on behalf of
the Master Developer, shall submit the PUD Preliminary Development Plan, preliminary plat,
and wetlands applications as required for public hearing, review and approval by the Planning
Commission and the City Council. This submission should include the Final Draft of the Master
Development Plan and Development Guidelines for final adoption. A phasing plan for the
project shall be submitted for informational purposes.
c) A PUD Final Development Plan and final plat must be submitted to the City of Mendota
Heights for review and approval. The PUD final development plan and final development plan
may be submitted by the Master Developer or by individual developers, owners or tenants. The
PUD final development plan, final plat and developer's agreement must be recorded at the
County, prior to issuance of City building permits.
2) Master Developer Requirements
The Master Developer shall be required to coordinate submission of the PUD final plan and final
plat applications to the City. All physical elements within the district must conform to the plan and
guidelines for architecture and materials, landscaping, lighting,.signage, etc.
a) The Master Developer shall issue all parcel owners and tenants a copy of the Mendota Heights
Town Center Master Development Plan and Design Standards.
b) If the Master Developer is not submitting the application, the Master Developer should sign the
application form or prepare a compliance letter for submittal with the application.
MENDOTA HEIGHTS TOWN CENTER Development Plan & Design Standards
f-1wX 110 & Dodd Rd., Mendota Heights, MN SECTION 1 . INTRODUCTION
3) Parcel Buildings & Development
The parcel developers, owners, tenants or their representative will be required to. submit
preliminary design drawings to the Town Center Architect and Landscape Architect (hereafter
called the "Architect") for initial review. Preliminary design reviews will be required before the
owner or their representative can submit the plan to the City of Mendota Heights.·· All-submittals ·
must be in compliance with the Master Development Plan and Design Standards, the City of
Mendota Heights Zoning Ordinance and City Code requirements.
a) The preliminary submittal to the Architect shall include the following:
Site Plan (3 sets)
Landscape Plan (3 sets)
Floor Plan (3 sets)
Roof Plan (3 sets)
Sign & Lighting Plan (3 sets)
Exterior Elevations (3 sets and one rendering)
Exterior Color Materials Board (1 board)
b) The Architect and Landscape Architect will meet with the Master Developer and the applicants
and/or review the plans within 30 days and issue a comment or compliance letter to the Master
Developer and the applicant for their use in submitting to th·e City for the PUD Final Plan
approval. The tenant shall provide the Architect with one set of approved permit drawings for
their records.
c) Following approval of the final plan application, the owner or their representative shall be
required to submit a building permit application. The tenant shall inform the Architect of any
issue that arises during the documents or construction process which might impact the
approved elements, and shall submit as-built drawings within 30 days of project substantial
completion.
4) Tenant Lease Spaces
Tenant improvements which impact the exterior of the buildings, including any signage intended to
be visible from the exterior, will be required to submit preliminary design drawings to the
Architect, prior to submittal of a City building permit application.
a) The preliminary design drawings shall include drawings to illustrate the exterior impact:
Floor Plan (3 sets)
Exterior Elevations and Details (3 sets)
Landscape Plan (3 sets)
Sign Plan & Lighting Plan (3 sets)
Exterior Color Materials Board (1 board)
b) The Architect shall review the plans within 10 business days and issue a comment or
compliance letter. Upon issuance of a compliance letter, the tenant may submit a building
permit application to the City of Mendota Heights. The tenant shall provide the Architect wi~
one set of as-built drawings for their records.
MENDOTA HEIGHTS TOWN CENTER Development Plan & Design Standards
Hwy 110 & Dodd Rd., Mendota Heights, MN
2. Master Plan
Intent of Master Development Plan .
The intent of the Master Development Site Plan is to define the critical elements of the plan. The site
plan shall set in place the Public Streets: the Highway 110 Frontage Road, Freeway Road, and Town
Center Drive (Road A); the Development Parcels: Retail/Commercial center; Senior housing; and the
West, North and East Neighborhoods; and the public common spaces: the welcoming green, the
town square, and the village green, as well as locating the wetlands and the network of trails.
1) Development parcels shall be defined within the Master Development Plan, and once approved
shall not be altered except as provided for in the Development Agreement(s).
2) Building footprints within each parcel shall be defined in the Master Development Plan, while
recognizing that the footprints of the final buildings may vary from the plan. Such differences
shall be acceptable so long as the intent of the plan is met with respect to the relationship to public
streets, enclosure of public space, overall massing, and -relationships to the existing surrounding
buildings.
3) Common public spaces and preserved open space shall be defined within the Master Development
Plan, and requirements for use, hardscaping, lighting, and landscaping defined in this document.
A. Site Development
1) Land Use
The Mendota Heights Town Center will house a mix of neighborhood business and residential
uses within a pedestrian-friendly village environment. The Town Center is intended as a place for
neighbors to meet and socialize, and a diversity of uses which will foster this interaction will be
encouraged.
a) Permitted land uses are limited to uses allowed within the B-2 Neighborhood Business district
or uses deemed by the City Council, in it's discretion, as substantially similar to the uses
allowed therein;
b) Conditional uses allowed within the B-2 district require a conditional use permit to be
allowed in this district;
c) Motor fuel stations and motor fuel station convenience stores shall not be permitted;
d) Big box retail and other large single use tenants shall not be permitted;
e) Where indicated on the plan, combination live-work units will be permitted, with specific use
restrictions (see residential section).
MENQQTA HEIGHTS TOWN CENTER Development Plan & Design Standards
Hwy 110 & Dodd Rd., Mendota Heights, MN SECTION 2. OVERALL MASTER PLAN
2) Building Setbacks, Orientation & Coverage
In keeping with the intent of the Master Development Plan, substantial separation of buildings by
use is not encouraged. The central business district on the Town Center plan includes a senior
housing site, and is then ringed by three residential neighborhoods. Since integration is the major
theme of a mixed-use district, setbacks based on use, and use restrictions based on adjacency to
residential uses may not generally apply in this district.
a) · Strong relationships between the buildings and the streets and sidewalks are encouraged,
therefore building setbacks from streets within the town center will generally be less than
those required under other existing zoning districts (see each district for specific requirements);
b) Maximizing open space for public use is encouraged, while reducing less usable yards.
c) The maximum overall building site coverage should be limited to 40 % of the total site area.
The remainder of the site shall be developed as parking, pedestrian walks, or landscaped
open space as shown Master Development Plan.
d) A minimum of 25% of the Town Center site shall be preserved as open space. Open space
includes: public trails and sidewalks, wetlands, ponds, parks, common gardens, and common
public spaces that are preserved through the HOA documents and/or easements.
3) Grading, Drainage and Storm.water Retention
General Development Standards as set forth in the City of Mendota Heights Soil Protection
Ordinance and Wetland System Ordinance apply to all districts within the city. No land shall be
developed and no use shall be permitted that results in water run-off causing flooding or erosion
on adjacent properties. Such run-off shall be properly channeled into a storm drain, water course,
ponding area or other suitable facility, as set forth in the Soil Protection Ordinance and Wetland
System Ordinance. Nothing in these Guidelines shall reduce the requirement to comply with
these ordinances and applicable federal, state, and local flood requirements.
a) Site planning shall minimize grading when locating streets and buildings. When areas with
slopes must be regraded, sustainable grading techniques shall be used and slopes exceeding
1 :3 shall be avoided. Rounded forms that use concave and convex shapes are encouraged to
present a more"natural" look, with varying slopes to disperse drainage flows, reduce erosion,
and allow more percolation;
b) Infiltrating stormwater by concentrating drainage in concave swales or rainwater gardens is
encouraged to enhance on-site storm water retention and minimize demand on the primary
detention pond on-site.
[ add raingnrden {j swnle illustration J
MENDOTA HEIGHTS TOWN CENTER Development Plan & Design Standards
Hwy 110 & Dodd Rd., Mendota Heights, MN SECTIO~ 2. OVERALL MASTER PLAN
c) Site Grading should direct water away from buildings and shall complement and reinforce
the architecture and landscaping design character. Retaining walls may be used where
needed, but should be constructed of a material that complements the building exterior or is a
material that is used in the general development landscaping.
d) Drainage and stormwater retention should be adequate to address National Urban Runoff
Program (NURP) standards. The two ponds planned for the site should be designed to
accommodate all of the stormwater impacts of site development. Individual developers or
owners must provide documentation that all drainage will be either infiltrated on-site or
directed to the ponds and that the ponds are sized appropriately to accommodate the
proposed stormwater inputs.
e) In addition to providing the required stormwater retention, the ponds should be designed,
landscaped, and maintained as site amenities and focal points for the development. All pond
edges and landscaping shall be designed to present a natural appearance, discourage wading,
and to reduce algae and other unattractive surface accumulations.
f) In no event shall drainage be allowed into a sanitary sewer.
4) Parking
Generally off-street parking requirements are for the purpose of preventing congestion of the
public right-of-way and to promote public safety and welfare by establishing minimum
requirements for the off-street parking, loading and unloading of motor vehicles in accordance
with the utilization of various parcels of land and strnctures. Off-street parking and loading spaces
must meet the standards set forth in the Zoning Ordinance, except as modified in this document.
The intent of the Town Center Design Standards is to balance the necessary accommodations for
motor vehicle parking, loading and unloading with safe pedestrian movement and the desire to
minimize paved surfaces while maximizing public open space. As a result, parking required
under these standards will generally be less than would be required under the existing Zoning
Ordinance. Parking and loading requirements for the Town Center shall meet this intent as
follows:
a) Sharing of parking, where uses have complimentary times of peak use, is encouraged
whenever possible to reduce the overall amount of paved area to be provided. Town Center
parking requirements for any individual building may be reduced when the "use data" is
provided to support this sharing. This data would include:
(i) complimentary hours of operation;
(ii) existing parking demand
(iii) existing peak use calculations
b) Parking spaces may be reduced to 8.5 feet wide by 16 feet in length, exclusive of access drives,
for no more than 10% of the spaces required if identified as "Compact" spaces; :
c) For the purposes of calculating parking requirements, floor area shall be the net usable floor
area of the various floors devoted to retail sales, services, and office space, exclusive of
hallways, utility space, and storage areas.
MENDOTA HEIGHTS TOWN CENTER Development Plan & Design Standards
.. ,.,---_ f;lwy 110 & Dodd Rd., Mendota Heights, MN
d) Off-street parking facilities on the Town Center site shall be utilized solely for parking of
passenger vehicles
(i) Parking facilities within the Town Center shall not be used for ongoing open storage of
commercial vehicles, including: semi-trailers, truck tractors, buses, any custom service
vehicle as defined in Ordinance 1101, or any truck in excess of 10,000 lbs. gross weight.
(ii) The above vehicles may park and use loading and unloading facilities as required, but
are not to be parked on site for more than 24 hrs.
e) Off-street parking shall be organized, wherever possible, into multiple smaller lots rather than
one large lot. Parking distributed to the sides and back of retail/commercial buildings is
encouraged, but this parking should have clear access to the building(s) main entry(ies) with
a connecting walkway.
f) Parking shall be separated from streets and sidewalks with appropriate buffering as described
in the landscape section. Parking lots more than 70' in width shall have internal landscape
buffers as described in the landscape section.
5) Landscape
The purpose and intent of the Landscape Standards are to maintain and where appropriate restore
the sustainability, ecological function, intrinsic values, and scenic characteristics of the landscape to
strengthen and enhance the identity and "sense of place" for the Mendota Heights Town Center.
The design standards recognize the role that the landscape and native plant communities play in
regional identity, ecological function, and visual character of a place. Local native plant
communities, whether existing or restored, ensure the hardiness and success of plantings and
provide an opportunity to enhance natural and environmental qualities and visual presence to
make the Town Center a naturally distinct and memorable place.
a) this site should communicate not only its cultural history, but its natural history as well. ,
During pre-European settlement and early settlement times, this area was an Oak Savanna
ecological community, growing into an Oak Forest community as fire suppression due to
settlement reduced the number of young trees burned before achieving significant size. By
recalling historic vegetation patterns, Mendota Heights can communicate a true image of the
area's heritage. There are also opportunities within the historic ecological communities to allow
for each of the neighborhoods to have its own unique and distinctive feel.
The General Design Standards are designed to serve the following needs:
(i) Create a safe and aesthetically pleasing environment to promote pedestrian activity
and foster a sense of community;
(ii) Guide the preservation of open space networks and maintain landscape connectivity to
serve as an amenity for residents of the Town Center and the greater community;
(iii) Promote a harmonious relationship between the built and natural environments;
(iv) Mitigate negative environmental impacts that may result from development;
(v) Where appropriate, preserve and/or restore native plant communities, ecological
function and the intrinsic qualities of the natural environment.
MENDOTA HEIGHTS TOWN CENTER Development Plan & Design Standards
. Hyvy 110 & Dodd Rd., Mendota Heights, MN SECTION 2. OVERALL MASTER PLAN
,\
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c) Plant Materials should be chosen to achieve the goals of the overall landscape plan, including
sustainability, ecological function, and the intrinsic qualities of native vegetation communities.
(i) At least fifty (50) percent of all areas designated as preserved open space shall be
planted with species native to the Oak Savanna and Oak Forest ecological communities
that thrived in this area in pre-settlement times;
(ii) Where nonnative species are planted, no exotic or invasive species shall be used, such
as European Buckthom or Purple Loosestrife;
(iii) Plant materials shall be selected for their sustainability in this climate and specific
urban conditions. Shrub and tree types which are not only hardy in this zone, but that
can meet harsh winter considerations shall be specified;
(iv) Species diversity shall be encouraged, especially within local native ecological
communities;
(v) Seasonal decorative or flowering plants are encouraged in feature planting beds and
may include a mix of perennial and annual plantings.
d) All required overstory trees shall be composed of species which are classified as overstory trees
by the American Nurseryman's Association. Wherever possible, all overstory and canopy trees
planted shall be species native to the Oak Forest and Oak Savanna ecological communities as
defined by the Minnesota Biological Survey.
[A plant list of recommended and acceptable species is included in the Appendix]
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MENDOTA HEIGHTS TOWN CENTER Development Plan & Design Standards
Hwy 110 & Dodd Rd., Mendota Heights, MN SECTION 2. OVERALL MASTER PLAN
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e) Landscaped screening and buffers are required for all of the following uses:
(i) along all sides of parking lots and service areas which abut or are located within 25 feet
of a public street; and all sides of parking lots and service areas which abut or are
located within 40 feet of residential land uses. Said distance shall be the shortest
distance between the screened use and the nearest lot line of residential lots;
(ii) all trash storage facilities including recycling storage facilities shall be located inside of
buildings, accessible from a loading or service area;
(iii) all mechanical equipment accessory to any building shall be screened from the view of
adjacent public streets, civic or public spaces and residential lots;
(iv) Care should be taken to design and site the buffers in such a way that they do not
provide ambush points or obstruct critical views.
f) A buffer is defined as landscaping, walls and fencing designed to mitigate the effect of
parking, loading or service areas on the public street or sidewalk. Where required, a buffer
must be a minimum of 4 ft in width and include at least one of the following: (see illustrations)
illustrations of landscaped buffer.9
(i) A low ornamental fence or wall, not less than 24 inches
and not more than 48 inches high, set not less than three
(3) feet from the sidewalk, landscaped with shrubs, native
tallgrasses, or perennials, with canopy trees planted not
more than 30 feet on center;
(ii) A "hedgerow" of Aspen, Eastern Red Cedar, or other tall
narrow deciduous or evergreen trees planted eight (8) feet
to sixteen (16) feet on center, combined with lower shrubs
or native perennials;
(iii) A trellis or arbor supported by posts not more than twelve
(12) feet apart on center, with vines and a variety of shrubs
planted to sufficiently support the screening effect of the
trellis; or
(iv} An equivalent feature approved by,-tl:re Architect that
screens views of parked cars and defines the street edge.
b) Screening is defined as walls or fencing, combined with landscaping, designed to obstruct or
limit views of unattractive areas such as trash, recycling, or service areas or equipment; Along
all sides visible from a public space or right-of-way, screening must include a wall or fence not
the less than 48 inches and not more than 72 inches high, designed to meet the intent of
screening;
MENDOTA HEIGHTS TOWN CENTER
Hwy 110 & Dodd Rd., Mendota Heights, MN
Development Plan & Design Standards
SECTION 2. OVERALL MASTER PLAN
~J
c) When area to be screened directly adjoins a public space or a residential area, it must be
combined with at least one of the following buffers: (see illustrations)
1 (i) l~dscaped area at least 3 fe~t deep with a buffer "hedgerow" of Aspen, Eastern Red
Cedar, or other tall columnar.or evergreen trees planted 8 to 12 feet on center,
combined with ground cover;
(ii) landscaped area at least 4 feet deep, with larger shrubs planted not more than 6
feet on center combined with smaller shrubs, flowers and/or ground cover;
(iii) A landscaped area at least 4 feet deep, combining groundcovers and seasonal or
decorative plantings, larger shrubs, and trees to be planted every 30 feet or closer;
(iv)A landscaped area at least 5 feet deep, combining native tallgrasses and wildflowers,
with trees to be planted 30 feet on center or closer.
d) Walls and Fences shall be constructed of materials which are architecturally harmonious with
the principal buildings and are to be durable, long-lasting, low maintenance materials
appropriately protected against local weather conditions, such as wood, stone, wrought iron,
or other metals. Walls and fences shall be no more than 72 inches in height without city
approval. Chain-link and cyclone fences are strictly prohibited.
[ ndd illustration]
MENDOTA HEIGHTS TOWN CENTER Development Plan & Design Standards
Hwy 110 & Dodd Rd., Me·ndota Heights, MN SECTION 2. OVERALL MASTER PLAN
6) Common Open Space
· a) Common open space shall be subject to the provisions of the Zoning Ordinance with regard to
these spaces, as defined in Planned Unit Development Section 22.13-16, except as modified by
the City in the Development Agreement(s). Common space shall meet the requirements of the
City's PUD zoning ordinance, unless otherwise provided for in the Development Agreement,
e.g. wetlands permit regulations, etc; · In addition to those requirements, the standards,for
these spaces include:
(i) Common space must be suitably improved for its intended use, whether for passive or
active recreational use, and appropriate recreational and hardscape elements must be
provided where indicated;
(ii) Common space may include preserved open spaces containing natural features worthy of
preservation, but these areas may also include improvements which allow their natural
beauty to be enjoyed by the public, provided that they do not negatively impact an
ecologically sensitive or protected area;
(iii) Guarantee of the provision of, and ongoing maintenance of, common space maybe
required by the City Council in a manner and form which the Council approves.
b) Common open space shall be publically accessible and available for community use, with no
limited areas of access, except as follows;
(i) hours shall be limited only in so far as consistent with City restrictions on park space;
(ii) Limited access for large public gatherings as approved by permit from the City;
(iii) access may be limited due to maintenance, upkeep, or construction work.
c) Preserved open space shall be the areas designated as such by the Master Development Plan; a
minimum of 25% of the developable land in the parcel shall be allocated to open space.
(i) Open space connectivity shall be maintained by linking open spaces with landscaping
and trails or sidewalks to provide continuity and connectivity in the landscape.
(ii) Preserved open space shallnot be developed for',my purposes otherthanrecreationai ·
use, natural preserve, or ecological restoration.
(iii) Preserved open space shall coincide with natural or constructed wetlands, other natural
landscape features, and areas specified as having native vegetation Preserved open space
shall not be walled or fenced other than as a decorative gateway or entrance element that
does not restrict or impede access to the space.
d) Connecting walkways (sidewalks, crosswalks, trails, etc.) should be provided to. connect uses,
and to provide safe pedestrian routes across major intersections and through larger parking
lots within the Town center. Connecting walkways must meet the following minimum
requirements:
MENDOTA HEIGHTS TOWN CENTER Development Plan & Design Standards
Hwy 110 & Dodd Rd., Mendota Heights, MN SECTION 2. OVERALL MASTER PLAN
(i) The width of the paved walking surface must be at least five (5) feet clear;
(ii) connecting walk are encouraged to be paved with special paving or concrete in a pattern
or color that contrasts with the surrounding pavement;
(iii) Connecting walkways are encouraged to be landscaped and buffered appropriately with
shade trees, a buffer element such as a decorative wall or a trellis shade structure with
vines;
(iv) Connecting walkways should be designed for pedestrian safety;
any covered structure such as a trellis must have at least 10 feet clear height, but must
not obstruct visibility or provide hiding or ambush places;
-walkways should be lit from one side with either bollards or lighting incorporated into
the buffer element, spaced a maximum of 30 feet apart. (see lighting standards)
(v) where connecting walkways cross streets or larger parking lots, appropriate markings
shall be provided, including crosswalks and sign(s) indicating that pedestrians have
the right-of-way;
[include illustrations]
e) Trails shall be provided as indicated on the trails plan, to link the Town Center site with other
sites of interest, continuing and expanding the Dakota County Regional Trail System.
(i) Designated bike trails shall connect with existing bike route mapped on Dodd Road;
(ii) Trails shall connect the Hiddel'l.Nalley 1Tail, at the co'r:aer of Dodd Road -an Hwy •N.D, · a:i.-:id
through the site to planned trails to the east and north;
(iii) A sign with a trail map and applicable park regulations shall be provided near the Dodd
Road trail head on the "welcoming green"; the sign and map should meet Dakota County
Regional Trails standards;
(iv) Parking near the trailhead shall be provided for and designated as trail user parking only,
and shall accommodate a minimum of 5 cars plus one handicapped space;
(v) Safety for pedestrians and cyclists shall be incorporated into the design of trails:
trail crossings shall be marked with warning indications, in reflective paint, at least 35' :
prior to each intersection;
trails shall be lit at all trail intersections and street crossings, with bollards or other low
level lighting as provided for in the lighting standards;
where trails cross streets, appropriate markings shall be provided, including a
crosswalk and sign(s) indicating that pedestrians have the right-of-way;
MENDOTA HEIGHTS TOWN CENTER
Hwy 110 & Dodd Rd., Mendota Heights, MN
7) Civic Spaces & Amenities
a) Town Square
b) Interpretive Program
Development Plan & Design Standards
SECTION 2. OVERALL MASTER PLAN
rl '
Interpretive elements, including :informational signs or plaques shall provided at appropriate
points within the public spaces, common space or along the trails, as indicated on the Trails
Plan.
[ add more detailed text and illustration ]
c) Transit Shelters
(a) Similar materials to the town center shall be used.
(b) Signage shall include the listing of bus routes.
(c) Postings shall not be permitted.
( d) Appropriate seating furniture and protection from the elements shall be provided.
[add more detailed text and illustration ]
MENDOTA HEIGHTS TOWN CENTER Development Plan & Design Standards
Hwy 110 & Dodd Rd., Mendota Heights, MN SECTION 2. OVERALL MASTER PLAN
B. Architecture
The Town Center development is intended to provide a unique place, with a strong civic quality for
Mendota Heights residents to gather as a community. When embarking on this plan, the City Council set
a goal that the Town Center have a "village" feeling with the unique character of Mendota Heights.
Community workshops have since established many of the specifics of that "Mendota Heights character".
1) Architecturai Character
Mendota Heights identifies itself with a rural, pioneering spirit while actually being an older,
refined, first ring suburb of St Paul. "Spacious and Gracious" is frequently recited as reflecting the
vision residents have of their community. The style which most represents this feeling, for many
residents, is the mid west prairie style, which clearly influenced the design of the City Hall. With
it's wide, low roofs, warm natural materials, and overall horizontal lines, this style feels comfortable
on the wide open "heights". We can also look to the precedent of Lake Forest's earlier arts & crafts
influence. (see Appendix, Precedents for more on Lake Forest) While many of the Lake Forest buildings
are more German influenced than this project wants to be, the overall feeling of the buildings, the
expression of base, wall and roof, the use of materials, and many of the details are directly relevant.
MENDOTA HEIGHTS TOWN CENTER Development Plan & Design Standards
Hwy 110 & Dodd Rd., Mendota Heights, MN SECTION 2. OVERALL MASTER PLAN
,1 :;
2) Building Mass, Form and Facade
Building scale is intended to create buildings with a human-scale, making the Town Center a
warm, welcoming, pedestrian-friendly place. Three key elements of scale are: building height and
mass; building form with a base, wall and roof; and the transparency and human-scale details of
the facade.
a) Building Massing
(i) Buildings are planned to be low and similar in scale to the surrounding buildings at the
perimeter (1-2 stories,) becoming taller as you move into the town square (2 stories), with
the tallest building (3 story Senior Building) in the middle of the Center;
(ii) building height shall not exceed three stories in height except for the two tower features
to be located on the defining perimeter of the town square, which should not exceed 50 ft.
(iii) buildings should have a simple, traditionally "main street" form as indicated in the
master plan, with square and rectangular plans; complex curves and angles should be
kept to a minimum.
b) Building Form: all buildings shall be designed with an expressed base, wall and roof;
(i) the building base shall visually support the building and range from 2-5 feet in height; the
base should be defined by one or more of these features: thicker walls, richly textured
materials and/or special materials such as ceramic tile, masonry, or stone.
(ii) the wall shall present a more uniform surface, proportionately taller than the base; the
facades should give approp1iate detail to the entrances and windows openings, etc ;
(iii)The roof treatments of the building shall soften the building mass and create an attractive
profile; the top of the wall and roofline must be defined by one or more features:
-an appropriately scaled cornice;
-roof overhangs with expressed support details
-stepped parapets and/or richly textured materials (e.g. tile, masonry).
c) A variety of roof forms are acceptable, but where possible, flat ·or ·;vide·stoping rooflines are
preferred; changes in the roof form should correspond with the structural bays and massing
of the building;
d) The facade of each building shall be visually interesting, well scale and transparent or "active"
as appropriate to the location and use;
(i) the facades should give appropriate expression and a high level of detail to the entrances
and glazed winp.ows on the first floor;
(ii) within the overall wall treatment, unique detailing, changes of material, or other design
elements which express floor levels, the support of window openings, etc are desirable;
(iii) all buildings shall have a well defined entrance on the street or major public space;
(iv) building fronts shall have glazed windows and/or doors; with retail buildings more
transparent than residential buildings;
(v) building sides and backs should be well designed, with elements and details which add a
sense of scale, give texture and relief to the surface, and visual interest; large blank walls
are not acceptable;
MENDOTA HEIGHTS TOWN CENTER
Hwy 110 & Dodd Rd., Mendota Heights, MN
e) Mechanical equipment must be integrated
into the overall mass of a building and shall
be screened behind parapets or recessed
hips, gables, or similar features; appropriate
screening is required for all building's
equipment whether located on the roof, the
ground, or any other visible location. Plain
equipment boxes are not acceptable.
3) Building Materials & Color Palette
Development Plan & Design Standards
SECTION 2. OVERALL MASTER PLAN
Rooftop equiprmm.t ,fhaU be scrce,~mi from the
line ef iigJtt of p1ul1:#Ha11s and i!ttegrated into
tht des'ign a11d ma.tsilig of tire riief top form.
The exterior building materials and finishes shall be appropriate to the character and style of the
architecture of the Town center, and convey a sense of integrity and durability.
a) Acceptable materials include:
(i) stone, particularly locally available stones such as kasota stone, fon-du-lac, etc
(ii) masonry, in traditional brick or block shapes; jumbo or oversize bricks are not acceptable;
and concrete block with higher quality surfaces may be acceptable in limited areas
(iii) wood, expressed in traditional forms, such as trims, eaves, tudor beams, windows and
doors, decks, etc ; scored plywood ( e.g. Tl-11) is prohibited.
(iv) traditional horizontal siding, either wood or cement plank; vinyl siding is not acceptable;
(v) stucco or exterior plaster, or it's equivalent in quality, texture, etc.;
(vi) metals, used in storefronts, windows, details or ornamental metals are acceptable; large
steel and glass curtain walls are discouraged;
(vii) clear glass must be used for windows and doors; colored or tinted glass is acceptable,
when used for decorative effect; coated glazing for energy-savings is acceptable however
mirrored glass is strictly prohibited.
b) Materials must be properly applied and correctly detailed especially at the base of buildings,
along cornices, eaves, parapets, or ridges tops, and around entries and windows. Material
changes must not occur at external comers, but may occur at reverse or interior comers.
c) Color palettes for each area shall be selected to work with the range of materials described
above. Warm tones, with a rich, natural character are envisioned.
(i) warmer stones (such as kasota stone or buff limestone or sandstone colors)) .
(ii) brick or block shapes should be a soft warm buff, brown or yellow tones, or a
contrasting iron-stone red; orange bricks are discouraged;
(iii) wood should use a natural protectant which will allow it to weather to grey over
time, or be stained in darker oak, cedar; or walnut tones;
(iv) walls, including siding, stucco, or exterior plaster and trim offer opportunities for rich
paint color;
(vi) metals should be dark anodized or painted a dark color; black, hunter or forest greens are
good options for ornamental ironwork;
MENDOTA HEIGHTS TOWN CENTER
Hwy l l O & Dodd Rd., Mendota Heights, MN
C. Lighting
Development Plan & Design Standards
SECTION 2. OVERALL MASTER PLAN
~J
Mendota Heights has traditionally discouraged extensive lighting of public streets and roadways, in
order to maintain the quiet character of this area after dark. However, to meet the intent of the
village concept, and assure pedestrian safety, lighting will be required on all public streets and
gathering places within the Town Center District. The approved Master Development Plan shall
include a coordinated approach to lighting, with lamp types of similar type and color and consistent
lighting fixture types. All site lighting shall comply with this overall plan and design standards,
including but not limited to exterior lighting, including lighting of signs, structures, awnings,
landscaping, plazas, parking and service areas, and interior lighted signs designed to be visible from
the exterior of the building.
a) Fixtures are defined by the following categories:
(i) street and sidewalk lighting;
(ii) lighting for trails, and parks or green open space
(iii) parking lots;
(iv) building lighting, including accent, identity, security and service lighting.
1) Intensity and Direction of Lighting
All lighting fixtures, including spotlights, electrical reflectors, and other means of illuminating
signs, structures, landscaping, parking, loading, and similar areas, shall be focused, directed and
arranged to prevent horizontal glare or direct illumination on adjoining property or streets.
a) Light shall illuminate the roadway, sidewalk or parking lot with minimal glare or light
spillage; Lights shall not negatively impact adjacent buildings or use of property within 100
feet of the light source.
b) No mercury vapor utility lights or other light fixtures using high intensity discharge lamps or
bulbs, which are not designed to limit or control light direction or which do not shield the
light source from view of neighboring residential properties, shall be permitted.
c) A sharp cut-off must be used to direct light toward walkways, walls and landscaping to avoid
shining light up into the sky, or info buildings or yards on adjacent property; technical data
for the fixture and lamp, including cutoff angles and photometrics shall be supplied to the
Architect for approval.
2) Lighting Fixtures
Public streets within the Town Center shall be lit with light standards (fixtures and poles)
specifically selected for the Town Center development to give a consistent; high quality
appearance throughout the district.
a) Fixture head should be shielded with a distinct vertical cut off, minimizing light to the sky
and reducing horizontal glare of light spillage from parking areas.
b) Lighting poles shall be made of metal, round and tapered, with a highly durable, black
enamel painted or powdercoat finish, and shall be set on a durable base (metal or stone) 24-30
inches high.
MENDOTA HEIGHTS TOWN CENTER
Hwy 110 & Dodd Rd., Mendota Heights, MN
Development Plan & Design Standards
SECTION 2. OVERALL MASTER PLAN
~
c) Lighting poles should be no more than 20' high along streets, and between 12' and 16' high
along pedestrian walkways or in civic plazas.
d) Double headed fixtures are recommended in the commercial area, where both the street and
pedestrian sidewalk are to be illuminated; otherwise a single headed fixture is acceptable.
e) Light poles designed with a horizontal arm for banners (identity or seasonal) are desirable in
the commercial area.
[ add illustration]
3) Street & Sidewalk Lighting
a) Street lights are required on all public streets with sidewalks; lights may be locat.ed on one
side of the street, unless there is a sidewalk or public space on both sides of the street. Fixtures
shall be set not more than 120' and not closer than 40' apart.
b) Lights should be placed where the most pedestrian traffic is expected, such as at intersections,
where there is on-street parking and at crosswalks;
MENDOTA HEIGHTS TOWN CENTER Development Plan & Design Standards
Hwy 110 & Dodd Rd., Mendota Heights, MN SECTION 2. OVERALL MASTER PLAN
,,
',1
4) Parking Lot Lighting
a) Parking lots shall be lit with the same fixture as the street lights, or a fixture compatible in
sty le, subject to approval by the Architect; fixtures should be located so as to reduce the
overall number required, and to avoid unwanted glare.
b) In parking lots and at building entrances where possible, low lighting, such as bollard fixtures,
or lighting incorporated into walls are recommended in place of street-type lighting;
5) Building Lighting
Architectural lighting, particularly decorative accent lighting is encouraged to highlight building
character, massing and design features, particularly where the building meets the pedestrian
realm.
a) Building entries with high activity public use, such as retail, shall be illuminated. Appropriate
design approaches include: washing the entry surfaces and doorways with light; allowing
building interior light to glow through glazing, or using decorative lighting attached directly
to the building.
Lightint .fhould compliment the architectural
c/ufracter, in materials anil ilesig,i. Accmt
lightiifg should light awnings, signs, and ad4
visual interest to the pedestrian citric n:alm.
f-..~,,-;Ut:\f:; /
I .~If=.
!· .. ·.;z,·. ·. ,·-.· .·•·
t:J
b) · Buildings fronting on areas of high pedestrian
activity, particularly around public and civic
spaces are encouraged to use identity lighting to
enliven the space. Identity lighting includes:
(i) accent lighting for the illumination of signs,
awnings, or graphics; appropriate design
approaches include decorative lighting fixtures
attached directly to the building; focused spot
lighting on signs, awnings, or window displays;
(ii) interior lighting in storefront windows including
decorative identity lighted signs, such as neon,
which are located to shine through glazing;
(see signage standards)
c) Security and service lighting should be provided at all service areas and entries. Wherever
possible, such lighting shall be controlled by a motion detector so that lighting is provided just
where and when it is needed for individual safety.
d) Building mounted downlight fixtures which direct the light where needed and produce
minimal glare or light leakage are preferred, with incandescent or halogen lamps; if high
intensity lamps are needed they must match street lamp standards in light color.
e) Exterior building mounted fixtures should compliment the building materials and design in
style, color and finish.
MENDOTA HEIGHTS TOWN CENTER Development Plan & Design Standards
Hwy 110 & Dodd Rd., Mendota Heights, MN SECTION 2. OVERALL MASTER PLAN
6) Trails & Open Space Lighting
Trails, conunons areas or open space shall be provided with the minimum of lighting required for
the safety of pedestrians, but it is assumed that theses areas will not be used extensively after
dark; where provided low lighting, such as bollard fixtures, or lighting incorporated into walls are
recommended using fixtures selected for the Town Center Development.
a) Trails should be lit at trail crossings, street crossings and potentially hazardous intersections;
low lighting, such as bollard fixtures, or lighting incorporated into walls are recommended.
b) Lighting is also recommended in common areas where seating is provided or where
appropriate for the activities anticipated.
c) Bollards in the commercial area shall be made of metal, with a black, highly durable enamel
painted finish; bollards shall be round and tapered in profile; and 36 -42 inches high.
d) Where gazebos, arbors or other structures are provided, combining low, indirect illumination,
such as the bollards with other downward directed fixtures is desirable.
Walkway & Trail Lightittg
Pedestrian paths, trails a»d r::orm:et:tmg tilalkJvays
should b.e lit -i,, fow }iituh:s 'w1£ich t#1ut Tight ·
dbwtiwatd to prt:Pi:itt glare. Light $OUl'f~ which
c(l.n i1tcorporated into require(} walls and fences
a:rc mccuraged,
.· [II ·, ..
MENDOTA HEIGHTS TOWN CENTER Development Plan & Design Standards
Hwy 110 & Dodd Rd., Mendota Heights, MN SECTION 2. OVERALL MASTER PLAN
D. Signage & Graphics
High quality, attractive and appropriate signage and graphics are a vital part of establishing the
character of the Town Center. Signs shall use materials and graphics consistent with the rest of the
Town Center Development. All exterior signage and graphics must be submitted as, and comply
with, the detailed Master Development Signage Plan.
1) Sign Plan
A comprehensive sign plan shall be provided for the Town Center project, which meets the
requirements outlined in Section. 21 .5 (13)c. of the City Zoning Ordinance, including the provision
for exceptions to the sign performance standards. In general, the sign plan shall be guided by the
design standards described or referenced in this document, including:
(a) Signs within the residential neighborhoods shall be subject to the provisions of Section
21.5(12) Signs in "R" Districts;
(b) Signs within the cornrnerciql district shall be subject to the provisions of Section 21.5(13)
Signs in the "B" Districts;
2) Permitted sign types:
a) Gateway Signs for Town Center Identity
One (1) sign is permitted at each major entry point to the Town Center, as indicated on the
plan; sign shall be mounted on a curved stone wall of not more than 48" in height; the
area immediately in front of the sign shall be planted with low shrubs, ground cover and/
or decorative annuals;
[add illustration]
b) Monument Sign for Town Square Identity & Identity of major Tenants
One (1) sign is permitted;
(specify details)
[ndd illustration]
MENDOTA HEIGHTS TOWN CENTER
Hwy J JO & Dodd Rd., Mendota Heights, MN
c) Building Signage [add details & illustrations]
(i) Building identification;
Development Plan & Design Standards
SECTION 2. OVERALL MASTER PLAN
(ii) Signs and awnings for individual ground floor business identity;
(iii) Signs for shared entry or upper level tenants;
(iv) Wayfinding signs (directional, parking, etc) are permitted where needed, signs should be
set between three (3) ft and five (5) ft high for good visibility from autos and pedestrians;
signs of this type should be well placed to reduce the number of signs needed;
(v) Temporary signs, including signs for sales and leasing, must comply with the City of
Mendota Heights Zoning Ordinance Section 21.5 Signs
3) Sign Illumination
Illumination may be provided using floodlights provided the direct source of light is not visible
from a public street or sidewalk, or surrounding residential units; no other type of lighted sign is
permitted in the residential areas;
4) Prohibited Signs
·a.) Prohibited signs shall' include all ·signs currently prohibited under the City's Ztmi...,g
Ordinance Special Provisions Section 21.5 Signs, except as specifically permitted within these
Design Standards or as determined to be appropriate as approved as provided for in the
Zoning Ordinance. Also included are:
(i) all illuminated or back-lit signs, except for neon which is permitted inside of shop
windows only;
MENDOTA HEIGHTS TOWN CENTER
Hwy 110 & Dodd Rd., Mendota Heights, MN
4) Sign Construction
Development Plan & Design Standards
5ECTIOt;,j 2. OVERALL MASTER PLAN
·.:;
a) Signs shall be of high quality, fabricated of constructed of durable, quality finishes and
materials compatible with the architectural building materials, colors and finishes; materials ,
are limited to metal, wood, and glass; acrylic materials may be acceptable if they are
appropriate for exterior exposure including being made with UV inhibitors.
b) Scale and proportion of graphics shall be compatible with the Center's architectural character;
c) Signs shall comply with all codes, particularly building and electrical codes; Electrical service
to signs of fixtures shall be fully concealed, including all wiring, conduit, ballasts and
transformers;
d) Wall mounted signs shall be made of channel cut letters and shall not project more than 8"
from the building face;
e) All exterior mounted letters exposed to the weather shall be mounted at least%" away from
the building face to permit proper drainage; All fastenings shall be stainless steel, aluminum
or other non-:corrosive materials;
f) Illumination for signs are subject to the same requirements as other forms of on-site
lighting, to avoid producing glare and excessive light;
MENDOTA HEIGHTS TOWN CENTER
Hwy 110 & bodd Rd., Mendota Heights, MN
Development Plan & Design Standards
SECTION 2. OVERALL MASTER PLAN
~
MENDOTA HEIGHTS TOWN CENTER
Hwy 110 & Dodd Rd., Mendota Heights, MN
3) Town Center Commercial District
A. Site Plan
1) Land Use
Development Plan & Design Standards
The commercial district is intended to house a mix of commercial uses which are defined as permitted
uses the B-2 Neighborhood Business District. Uses allowed only as conditional uses in the B-2
Neighborhood Business, as well as uses permitted in the B-1 and B-2 Business Districts, may also be
allowed if determined to be consistent with the Master Plan. In no event shall the following uses be
permitted in this district:
(a) radio and television towers;
(b) hospitals and sanitariums;
(c) funeral homes and mortuaries'
(d) essential service structures, including but not limited to ..... ;
(e) auto-oriented uses, including but not limited to gasoline sales, auto sales, auto repair. ..... .
2) Building Setbacks, Site Coverage & Open Space
a) Setbacks are limited in this district, in keeping with the spirit of a mixed-use urban village; but
the following setback and yard requirements shall apply in the commercial areas of the project:
(i) thirty-foot (30') setback is required on Dodd Road, which shall be maintained as a buffer to
the road right-of-way; this area should be landscaped as required and a pedestrian and
bike path continued through the front setback as indicated in the plan;
(ii) A six-foot (6') setback is required along the new Frontage Road, to be maintained as a civic
public zone, with paving and streetscaping elements, seating or planters as appropriate to
the use.
(iii) Buildings within the Town Square area are intended to hold a strong building edge along
the street, and so will generally be built close to or at the property line; side and rear yards
will not be required within this district.
b) The maximum overall building site coverage in this district should be limited to 50 percent of
the aggregated lot areas. Maximum coverage limitations for individual lots shall be 60 percent.
The remainder of the site shall be developed as parking, pedestrian areas or landscaping as
outlined in the Master Development Plan and these Design Standards.
c) Open space, as applies to this section of the standards, includes public trails and sidewalks,
wetlands, ponds, landscaped areas, public gardens, plazas and common open spaces that are
preserved through the association documents and/or public easements, and all public right-of-
ways. This district includes two major open spaces which are subject to the common space and
open space provisions of these standards:
(i) the welcoming green, which includes open space along the Hwy 110 right-of-way;
(ii) the Town Square
MENDOTA HEIGHTS TOWN CENTER
Hwy l l O & Dodd Rd., Mendota Heights; MN
3) Parking & Loading Requirements .
Development Plan &. Design Standards
SECTION 3. TOWN CENTER COMMERCIAL DISTRICT
rJ
Parking requirements are based on use and anticipated demand, but the mixed-use nature of this
plan suggests that somewhat less parking will be needed than the current zoning calls for.
a) Parking provided in the Town Square district shall met parking requirements under the
Zoning Ordinance, except as specifically provided for below.
(i) required parking shall be five spaces per thousand square feet of office or retail space; and
one space per 4 seats for cafes and restaurants;
(ii) The Town Center Plan set an objective to avoid larger areas of unoccupied parking, and so
where possible, sharing of parking is encouraged based on time specific uses.
(iii) The design of the public streets should encourage use of on-street parking, reducing
demand for off-street parking.·
b) Loading spaces shall meet the requirements of the Zoning Ordinance for access, size, layout, etc
(i) A loading space is required for each building larger than 6,000 square feet in area, and for
any restaurant use;
(ii) sharing of loading spaces is encouraged where practical;
(iii) service and loading areas should be screened from adjacent residential uses & public
streets;
B. Landscaping
The landscape design standards for the Town Center Commercial District are designed to reinforce
the commercial viability, character, and identity of the Town Center as a destination place. By its very
nature, the Town Center will exhibit more urban and formal characteristics in order to communicate
its intended uses and experiential characteristics.
The design standards are also designed to mitigate the impacts of automobile traffic associated with
commercial development and to promote pedestrian scale and activity. Increased amounts of
hardscape and impervious surface require careful treatment and attention to detail, and suggest that
quality materials and use of pedestrian oriented elements such as street trees, pedestrian scale
lighting, decorative paving, cafe seating and planters are a vital part of the pedestrian experience.
1) Town Square Greenspace
As a centerpiece of the Town Center Commercial District, the Town Square plays a vital role in
making the commercial center a place to shop, meet, relax, and hold civic functions. In order to
create a quality place and fulfill these functions the Town Square should include the following
amenities:
A seating court with movable tables and chairs
Fixed bench seating areas
An open lawn or green
Display plantings with seasonal interest such as annuals or seasonal perennials
Overstory trees for shade and shelter from the elements
Decorative pedestrian scaled lighting
Development Plan & Design Standards MENDOTA HEIGHTS TOWN CENTER
SECTION 3. COMMERCIAL DISTRICT Hwy 110 & Dodd Rd., Mendota Heights, MN
MENDOTA HEIGHTS TOWN CENTER Development Plan & Design Standards
Hwy 11 O & Dodd Rd., Mendota Heights, MN SECTION 3. TOWN CENTER COMMERCIAL DISTRICT
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The space should also acknowledge the :importance and needs of the surrounding businesses, and
should not excessively obscure business frontage or signs where such visual conflicts are
avoidable. Elements that are important to the quality of the pedestrian experience such as street
trees, however, shall not be foregone solely due to the wishes of business owners.
2) Street Trees
Healthy and well-placed street trees enhance the character and quality of the experience of any
commercial area. They also play an integral role in pedestrian activity and the vitality of a place.
a) Plant Selection-
Tree species should be chosen carefully for suitability to their health, use and function. Species
should be selected according to their hardiness under urban conditions, the visual access they
allow to storefront businesses, and their appropriateness to local character.
b) Placement-
Street trees in a commercial area should be placed to work with the businesses, not in conflict
with them. By locating trees bet:Ween storefronts, or at logical division points for longer
storefronts, visibility for the businesses is maintained and reinforced. Thirty (30) to forty (40)
foot intervals are ideal (depending on the standard bay width of the storefront). Trees should
be selected so that they do not excessively obstruct views of storefront windows or their
respective signs, yet shall not be foregone solely due to the wishes of the business owner.
c) Tree Wells
(i) Small tree wells are generally inadequate for the health of most trees. Tree wells should be
expanded and the expansion zones covered with sand set unit pavers to allow greater
resources for the growing roots of trees. Extending just two sides resulting in a linear tree
well greatly :improves the soil available to tree roots. The unit pavers also give the sidewalk
and streetscape added interest for the pedestrian.
(ii) In areas of 'bump-outs' associated with on-street parking, the tree well should be expanded
to include the--space gained by the bump-out. In areas withouH1ump-0uts, tree wells
should be expanded in a linear fashion parallel to the sidewalk, retaining the width of the
tree grate, for whatever space is available. A minimum of five feet on both sides is
recommended.
(iii) Where two expanded tree wells abut or overlap one another two trees should be placed in
the resulting combined larger expanded tree well.
MENDOTA HEIGHTS TOWN CENTER Development Plan & Design Standards
HVvY 110 & Dodd Rd., Mendota Heights, MN SECTION 3. TOWN CENTER COMMERCIAL DISTRICT
3) Sidewalks
a) Width-
Sidewalks serving storefronts in the Town Square configuration shall be a minimum of ten (10)
feet in width in order to accommodate outdoor retail activity, allow for streetscape elements
such as street lights and benches, and provide comfortable pedestrian space. Sidewalk space
used for retail purposes must be immediately adjacent to the related storefront and must allow
for 6 feet of clear pedestrian sidewalk passage space.
Sidewalks serving all other storefronts and businesses in the commercial district shall be a
minimum of 8 feet in width.
b) Allowable uses-Sidewalk space may be used for the following retail purposes:
(i) Outdoor cafe seating
(ii) Display and sale of merchandise as an extension of the related retail use
(iii) Informal or bench seating
c) Service Channel
The service channel is an area two feet or more in width that lies between the pedestrian
movement zone and the curb. This is the area in which streetscape elements such as street
lights, bollards, sign posts and paper boxes are to be placed. The channel is surfaced with sand
set unit pavers or setts, and organizes elements in the sidewalk in a manner that is flexible and
easy to modify. By concentrating these elements, which are subject to frequent changes, access
is also improved, and modifications are less costly and destructive to the pedestrian realm.
(i) The service channel shall be surfaced with sand set unit pavers or setts for ease of
construction and access to utilities for alteration.
(ii) All fixed vertical elements mounted or placed in the sidewalk shall be placed in the service
channel.
(iii) No alterations for mounting of poles, signs, or other vertical elements shall be made in the
pedestrian movement zone of the sidewalk.
4) Crosswalks
a) Location-Crosswalks shall be located at logical crossing points such as intersections, and shall
coincide with the narrowed areas of pavement associated with bump-outs and curb cuts as set
forth in the Masterplan.
b) Width-In order to separate pedestrians from automobile traffic and provide safe and
comfortable crossing of roads, all crosswalks in the Town Center should be at least 8 feet in
width. ·
c) Markings-As a matter of pedestrian safety and comfort, crosswalks should be indicated in a
manner that clearly delineates them as a pedestrian zone. Crosswalks should be constructed
out of a different material and in a different texture and color than the surrounding driving
surface in order to increase driver awareness, reduce automobile speeds, and add visual
interest. See subsection 5-Decorative Paving for standards of materials and color.
MENDOTA HEIGHTS TOWN CENTER Development Plan & Design Standards
5) Decorative Paving
Decorative paving plays an important role in adding visual interest to the baseplane of the
hardscape environment. Effectively used, it can help to delineate different uses within the
landscape, and serves to add order, safety, and visual harmony.
a)Location-In the Town Square area, decorative paving should be used in the following
situations:
(i) Service Channel-to organize and concentrate vertical elements and modifications to the
streetscape, and to reduce costs and impacts of modifications to the pedestrian realm.
(ii) Crosswalks-to delineate pedestrian crossings across vehicular drive lanes
(iii) Town Square Parking-to separate parking spaces from the driving lane
(iv) Unit pavers in tree well expansion zones adjacent to tree grates to expand the usable tree
root zone, and to increase tree health and hardiness.
(v) Unit pavers used in the non-walking lane portion of parking bump-outs add visual interest
and to allow for greater root zones for trees that occupy the space.
(vi) Outdoor cafe spaces and outdoor retail display areas as a way to differentiate between the
seating/ display space and pedestrian movement zones.
b) Materials-The following are suggested forms of decorative paving and their associated material
composition.
(i) Unit pavers shall consist of durable materials such as asphalt, concrete, granite, regional
stone, or other approved materials that are durable for the region and intended use.
(ii) Brick shall consist of a material composition that is durable to the conditions of the region
and intended use, and should be applied in a manner that.is also durable for the region
. and intended use.
(iii) Belgian block
c) Colors-Decorative paving shall be a color that recalls the color of native stone of the region
such as sandstone or limestone, or shall be a color that works in harmony with the
surrounding architecture.
MENDOTA HEIGHTS TOWN CENTER Development Plan & Design Standards
Hwy 110 & Dodd Rd., Mendota Heights, MN SECTION 3. TOWN CENTER COMMERCIAL DISTRICT
6) Site Furnishings
a) Tables, Chairs, and Benches
Fixed benches and movable tables and chairs are highly encouraged in the Town Square
Commercial district as an amenity for the pedestrian environment. Retailers may provide
informal outdoor seating
(i) Materials -Fixed Benches, movable tables and chairs, retailer owned benches, and outdoor
furniture shall be constructed of a quality durable material such as metal or wood, and
shall be of a color and form that works harmoniously with the surrounding architecture
and landscape.
(ii) Maintenance -All seating and tables shall be maintained in good repair and a sightly
manner.
b) Planters and Plant Boxes
Planters and Plant Boxes are encouraged within the Town Center Commercial District to add
visual interest and seasonal color, and delineate sidewalk seating areas.
(i) Location-
Planters and plant boxes are allowed in the space immediately in front of the respective
retail use and may extend to the limits of the cafe seating area. They may not obstruct or
impede pedestrian movement and accessibility.
(i) Materials-
Planters and plant boxes must be constructed of durable materials such as wood, stone,
brick, or architecturally finished concrete.
(iii) Size-
Planters and plant boxes must be of a size that is harmonious with their surroundings and
intended use. Freestanding planters and plant boxes may be no taller than 36 inches, and
must not be large enough to create obstructions for pedestrians, obscure neighboring
businesses or uses, or to create a safety hazard. Where planters are large enough, a height
of 18 to 22 inches is encouraged so as to provide informal seating space.
(iv) Maintenance-
Planters and plant boxes must be maintained in a sightly and functional condition. Planters
must contain plants during all seasons except winter that are in healthy growing condition
so that they do not become trash receptacles. Planters and plant boxes that are not in
compliance with this standard must be removed or changed to meet standards.
MENDOTA HEIGHTS TOWN CENTER Development Plan & Design Standards
Hwy 110 & Dodd Rd., Mendota Heights, MN SECTION 3. TOWN CENTER COMMERCIAL DISTRICT
· C. Architecture
The Town Square is the heart of the Town Center development and is intended to provide a gathering
place for Mendota Heights residents as well as being a destination for a larger draw of visitors. The
architecture surrounding the square should reinforce the sense of this functioning as a Mendota
Heights "Main Street".
1) Scale
The architecture should be designed with sense of scale, materials, and detail which will reinforce
the human-scale environment. making the Town Center a more pedestrian-friendly, pleasant
place to enjoy.
2) Building Form and Mass
(i) buildings fronting on the square shall be 2 stories in height, with retail on the street level and
small office or service-oriented retail uses on the 2nd floor;
(ii) the retail shops must be entered from the square, although an additional entrance from the
rear parking areas is allowable and even encouraged;
(iii) retail shop windows shall face the square, although additional display windows on the side or
rear facades are encouraged;
(iv) the 1st floor facade which faces the square shall have a minimum of 65% of the facade
transparent and dedicated to glazed windows or doors;
(v) the 2nd floor uses shall have windows facing the square, with not less than 45% of the facade
transparent and dedicated to glazed windows;
(vi) the side and rear facades of these buildings must be as attractively designed as the front, but
may be less transparent; a minimum of 30% of the facade must be either transparent,
translucent, screened, or dedicated to windows or doors;
(vii) all other retail commercial buildings in the district may be either one or two stories.
Development Plan & Design standards MENDOTA HEIGHTS TOWN CENTER
SECTION 3. COMMERCIAL DISTRICT Hwy 110 & Dodd Rd., Mendota Heigh1s, MN
....... ~·. :···
COMMi=RCIA!-AND Rl=:T AIL
TOU,N SQUARE
MENDOTA HEIGHTS TOWN CENTER Development Plan & Design Standards
Hwy 110 & Dodd Rd., Mendota Heights, MN SECTION 3. TOWN CENTER COMMERCIAL DISTRICT
D. Lighting
1. Specific Lighting Standards for the Commercial District
(a) Building Entries with high activity levels shall be illu:mmated. Appropriate treatments include:
Bathing entry surfaces and doorways with light, allowing the building interior light to glow
through glazing, or using decorative lighting fixtures to announce entries.
(b) Service Areas shall have building-mounted downlight fixtures, wherever possible, in preference
to pole fixtures ; such fixtures should not cause glare or light leakage beyond the service area;
(c) In landscaped and streetscaped areas, lighting is recommended appropriate to a civic space;
area with furnishings (both in the public and private sector) require additional accent lighting.
(d) Landscaped Paths, Trails, Walkways and other pedestrian paths, (cycling paths included) shall
be lit by lower pole-type street light or bollard-type fixtures that are human-scale, typically 3
feet in height in order to be visible in deep snow drifts or snow banks. The pedestrian lighting
sources along the walkway shall not exceed a maximum spacing of 25 feet. Around the light
source at the top of the bollard, horizontal louvers must be used to stylistically complement the
luminaries and direct light downward.
(e) Parking Areas shall be lit by pole lighting and where possible enhanced with pedestrian level
lighting, this lighting must be coordinated with the town center's other exterior lighting to
create a theme. Where possible landscaping fences on the perimeter of the parking lots can
incorporate a lighting source.
MENDOTA HEIGHTS TOWN CENTER Development Plan & Design Standards
Hwy 110 & Dodd Rd., Mendota Heights, MN SECTION 4: RESIDENTIAL NEIGHBORHOODS
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4.1. Residential: General Design Standards
A. Site Development
1) Land Use
a) The Town Center residential neighborhoods are intended to accommodate a variety of
multifamily housing units to meet the lifecycle housing needs of this community.
Residential uses are generally permitted, which include:
(i) single-attached and multi-family residences;
{ii) dwelling structures of up to 60 units;
{iii) HOffices, which are dwelling units which include a home office permitted subject to
the following conditions:
limited to locations indicated in the Master Development Plan;
offices must be of a general or professional nature where the business activity
does not include retail sales, production, or warehousing from the site;
the primary person occupying the office must be the owner or resident of the
home the office is located within; offices cannot be sold, leased or sublet
independent of th residential unit;
employees or staff is limited to one additional person (non-resident);
b) While no other uses are anticipated at this time, the Town Center is to be a high amenity,
multi-use community and so complementary and accessory uses are permitted at the
discretion of the Planning Commission and the City Council with a conditional use permit
These uses must be within or attached to a primary residential structure, and include:
(i) HOffices or home offices, subject to the conditions in 4.1.A.1.i listed above:
(ii) attached or accessory structures when used for a community room or center,
clubhouse, health club, swimming pool, or similar recreational use;
(iii) day care centers provided said daycare is registered with the State of Minnesota
and meets the standards specified by the State; said daycare shall be limited to the
care of no more that 60 persons plus necessary staff.
2) Building Setbacks, Orientation & Coverage
a) Front, side and rear yards are required; see each neighborhood for required setbacks.
(i) the front yard shall be landscaped and a sidewalk located in
the public right-of-way;
(ii) Porches, stoops, patios, decks and similar features may encroach
up to ten feet (10') into the required yard setback;
(iii) guest parking may be located within the setback, with required
buffers from the street
b) The buildings should be oriented to the street, with porches or other features to identify
front doors; walks should connect public streets and sidewalks with front entries.
MENDOTA HEIGHTS TOWN CENTER
Hwy 110 & Dodd Rd., Mendota Heights, MN
Development Plan & Design Standards
SE:CTION 4. RESIDENTIAL-NEIGHBORHOODS
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c) The maximum overall building site coverage shall be specified for each neighborhood, but
in the aggregate shall not exceed 40 percent of the aggregated lot areas;
d) A minimum of 25% of the aggregate site area of the residential neighborhoods shall be
· remain as natural green space or be developed· .. as landscaped areas.
3) Grading, Drainage and Stonnwater
Infiltration swales and raingardens are encouraged to reduce stormwater impacts due
to development and the creation of impervious surface, and to minimize the demand
placed upon stormwater detention ponds.
4) Parking and Service Areas
a) Requirements for residential parking are 2 spaces /dwelling unit for residents, and 0.25
spaces /dwelling unit for guests, unless specified differently in the individual
neighborhood section;
b) All resident parking shall be provided in garage structures located beneath the dwelling
structures; to the extent possible, these garage areas shall be below the surrounding grade;
c) Garage doors and garage entries should be: hidden from view of public street and civic
spaces to the extent possible; and screened by landscaping; door materials should
coordinate with the other building materials on the structure.
d) Service, trash and recycling areas must be located within the building, with service access
from the garage entry;
e) On-street parking is permitted on all residential streets wherever the curb has been setback
to allow for a parking lane; such setbacks shall be provided in front of residential
buildings wherever possible;
f) An off-street parking lot shall be provided for guests parking for any building of 32 units
or more; this lot shall provide for the minimum required guest parking and meet code
requirements for marked handicapped spaces; these off-street parking lots may limit over-
night parking to registered guest vehicles;
g) All guest parking lots shall have sidewalks connecting the lots to the building front
door(s); and shall be screened as required in the landscape section;
MENDOTA HEIGHTS TOWN CENTER
Hwy 11 O & Dodd Rd., Mendota Heights, MN
5) Landscaping
Development Plan & Design Standards
SECTION 4;·, RESiDENTIAL NEIGHBORHOODS
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The main goal of the landscape design standards for residential areas is to ensure that
development patterns within the parcel promote a friendly neighborhood, pedesh·ian-
oriented environment, the preservation or restoration of native ecological systems, and
contribute in a positive way to the identity of the Towti'Cehtet and e·a:ch of'its dis"tinct ·
neighborhoods. The design concept or vision behind the landscape standards for the
residential areas is the image of traditional residential, tree-lined streets, winding
through a native Oak Savanna and Oak Forest landscape.
a) Native plant materials are highly encouraged due to ease and low cost of maintenance,
reduced needs for watering and fertilizing, and suitability to the climate that results in
healthy, vigorous plants with high success rates. In addition they provide a true historic
character consistent with the Mendota Heights Town Center. ·
b) Street trees shall conform to the guidelines for native species and ecological
communities as specified in the General Landscape Standards section;
(i) Street trees shall be those classified as deciduous overstory trees by the
American Nurserymen's Association
(ii) Overstory trees should be clumped near structures to maximize energy
efficiency.
(iii) Biodiversity is encouraged, and not more than 50% of residential lot trees
shall be of one species, unless approved or specified otherwise in
neighborhood design standards.
c) Overstory trees play a major role in creating the character of the landscape. For each
neighborhood, the appropriate ecological community has been defined and specific
standards set, including:
(i) At least 50% of the overstory trees on the parcel must be native to the specified
ecological communities as defined by the Minnesota Biological Survey.
See the appendix for a plant list of acceptable species.
(ii) All overstory trees, unless otherwise specified, are to be native to Minnesota
(iii) At least 50% of all shrubs shall be native to Minnesota.
d) The use of annuals and perennials is encouraged for seasonal interest. Native prairie
wildflowers and tall grasses in sunny areas, and native forest perennials in shadier spots
are also highly encouraged.
e) Buffer areas are required between residential neighborhoods and. the -following: --
(seethe Master Plan landscape section for buffer & screening options)
(i) abutting existing uses, including the existing church parcel to the north, and
residential areas except where the residential areas face a common street; :
(ii) adjacent existing commercial, retail, or other business uses;
(iii) Dodd Road;
MENDOTA HEIGHTS TOWN CENTER Development Plan & Design Standards
Hwy I JO & Dodd Rd., Mendota Heights, MN SECTION 4. RESIDENTIAL NEIGHBORHOODS
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f) Screening
(i) Underground parking should be screened to the extent possible from adjacent uses,
sidewalks, and public space by walls or fences made of quality durable materials, or
through the use of vegetative screens.
(ii) Retaining walls constructed for underground parking access lanes and other purposes
should be constructed of quality durable materials such as stone, brick, or
architecturally finished concrete.
(iii) Accessory mechanical structures such as utility meters or air conditioners should be
screened from adjacent uses, public walks, and open spaces in accordance with the
screening guidelines as set forth in Section A.3 of the General Landscape Guidelines.
g) Infiltration Swales
Where indicated on the Mater Development Plan, infiltration swales should work in concert
with the Rainwater Basin (pond) to provide abatement of stormwater runoff from.the
impacts of development.
(i) Changes in the construction of the swale may have an extensive impact upon its
appearance and function, therefore alterations such as grading or other modifications
which may impede the function of the swale and its stormwater treatment functions
shall not be allowed by parties other than those responsible for its maintenance, or
those who have express permission of the Master Association.
(ii) Vegetation type plays a very large role in the hydrologic as well as the aesthetic and
ecological functions of an infiltration swale. As such, the vegetation type, as well as the
condition (whether mowed or not) shall not be changed except by the approval of the
Master Association.
B. Architecture
1) Objective
The Town Center must be designed, developed, and maintained with the village character
intended by the City Council and the citizens of Mendota Heights in the initial Concept Plan.
The neighborhoods should have a "village" feeling, in character with Mendota Heights. The
materials, scale and character of the architecture is envisioned as a low key "arts & crafts" or
."prairie style", detailed with native stone and wood.
2) Architectural Character
a) The Town Center is envisioned as having a great deal of variety within a cohesive design
vision, so the architecture of the residential buildings must be in character with the rest of :
the development while also appropriate to the scale and residential purpose of the
buildings. This cohesive character should be reinforced by consistent quality, materials,
color palette, and stylistic elements and details.
MENDOTA HEIGHTS TOWN CENTER Development Plan & Design Standards
Hwy 110 & Dodd Rd., Mendota Heights, MN SECTION 4. RESIDENTIAL NEIGHBORHOODS ,.,
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3) Form and Mass
a) The design of the residential buildings should express the individual units where possible,
to break down the massing of the multi-unit buildings;
b) To the greatest extent possible, each dwelling unit should be provided with semi-private or
private exterior space, in the form of porches, decks, patios, or balcony's; these spaces
should offer views to the street or common open space where possible; surrounding such
spaces with solid fences or walls is prohibited;
c) Appropriate screening is required for all building's equipment whether located on the roof,
the ground, or · any other visible location. Plain equipment boxes are not acceptable.
4) Building Facade
The facade of each building shall be visually interesting and well scaled, with a well defined
entrance on the street of major public space; building fronts shall have glazed windows and/or
doors; with retail buildings more transparent than residential buildings;
5) Building Materials & Color Palette
a) The exterior building materials and finishes shall be appropriate to the character and style
of the architecture of the Town center, as described in the Master Plan section.
Acceptable materials include:
(i) stone, particularly locally available stones such as kasota stone, fon-du-lac, etc
(ii) masonry, in traditional brick or block shapes; jumbo/oversize bricks are not
acceptable; and concrete block with higher quality surfaces may be acceptable in
limited areas
(iii) wood, expressed in traditional forms, such as trims, eaves, tudor beams, windows
and doors, decks, etc is acceptable; scored plywood (e.g. Tl-11) is prohibited.
(iv) siding of either wood or cement plank material; vinyl siding is not acceptable;
(v) stucco or exterior plaster, or it's equivalent in quality, texture, etc.;
(vi) metal details or ornamental metals are encouraged;
(vii) clear glass must be used for windows and doors; colored or tinted glass is
acceptable, when used for decorative effect; coated glazing for energy-savings is
acceptable however mirrored glass is strictly prohibited.
b) Detailing of Building Materials: materials must be properly applied and correctly detailed
especially at the base of buildings, along cornices, eaves, parapets, or ridges, and around
entries and windows; material changes must occur at reverse or interior comers not at
external comers.
c) Color palettes for each area shall be selected to work with the range of materials described
above. Warm tones, with a rich, natural character are envisioned.
(i) warmer stones (such as kasota stone or buff limestone or sandstone colors))
(ii) brick or block shapes should be a soft warm buff, brown or yellow tones, or a
contrasting iron-stone red; orange bricks are discouraged;
(iii) wood should use a natural protectant which will allow it to weather to grey slowly
over time, or be stained in darker oak, cedar, or walnut tones;
(iv) walls, :including siding, stucco, or exterior plaster and trim offer opportunities for
rich paint color;
MENDOTA HEIGHTS TOWN CENTER
Hwy 11 O & Dodd Rd., Mendota Heights, MN
C. Lighting
Development Plan & Design Standards
. SECTION 4. RESIDENTIAL N EIGHBORHOQDS
~
The challenge of lighting in the residential neighborhoods is to maintain the low light levels, which
convey almost a rural quality in Mendota Height's neighborhoods, and yet meet the intent of the
village concept and assure walkahility and pedestrian safety. All exterior lighting submitted as, and
comply with, the detailed Master Development Lighting Plan. (see Master Plan section)
1) Intensity and Direction of Lighting
All lighting fixtures, including spotlights, electrical reflectors, and other means of illuminating
structures, landscaping, and parking areas, shall be focused, directed and arranged to prevent
horizontal glare or direct illumination on adjoining property or streets. sharp cut-off must be
used to direct light toward walkways, walls and landscaping to avoid shining light up into the
sky or into adjacent buildings or yards;
2) Street Lighting Fixtures
Public streets and parking lots in the residential neighborhoods of the Town Center shall be lit
with light standards (fixtures and poles) specifically selected for the Town Center development
to give a consistent, high quality appearance throughout the district. (see Master Plan section)
a) Lights should be plac;ed where the most pedestrian traffic is expected, such as where there
is on-street guest parking or where there are crosswalks, rather than alternating sides of the
street in an even pattern;
b) In parking lots and at building entrances where possible, low lighting, such as bollard
fixtures, or lighting incorporated into walls are recommended in place of street-type
lighting;
3) Building Lighting
Architectural lighting, particularly decorative accent lighting is encouraged to highlight
building character, massing and design features, particularly where the building meets the
pedestrian realm.
a) Building entries shall be illuminated for identification and security, by washing the entry
surfaces and doorways with light, or using decorative lighting attached directly to the
building.
b) Security and service lighting should be provided at all service areas and entries. Wherever
possible, such lighting shall be controlled by a motion detector so that lighting is provided
just where and when it is needed for individual safety; building mounted downlight
fixtures which direct the light where needed and produce minimal glare or light leakage
are preferred, with incandescent or halogen lamps;
c) Exterior building mounted fixtures should compliment the building materials and design
in style, color and finish.
MENDOTA HEIGHTS TOWN CENTER Development Plan & Design Standards
Hwy 11 O & Dodd Rd., Mendota Heights, MN SECTION 4. RESIDENTIAL NEIGHBORHOODS
4) Trails & Open Space Lighting
Trails, commons areas or open space shall be provided with the minimum of lighting required
for the safety of pedestrians, but it is assumed that theses areas will not be used extensively
after dark; where provided low lighting, such as bollard fixtures, or lighting incorporated into
walls are recommended using fixtures selected for the Town Center Development.
(see Master Plan section for more detail about placement of these fixtures)
D. Signage & Graphics
High quality, attractive and appropriate signage and graphics are a vital part of establishing the
character of the Town Center. Signs shall use materials and graphics consistent with the rest of the
Town Center Development. All exterior signage and graphics must be submitted as, and comply
with, the detailed Master Development Signage Plan. (see Master Plan section)
1) Sign Types Permitted
a) Monument signs, Neighborhood Identity
One (1) sign is permitted per neighborhood; sign shall be mounted on a stone wall of not
more than 48" in height; the area immediately in front of the sign shall be planted with
low shrubs, ground cover and/ or decorative annuals;
b) Building Signage
(i) not more than one (1) nameplate sign per building; sign shall not exceed two (2) sq.
ft. in area, and shall be constructed so as to have no more than two (2) faces;
(ii) house numbers should be at the entry to each unit, facing the street, not more than
one set or nameplate per unit; individual numbers shall not exceed six (6) inches in
height; nameplates should not exceed one (1) sq ft in total area;
(iii) signs or awnings for individual ground floor business identity (where use is allowed)
are limited to one sign, of not more than two (2) sq. ft. in area, constructed so as to
have no more than two (2) faces; awnings where provided shall not have more than
four (4) sq. ft. of graphics of any type, and shall not extend more than four (4) ft.
from the building.
c) Wayfinding signs (directional, parking, etc) are permitted only where;
(i) signs should be set between three (3) ft and five (5) ft high for good visibility from
autos and pedestrians;
(ii) signs of this type should be well placed to reduce the number of signs needed;
d) Temporary signs, including signs for sales and leasing, must comply with the City of
Mendota Heights Zoning Ordinance Section 21.5 Signs
2) Sign Illumination
Illumination may be provided using floodlights provided the direct source of light is not
visible from a public street or sidewalk, or surrounding residential units; no other type of
lighted sign is permitted in the residential areas;
MENDOTA HEIGHTS TOWN CENTER Development Plan & Design Standards
Hwy 110 & Dodd Rd., Mendota Heights, MN SECTION 4. RESIDENTIAL NEIGHBORHOODS
4.2 Senior Housing
A. Site Development
1) Land Use
a) The allowable use on this parcel is for age-restricted (55 and over) housing for seniors, and
its accessory uses
b) While no other uses are anticipated at this time, the Town Center is to be a high amenity,
multi-use community and so complementary and accessory uses are permitted at the
discretion of the Planning Commission and the City Council with a conditional use permit
These uses must be within or attached to the primary residential structure, and include:
(i) attached or accessory structures when used for a community room or center,
clubhouse, health club, swimming pool, or similar recreational or adult educational
program use;
(ii) day care centers for adults, provided said daycare is registered with the State of
Minnesota and meets the standards specified by the State; said daycare shall be
limited to the care of residents of the building;
2) Building Setbacks, -Orientation & Coverage
a) A front yard and side yard setback of twenty-foot (20') is required. This area should be
landscaped and a sidewalk should be located in the public right-of-way as indicated in the
plan;
(i) Entry canopy's or similar structures, as well as terraces, balconies and similar
features may encroach up to ten feet (10') into the required yard or setback;
(ii) Parking is permitted within the setbacks;
b) The building should be oriented to the street, with a main entry canopy, gazebo or similar
feature encouraged to celebrate the main entry. Additionally, sidewalks should connect
public streets, parking lots and sidewalks with the front entry.
c) The maximum overall building site coverage should be limited to 60 percent of the lot
area. The remainder of the lot shall be developed as parking, common areas or
landscaping a& illustrated. in the Master Development Plan
3) Parking
a) Resident and staff parking shall be provided in a garage structure beneath the building;
with a minimum of one (1) space for each unit;
b) Guest parking shall be provided in an off-street lot located at the main entry, with a
minimum of 0.25 guest parking spaces per unit;
c) Sharing of parking within the Town Center is encouraged for special events and overflow
parking, and cooperative agreements to facilitate this sharing are encouraged
MENDOTA HEIGHTS TOWN CENTER
Hwy 110 & Dodd Rd., Mendota Heights, MN
4) Landscaping.
Development Plan & Design Standards
SECTION 4. RESIDENTIAL NEIGHBORHOODS
r1 :,
The Senior Housing landscape should be consistent with that of the surrounding
neighborhoods and the commercial district.
5) Common Open Space & Amenities
a) Open space access, both visual and physical, shall be provided from the senior housing
development to the common open space areas to encourage use of the open space and
interaction between residents of the neighborhoods. Any outdoor community spaces or
terraces should be connected by a sidewalk or path to the adjacent open space and trails
system.
b) An open space with a transit stop shall be included near the senior housing:
(i) the transit stop should include seating and shelter from the elements;
(ii) transit stop shall be unique in design, and shall be constructed of quality materials that
work harmoniously with the surrounding architectural character, or shall be
commissioned by an artist as a functional public art installation;
(iii) the transit stop shall be maintained in an accessible, safe, clean, and sightly manner.
B. Architecture
1) Architectural Character
a) The Town Center is envisioned as having a cohesive design quality, so the architecture of
the senior building must be in character with the rest of the development while also
appropriate to the residential purpose of the building.
b) The Senior building holds a key comer of the town square, so the lower levels of the
building should be designed to reinforce the sense of enclosure created by the adjacent
commercial-retail buildings.
2) Buil-ding Form, :Mass and Orientation
a) The senior building is to be 3 stories high, over one level of parking.
b) To reduce the sense of mass and height, the building form should have a clearly expressed
base, middle and cap; the design, fenestration, details and materials should give strong
expression to these three parts.
c) Strong horizontal lines, such as low, deep eave overhangs, and horizontal window
detailing should be given emphasis to visually ground the building and reduce the
perception of height.
cl) There is a change in grade on this site which creates an opportunity to give additional
emphasis to the building base and further reinforce the relationship between the senior
building comer and the surrounding commercial buildings; community or more public
spaces, such as the planned 11history center" space, within the building are encouraged to
be located at this comer to provide an opportunity for further relationship to the adjacent
retail storefronts.
MENDOTA HEIGHTS TOWN CENTER Development Plan & Design Standards
Hwy 110 & Dodd Rd., Mendota Heights, MN SECTION 4. RESIDENTIAL NEIGHBORHOODS
e) The communal nature of this building may limit the ability to express individual units and
provide private exterior space such as balcony's, but these are desirable elements which are
encouraged where possible; in addition to these elements, community exterior space must
be provided for the residents of this building, accessed from a community or public
interior space, ideally looking out over the town square or common open space.
e) The north-east side of the building faces the residential areas, and forms a backdrop to the
largest common open space in the Town Center; this elevation must be carefully designed
and well detailed with sufficient variation in materials to relate to the scale, massing and
detailing of the townhomes.
C. Lighting
This building requires a sensitive approach to lighting because of its size and unique position in
the plan. While an overall low light level is desirable, lighting is necessary to assure pedestrian
safety.
1) Street Lighting Fixtures
a) In addition to the adjacent street lighting, the main entry aµd guest parking lot of the
building should be well illuminated for identification and security;
b) In parking lots and at building terraces or exterior gathering spaces low lighting, such as
bollard fixtures, or lighting incorporated into walls are recommended in place of street-
type lighting; use of fixtures which illuminate landscaping is also encouraged for
additional accent lighting;
2) Building Lighting
Architectural lighting, particularly decorative accent lighting is encouraged to highlight
building character, massing and design features, particularly where the building meets the
pedestrian realm.
a) Building entries shall be illuminated for identification and security, by washing the entry
surfaces and doorways with light, or using decorative lighting attached directly to the
·buildi11g.
b) Security and service lighting should be provided at all service areas and entries. Wherever
possible, such lighting shall be controlled by a motion detector so that lighting is provided
just where and when it is needed for individual safety; building mounted downlight
fixtures which direct the light where needed and produce minimal glare or light leakage
are preferred, with incandescent or halogen lamps;
c) Exterior building mounted fixtures should compliment the building materials and design
in style, color and finish.
MENDOTA HEIGHTS TOWN CENTER Development Plan & Design Standards
Hwy 110 & Dodd Rd., Mendota Heights, MN SECTION 4. RESIDENTIAL NEIGHBORHOODS ~1 .
4.3 West Neighborhood
A. Site Development
1) Allowable Uses
a) The West Neighborhoods is intended for single and multi-level rowhouses
Residential uses permitted include:
(i) single-attached and multi-family residences;
(ii) HOffices which are dwelling rmits with a home office; where designated in the
Plan are permitted subject to limitations in Section 4.1.A.1
2) Building Setbacks, Orientation & Coverage
a) A front yard setback of twenty-foot (20') is required, except on Dodd Road where a
thirty foot (30') front yard setback is required. This area should be landscaped and a
sidewalk should be located in the public right-of-way as indicated in the plan;
(i) Porches, stoops and similar features may encroach up to ten feet (10') into the
required front yard setback.
(ii) Structures shall not encroach into the required wetlands buffer; the buffer shall not
be less than 50 feet.
b) The buildings should be oriented to the street, with porches are encouraged on the front of
homes. Additionally, sidewalks are encouraged in the front yard. Sidewalks should
connect public streets and sidewalks with individual front entries.
c) The maximum overall building site coverage in this neighborhood should be limited to 40
percent of the aggregated lot areas. The remainder of the neighborhood shall be
developed as parking, common areas or landscaping as illustrated in the Master Plan.
3) Parking
Resident parking will be provided below each
rmit in an rmderground garage structure, two
spaces per unit. Guest parking will be provided
with minimum of 0.5 parking spaces per unit,
primarily in on-street parking.
B. Architecture
1) Architectural Character
a) This neighborhood is directly across Dodd Road from several older single-family homes,
most of which are single story, so it is especially important that the architecture feel lower,
more grounded and in character with Mendota Heights; the plan envisions a low key
"arts & crafts" or "prairie style" architecture, detailed with native stone and wood.
2) Form and Mass
a) The design of the buildings should express the :individual units within the rowhouse plan;
design elements, including roof lines, front entry and backyard elements, etc should be
used to break down the perception of mass and height of the buildings;
MENDOTA HEIGHTS TOWN CENTER Development Plan & Design Standards
Hwy 110 & Dodd Rd., Mendota Heights, MN SECTION 4. RESIDENTIAL NEIGHBORHOODS
4.4 East Neighborhood
A. Site Plan
1) Allowable Uses
The West Neighborhoods is intended for single and multi-level rowhouses. Residential
uses permitted include single-attached and multi-family residences;
2) Building Setbacks, Orientation & Coverage
a) The following setback and yard requirements apply in the east neighborhood:
(i) Fifteen foot (15') front yard setback, except on Freeway Road where a twenty foot (20')
front yard setback is required
(ii) Porches, stoops and similar features may encroach up to ten feet (10') into the required
front yard setback.
(iii) A 10 foot (10') rear and side yard setback is required.
3) Parking
b The buildings should be oriented to the street,
with porches or stoops encouraged at the front
of homes. Additionally, walks are encouraged
in the front yard to connect public streets and
sidewalks with individual front entries.
c) The maximum overall building site coverage in
this neighborhood should be limited to 40
percent of the aggregated lot areas. The
remainder of the neighborhood area shall be
developed as parking, common areas or
landscaping as illustrated in the Master Plan.
Resident parking is to be provided below each unit in an underground garage structure, two
spaces per unit. Guest parking will be provided on-street, with minimum of 0.5 parking
spaces per unit.
4) Landscaping
The East Neighborhood serves as a transition from the adjacent older, existing residential
development to the Town Center. As such it should relate to the existing neighborhood in its
characteristics of tree-shaded streets and wooded lots. Paths should be created to provide
walkable connectivity for pedestrians from the existing adjacent neighborhoods to the Town
Center trails.
a) Native plant materials are highly encouraged due to ease and low cost of maintenance,
s-qitability to the climate, and true historic character consistent with the Town Center.
b) This Oak Forest landscape is defined as having an overstory dominated by open grown
White Oak and Red Oak. In order to convey this character at least 50% of the overstory
trees on a lot must be either White or Red Oak; if only one tree exists on a lot it must be
one of these species;
MENDOTA HEIGHTS TOWN CENTER Development Plan & Design Standards
H\NY 110 & Dodd Rd., Mendota Heights, MN SECTION 4. RESIDENTIAL NEIGHBORHOODS
c) The use of annuals and perennials is encouraged for seasonal interest. Native prairie
wildflowers and tall grasses in sunny areas, and native forest perennials in shadier spots
are also highly encouraged.
d) Street Trees-
In order to relate harmoniously with the adjacent existing neighborhoods, street trees and
vegetation should be selected to relate to the existing vegetation. Vegetation common to the
existing neighborhood that is also native to this region shall be encouraged.
B. Architecture
1) Architectural Character
a) This neighborhood set on the highest part of the site, so the views should be taken
advantage of; in this location, some expression of verticality could be desirable.
b) These homes are directly across the street from an older single-family neighborhood, so it
is especially important that the architecture be in character with Mendota Heights; the
plan envisions a lowkey "arts & crafts" or "prairie style" architecture, detailed with native
stone and wood.
2) Form and Mass
a) The design of the buildings should express the individual units within the rowhouse plan;
design elements, including roof lines, front entry and backyard elements, etc should be
used to break down the mass of the buildings;
MENDOTA HEIGHTS TOWN CENTER
Hwy 110 & Dodd Rd., Mendota Heights, MN
Development Plan & Design Standards
SECTION 4. RESIDENTIAL NEIGHBORHOODS ~J
4.5. North Neighborhood, Mansion Condominiums
A. Site Development
1) Allowable Uses
a) The north neighborhood is intended for multi-family dwelling buildings, with single level
loft-apartment type units. Residential uses permitted are:
(i) single-attached and multi-family residences;
(ii) dwelling structures of up to 60 units;
b) While no other uses are anticipated at this time, the Town Center is to be a high amenity,
multi-use community and so complementary and accessory uses are permitted at the
discretion of the Planning Commission and the City Council with a conditional use permit
These uses must be within or attached to a primary residential structure, and include:
(i) attached or accessory structures when used for a community room or center,
clubhouse, health club, swimming pool, or similar recreational use;
2) Building Setbacks, Orientation & Coverage
(a) The following setback and yard requirements apply in the north neighborhood:
(i Thirty foot (30') side and rear yard setback where lot adjoins an adjacent residential
lot which is not within the town center redevelopment site.
(ii) Fifteen foot (15') front yard setback
(iii) Porches, stoops and similar features may encroach up to ten feet (10') into the
required front yard setback.
(iv) A ten-foot (10') setback is required along all other lot lines.
(b) The buildings should be oriented to the street, with appropriate design features (canopy,
gazebo, terrace, etc) to express the main entry. Additionally, walks are encouraged in the
front yard to connect public streets and sidewalks with the front entry(s).
c) The maximum overall building site coverage in this district should be limited to 40 percent
of the aggregated lot areas. The remainder of the neighborhood shall be developed as
parking, common areas or landscaping as outlined in the Master Development Plan.
3) Parking and Garages
a) Underground parking will be provided for residents; minimum of two garage spaces will
be provided for each unit. Guest parking will be provided both on-street and off-street
with minimum of 0.50 guest parking spaces per unit.
b) The maximum ~verall building site coverage in this neighborhood should be limited to 40
percent of the aggregated lot areas. The remainder of the neighborhood area shall be
developed as parking, common areas or landscaping as illustrated in the Master Plan.
MENDOTA HEIGHTS TOWN CENTER
Hwy 110 & Dodd Rd., Mendota Heights, MN
4) Landscaping
Development Plan & Design Standards
SECTION 4. RESIDENTIAL NEIGHBORHOODS
,1
;~
a) The northern and northwestern areas of the Town Center site are areas that have been the
least altered by human uses. This natural character, with stands of mature trees and rolling
morainal topography, should be a priority of preservation efforts. Development in this
area, as laid out in the development plan, should be kept to the eastern side of the parcel,
preserving the western open area as~is to the greatest extent possible. This will secure the
stand of mature oaks and the sloping terrain.
b) The North Neighborhood shall take on the characteristics of an Oak Forest ecological
community as defined by the Minnesota Biological Survey. Preservntion r:f ol'her existing
Vegetation ? ? ? ?
c) This area also serves as the northern terminus of a 'green corridor' moving through the
Town Center neighborhoods and containing walking paths, bicycle paths, and natural
areas. This greenspace will also serve as a buffer area between the existing neighborhood
and new development, and will screen the new neighborhood from traffic on Dodd Road,
and vice-versa.
(ii) this community open space, as shown on the Master Plan, should be a shared
recreation space or gathering place with-in the neighborhood
(iii) The neighborhood space should be linked both visually and physically to the public
open space network, to provide landscape connectivity and visual continuity
between open spaces.
(iv) Residential development surrounding the neighborhood community space should
provide visual and physical access to the space;
(v) The community space shall be held in common by the neighborhood and freely
accessible to residents of the neighborhood.
d) Overstory trees play a major role in creating the character of the Oak Forest landscape. This
ecological community is defined as having an overstory dominated by open grown White
Oak and Red Oak. In order to convey this character, the following standards apply:
(i) At least 50% of the overstory trees on a lot must be either White or Red Oak. If only
one treE exists on a fot itmust be one·uf these species; ·all uv;rrrstory-lrees are--to be
native to the oak forest ecological community. See appendix for acceptable species lists.
B. Architecture
1) Architectural Character
a) The two buildings which comprise this neighborhood should have the look and feel of a
larger mansion or chateaux, avoiding the repetitiveness which characterizes· apartment
buildings; this can be achieved with variations in the wall surfaces, the roof lines and
eaves, through materials and detailing;
b) While these buildings should each appear to be a larger single-family residence, individual
expression of units through fenestration, details such as balcony railing, terraces, etc., is
still encouraged for greater variety and a more human scale.
MENDOTA HEIGHTS TOWN CENTER Development Plan & Design Standards
HWy 11 O & Dodd Rd., Mendota Heights, MN SECTION 4. RESIDENTIAL NEIGHBORHOODS
2) Building Form, Mass and Orientation
a) These buildings are to be 2 stories high, over one level of parking; roofs can combine flat
or hipped sections, but slopes should be low with wide overhangs.
b) The building should have a clearly expressed base, middle and cap; the design,
fenestration, details and materials should give strong expression to these three parts.
c) The buildings should be oriented to the entry courtyard and street, with appropriate
design features (overhangs, canopy, arbor, terrace, etc) to express the main entry.
C. Lighting
These buildings require sensitive lighting since they abut older residential areas. An overall low
light level is desirable, with lighting concentrated in the entry court for safety and wayfinding.
1) Street Lighting Fixtures
a) In addition to the adjacent street lighting, the main entry and guest parking lot of the
building should be well illuminated for identification and security;
b) In the parking lot and entry area, low lighting, such as bollard fixtures, are recommended
in place of street-type lighting; use of fixtures which illuminate landscaping is also
encouraged for additional accent lighting;
2) Building Lighting
Architectural lighting, limited to decorative accent lighting, is encouraged to highlight building
character, massing and design features, particularly where the building meets the pedestrian
realm.
~--~. ·-..
·-..... _ ..
·---._
MENDOTA HEIGHTS
STATE HIGHWAY 110 & DODD ROAD
T • -----:s-:~---
-~ .. __
---.. __
TOWN CENTER
MARCH 26 2002
·-:: . .._, -·~.
MASTER ]P?LAN CONCEPT
MENDOTA HEIGHTS, MINNESOTA
..:-
MENDOTA HEIGHTS TOWN CENTER
The new Town Center is set on a historically
significant corner, where the original Mendota
Town Hall was located. The Town Center will
reflect that sense of history in it's design
character. Natural wood and stone will
predominate, in both the buildings and the
landscape. The new one and two story
buildings will be designed with in a prame-
style influenced architecture.
The Town Center will offer citizens a mix of
residential, commercial and retail uses, linked
by green space, and enlivened with interpretive
elements and civic places, to create a Village
with the unique character of the Mendota
Heights community.
The Tawn Center planning is being funded, in part by a
Livable Communities Demonstration Account Grant from
the Metropolitan Council, and by the City of Mendota
Heights . The project is expected to be completed in 2004.
StudioWorks + LANDFORM
ARCHITECTURE, C IVIL ENGINEERING &. URBAN DESIGN
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MENDOTA HEIGHTS TOWN CENTER
STATE HIGHWAY 110 & DODD ROAD MARCH 26 2002
MASTER
\ r North
,r---------1 Ne1·1ghborhood L ____ J __ .. (co dominium flats)
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plan is not to scale
CONCEPT
MENDOTA HEIGHTS , MINNESOTA
THE PLAN
The Mendota Heights Town Center will be located on a 23 acre redevelopment
site at the northeast corner of Dodd Road and Highway 110. This corner is
historically significant as the site of the original Mendota Town Hall.
COMMERCIAL/RETAIL
The retail and office space lines the gently curving frontage road, leading to the
"town square". Retail uses should include a mix of neighborhood convenience
(baken;, pharmaCJJ, grocenJ, bank, dnJ cleaners), specialty (florist, art gallenJ), and
destination uses (restaurant, deli, coffeehouse) . The buildings which form a
backdrop for the town square will be 2 story, with retail on the street level, service
office space above, and parking underground. Several single story retail sites
are located on the frontage road or near the square, appropriate for destination
uses. The design and layout will be both auto and pedestrian friendly, with
adequate parking to be shared by the various uses.
The plan includes:
HOUSING
RETAIL
OFFICE/SERVICE
50,000 SF
41,000 SF
The town center includes a range of life-cycle housing, including senior hous-
ing, one and two story townhomes and condominiums . All resident parking is
underground to minimize paving. The senior housing building is 3 stories high
and set in the center of the site. The building is being developed by the Dakota
County Community Development Agency, as rental units, affordable to low and
moderate income seniors. Two townhome neighborhoods are planned. The
West Neighborhood will offer five live/work option (HOffice) townhomes, fac-
ing the central commercial area . The HOffices have the option of a street level
office space and additional front door. The East Neighborhood offers 1-2 story
units overlooking the village green. All of the townhomes will have front doors
or porches facing the street, with on-street guest parking. The North neighbor-
hood includes two 2 story, mansion-style buildings, all resident parking under-
ground. Guest parking will be provided in a central courtyard .
WEST NEIGHBORHOOD
EAST NEIGHBORHOOD
NORTH NEIGHBORHOOD
SENIOR HOUSING
CIVIC & GREEN SPACES
TOWNHOUSE
H0FFICE (LIVE-WORK OPTION)
TOWNHOUSES
CONDOMINIUM FLATS
APARTMENTS
14 UNITS
5 UNITS
20 UNITS
36 UNITS
60 UNITS
135 UNITS
The town center is organized around a network of green spaces, interconnected
by pedestrian sidewalks and bicycle paths. These spaces include:
-the "welcoming green" with a pond, arbor and dedicated trail parking
(informal , natural design);
-the "town square" which is the primary civic space for the Center, designed
around an urban garden with a fountain and flagpole defining each end
(more formal, annual & perennial gard ens),
-the "village green", with meandering trails, larger open spaces, and a pond
linked with swales or raingardens which link the neighborhoods to the town
square, and provide recreational space and a green transition from commercial
to resi dential uses. (informal, includes both recreational and natural areas)
These civic open spaces are further enlivened with interpretive elements
describing the history and geology of this area. The City has set a goal for
25% of the site to be retained as open space, and to provide trails through the
site connecting to the existing Big Rivers Regional Trail system and the
Mississippi River.
StudioWorks + LANDFORM
ARCHITEC lURE, C IVIL ENGINEERING li URBAN DESIGN
Issues and Revisions:
Commission No:
Drawn by:
Checked by:
SHEET
1295 BANDANA BLVD N, SUITE 200
ST. PAUL, MN 55108-2735
(651) 642-9200 | FAX (651) 642-1101
www.popearch.com
POPE ARCHITECTS, INC.NOT FOR CONSTRUCTION0"1/2"1"
TRUE SHEET SCALE
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C:\Revit Projects\36142_19071_GREA MENDOTA
HGTS_R19-workshared_jkimbrell.rvt
A0.1
TITLE SHEET
JK
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36142-19071
MENDOTA SENIOR
HOUSING
MENDOTA HEIGHTS,
MN
SHEET INDEX
SHEET NUMBER SHEET NAME CITY CONCEPT SUBMITTALCONDITIONAL USE PERMIT SUBMITTALGENERAL
A0.1 TITLE SHEET ✖ ✖
A0.2 PARTITION TYPES, SYMBOLS, ABBREVIATIONS
A0.3 CODE DATA SUMMARY, UNIT MIX
A0.4 LOWER LEVEL LIFE SAFETY PLAN
A0.5 FIRST LEVEL LIFE SAFETY PLAN
A0.6 SECOND LEVEL LIFE SAFETY PLAN
A0.7 THIRD LEVEL LIFE SAFETY PLAN
CIVIL
C-001 COVER SHEET ✖
C-003 EXISTING CONDITIONS ✖ ✖
C-004 REMOVAL PLAN AND EROSIOIN CONTROL ✖
C-101 SITE PLAN ✖ ✖
C-201 POST CONSTRUCTION STABILIZATION PLAN ✖
C-301 GRADING PLAN ✖ ✖
C-401 UTILITY PLAN ✖ ✖
C-501 STORM SEWER PLAN ✖ ✖
L-101 LANDSCAPE PLAN ✖
L-102 LANDSCAPE DETAILS AND NOTES ✖
L-EX-1 VEHICLE ACCESS PLAN ✖
X-1 SHEET TREE SURVEY ✖ ✖
X-2-SHEETS CERTIFIED SURVEY ✖
ARCHITECTURAL
A1.1 ARCHITECTURAL SITE PLAN ✖ ✖
A2.0 OVERALL PLANS - AREA PLANS ✖ ✖
A2.1 LOWER LEVEL / PARKING FLOOR PLAN
A2.2 FIRST LEVEL FLOOR PLAN
A2.3 SECOND LEVEL FLOOR PLAN
A2.4 THIRD LEVEL FLOOR PLAN
A2.5 FIRST FLOOR ENLARGED PLAN AT RESTAURANT
A2.6 FIRST FLOOR ENLARGED PLANS
A2.7 SECOND FLOOR ENLARGED PLANS
A2.8 ENLARGED ONE BEDROOM UNIT PLANS
A2.9 ENLARGED TWO BEDROOM AND TWO BEDROOM + DEN UNIT PLANS
A2.10 ENLARGED TWO BEDROOM AND TWO BEDROOM + DEN UNIT PLANS
A2.11 ENLARGED TWO BEDROOM UNIT PLANS
A3.1 EXTERIOR ELEVATIONS ✖ ✖
A3.2 EXTERIOR ELEVATIONS ✖ ✖
A3.3 EXTERIOR PERSPECTIVES ✖ ✖
A3.4 AERIAL PERSPECTIVE ✖ ✖
A4.1 ROOF PLANS
A5.1 BUILDING SECTIONS
A5.2 WALL SECTIONS
A5.3 STAIR A SECTION AND ENLARGED PLANS
A5.4 STAIR B SECTION AND ENLARGED PLANS
A6.1 DETAILS
A7.1 OPENING SCHEDULE, DOOR TYPES, FRAME TYPES
A8.1 TYPICAL MOUNTING HEIGHTS/ INTERIOR ELEVATIONS
A8.2 INTERIOR DETAILS
A9.1 REFLECTED CEILING PLAN
A10.1 INTERIOR MATERIAL IDENTIFICATION & ABBREVIATIONS
A10.2 ROOM FINISH SCHEDULE
A10.3 FLOOR FINISH & WALL FINISH PLANS
PROJECT DIRECTORY
OWNER
Grand Real Estate Advisors
90 Dale Street South
St. Paul, MN 55102
Contact: Judd Fenlon
Phone: (651) 492-1741
jfenlon@grandrea.com
ARCHITECT
Pope Architects
1295 Bandana Boulevard N, Suite 200
St. Paul, MN 55108
Contact: Joseph Kimbrell
Phone: (651) 642-9200
jkimbrell@popearch.com
CIVIL
LANDSCAPE
STRUCTURAL
MECHANICAL
ELECTRICAL
GENERAL CONTRACTOR
Wenck
7500 Olson Memorial Hwy, Suite 300
Golden Valley, MN 55427
Contact: Jack Ammerman
Phone: (763-252-6897)
jammerman@wenck.com
TBD
TBD
Design Build
BKBM Engineers
6120 Earle Brown Drive, Suite 700
Minneapolis, MN 55430
Contact: Anthony Radtke, P.E.
Phone: (763) 843-0460
aradtke@bkbm.com
NORTH
LOCATION MAP
SITE LOCATION:
MENDOTA SENIOR HOUSINGLINDEN ST. @ MAPLE ST.
MENDOTA HEIGHTS, MN
LINDEN ST. @ MAPLE ST.
MENDOTA HEIGHTS, MN
IMAGE FOR ILLUSTRATION PURPOSES ONLY- NOT TO BE USED FOR
CONSTRUCTION
DEFERRED
SUBMITTALS
1. ENGINEERED TRUSS DIAGRAMS
2. REVIEW OF SPECIAL
INSPECTIONS REPORTS
3. FIRE SPRINKLER SYSTEM
DRAWINGS
4. DESIGN BUILD MECHANICAL AND
ELECTRICAL DRAWINGS.
BY OTHERS
1 CONCEPT
SUBMITTAL
11-18-19
2 PDU AMENDMENT 01-06-20
TBD
Design Build
Wenck
7500 Olson Memorial Hwy, Suite 300
Golden Valley, MN 55427
Contact: Jack Ammerman
Phone: (763-252-6897)
jammerman@wenck.com
STATE HIGHWAY 62ST
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STREETWESLEY LANEHILLTOP ROADRIDGE PLACE5898-0003SHEETDMLJRAMENDOTAHEIGHTSAPARTMENTSMENDOTA HEIGHTS, MN01/06/20POPE ARCHITECTS, INC.1295 BANDANA BLVD N, SUITE 200ST. PAUL, MN 55108-2735(651) 642-9200 | FAX (651) 642-1101www.popearch.comCITY SUBMITTAL01/06/20WENCK ASSOCIATES, INC.7500 OLSON MEMORIAL HWY, SUITE 300GOLDEN VALLEY, MN 55427(763) 252-6800 | FAX (952) 831-1268WWW.WENCK.COMWARNING:THE CONTRACTOR SHALL BE RESPONSIBLE FOR CALLING FOR LOCATIONS OF ALL EXISTING UTILITIES. THEY SHALLCOOPERATE WITH ALL UTILITY COMPANIES IN MAINTAINING THEIR SERVICE AND/OR RELOCATION OF LINES.THE CONTRACTOR SHALL CONTACT GOPHER STATE ONE CALL AT 651-454-0002 AT LEAST 48 HOURS IN ADVANCE FORTHE LOCATIONS OF ALL UNDERGROUND WIRES, CABLES, CONDUITS, PIPES, MANHOLES, VALVES OR OTHER BURIEDSTRUCTURES BEFORE DIGGING. THE CONTRACTOR SHALL REPAIR OR REPLACE THE ABOVE WHEN DAMAGED DURINGCONSTRUCTION AT NO COST TO THE OWNER.GOPHER STATE ONE CALLTWIN CITY AREA: 651-454-0002TOLL FREE 1-800-252-1166CALL BEFORE YOU DIG11/18/19CONCEPT SUBMITTALCITY SUBMITTALC-001COVER SHEETENGINEERWENCK ASSOCIATES, INC.7500 OLSON MEMORIAL HWY SUITE 300GOLDEN VALLEY, MN 55427(P) - 763-252-6800CONTACT: DAN LAVENDER, P.E.VICINITY MAPNOT TO SCALEPRELIMINARY SITE CONSTRUCTION PLANSFORMENDOTA HEIGHTS SENIOR APARTMENTS725 AND 721 LINDEN STREET; 735 MAPLE ROADMENDOTA HEIGHTS, MINNESOTAJANUARY 2020PROJECT LOCATIONCITY: MENDOTA HEIGHTSCOUNTY: DAKOTAPROJECT SITEARCHITECTPOPE ARCHITECTS1295 BANDANA BLVD N. SUITE 200ST. PAUL, MN 55108(P) - 651-642-9200CONTACT: JOSEPH KIMBRELLTHIS PLANSET CONTAINS 14 SHEETSSHEET INDEXSHEET NUMBERSHEET TITLEC-001COVER SHEETC-003EXISTING CONDITIONSC-004REMOVAL PLAN AND PRECONSTRUCTION EROSION CONTROL PLANC-101SITE PLANC-201POST CONSTRUCTION STABILIZATION PLANC-301GRADING PLANC-401UTILITY PLANC-501STORM SEWER PLANL-101LANDSCAPE PLANL-102LANDSCAPE DETAILS AND NOTESEX-1VEHICLE ACCESS PLAN2-SHEETSCERTIFIED SURVEY1-SHEETTREE SURVEY
MAPLE STREETSTATE TRUNK HIGHWAY NO. 149 (DODD ROAD)LINDEN STREET>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>L=86.80 R=195.00Δ=25°30'15"CHB=S71°24'36"ECH=86.09S89°59'45"W 76.47N89°59'45"E 50.30L=73.91R=195.00Δ=21°42'58"CHB=N79°08'55"WCH=73.47L=160.91R=480.00Δ=19°12'26"CHB=S33°55'47"WCH=160.16L=114.30R=480.00Δ=13°38'35"CHB=S50°21'17"WCH=114.03S23°27'39"E 125.00S13°23'35"E 212.60L=69.09 R=333.00Δ=11°53'15"CHB=N18°23'21"ECH=68.97L=214.70R=686.38Δ=17°55'20"CHB=N33°17'38"ECH=213.83S47°53'03"E 109.95S46°27'59"E 102.26S41°59'00"W 113.00S30°29'37"W 122.43S42°15'19"W 318.57S42°15'19"W 7.96S89°59'45"W 76.47N89°59'45"E 50.30L=51.17 R=135.00Δ=21°42'58"CHB=N79°08'55"WCH=50.86L=255.67R=630.00Δ=23°15'07"CHB=N42°52'06"ECH=253.92S0°12'52"E 195.67 I IIIIIIIIIIIIIIIIIIIIIIIIIII>>IIIIIIIIIIIIIIIIIIIIIIIIIIIIIIII>>>>RIM=865.83INV=857.0 EINV=858.6 NRIM=867.10INV=857.9 WINV=858.0 ERIM=867.94INV=863.1 SINV=862.9 NINV=870.21INV=872.10RIM=865.75INV=860.0 SINV=860.1 NRIM=869.20INV=864.9 SERIM=869.35INV=858.9RIM=871.15INV=859.7RIM=872.88INV=860.2RIM=873.49INV=862.4 NINV=862.5 SRIM=877.86INV=862.3RIM=873.77INV=862.2 NINV=862.2 WINV=865.7 ERIM=871.77INV=860.9 WINV=861.0 EINV=861.0 SRIM=869.26INV=856.8 EINV=856.8 WINV=862.7 NERIM=868.38INV=856.7 EINV=856.6 WINV=856.7 NRIM=868.61INV=859.1RIM=868.22INV=856.0 WINV=856.2 EINV=856.3 SRIM=865.99INV=856.1 EINV=856.1 WINV=861.3 SEN INV COUKLD NOT REACHRIM=865.81INV=861.7 SRIM=868.09INV=856.9 NINV=856.9 WINV=856.9 ERIM=867.87INV=860.3 WCOULD NOT SEE OTHER PIPESROAD DOWN TO 1 LANE VERY BUSY WILL TAKE ANOTHER LOOK AT DIFFERENT TIMEINV=859.18RIM=869.41INV=857.5 EINV=857.1 NEINV=857.1 SWRIM=869.04INV=863.3 SERIM=866.99INV=855.3 E/WINV=864.36RIM=867.60INV=863.7 SERIM=867.31INV=858.21>>>>UEOUOUOUOUOUOUGGUEUEOUOUOUOUOUOUOUOUOUOUOUOUOUUEUEUEUEUECOMCOMTRD 286TRD 383TRD 387TRD 352TRD 353TRD 318TRD 317TRD 316TRD 315TRD 397TRD 324TRD 340TRD 341TRD 344TRD 328TRD 327TRD 304TRD 305TRD 329TRD 346TRD 320TRD 338TRD 351TRD 338TRD 400TRD 382TRD 365TRD 358TRD 356TRD 362TRD 363TRD 371TRD 377TRD 367TRD 359TRD 364TRD 349TRD 332TRD 385TRD 334TRD 307TRD 321TRD 311TRD 343TRD 330TRD 312TRD 306TRD 314TRD 396TRD 303TRD 319TRD 323TRD 360TRD 356TRD 335TRD 302TRD 354TRD 336TRD 310TRD 309TRD 383TRD 322TRD 325TRD 345TRD 347TRD 339TRD 308TRD 348TRD 384TRD 388TRD 337TRD 326TRD 331TRD 333TRD 342TRD 313TRD 389TRD 381TRD 391TRD 346I
I>>>>>>6" PVC SAN STUBINV 859.346" PVC SAN STUBINV 858.62>>>>12" HDPE STUBINV=859.9212" HDPE STUBINV=858.1012" HDPE STUBINV=XXX865865870870
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5898-0003SHEETDMLJRAMENDOTAHEIGHTSAPARTMENTSMENDOTA HEIGHTS, MN01/06/20POPE ARCHITECTS, INC.1295 BANDANA BLVD N, SUITE 200ST. PAUL, MN 55108-2735(651) 642-9200 | FAX (651) 642-1101www.popearch.comCITY SUBMITTAL01/06/20WENCK ASSOCIATES, INC.7500 OLSON MEMORIAL HWY, SUITE 300GOLDEN VALLEY, MN 55427(763) 252-6800 | FAX (952) 831-1268WWW.WENCK.COMWARNING:THE CONTRACTOR SHALL BE RESPONSIBLE FOR CALLING FOR LOCATIONS OF ALL EXISTING UTILITIES. THEY SHALLCOOPERATE WITH ALL UTILITY COMPANIES IN MAINTAINING THEIR SERVICE AND/OR RELOCATION OF LINES.THE CONTRACTOR SHALL CONTACT GOPHER STATE ONE CALL AT 651-454-0002 AT LEAST 48 HOURS IN ADVANCE FORTHE LOCATIONS OF ALL UNDERGROUND WIRES, CABLES, CONDUITS, PIPES, MANHOLES, VALVES OR OTHER BURIEDSTRUCTURES BEFORE DIGGING. THE CONTRACTOR SHALL REPAIR OR REPLACE THE ABOVE WHEN DAMAGED DURINGCONSTRUCTION AT NO COST TO THE OWNER.GOPHER STATE ONE CALLTWIN CITY AREA: 651-454-0002TOLL FREE 1-800-252-1166CALL BEFORE YOU DIG11/18/19CONCEPT SUBMITTALCITY SUBMITTALC-003EXISTING CONDITIONSXX>>>>LOT LINEEASEMENT LINESETBACK LINEEXISTING RAILROAD TRACKEXISTING FENCE LINEEXISTING GUARD RAILEXISTING RETAINING WALL LINEEXISTING STORM SEWEREXISTING SANITARY SEWERFMEXISTING FORCEMAINIEXISTING WATERMAINIRRIRREXISTING IRRIGATION LINEGASGASEXISTING UNDERGROUND GAS LINECOMCOMEXISTING UNDERGROUND COMMUNICATION LINEF/OF/OEXISTING UNDERGROUND FIBER OPTIC LINEUEUEEXISTING UNDERGROUND ELECTRIC LINEOUEXISTING OVERHEAD UTILITY LINEEXISTING EDGE OF PAVEMENTEXISTING EDGE OF GRAVELEXISTING ROAD CENTERLINEEXISTING DITCH CENTERLINEWETEXISTING WETLAND BOUNDARYEXISTING TREE LINEEXISTING CONCRETE SURFACEEXISTING ASPHALT SURFACEEXISTING GRAVEL SURFACEEXISTING BUILDINGEXISTING MINOR CONTOUREXISTING MAJOR CONTOURRIGHT OF WAY LINESECTION LINEQUARTER LINEEXISTING EASEMENT LINEEXISTING PROPERTY LINEPROPERTY BOUNDARYEXISTING CURB AND GUTTEREXISTING SANITARY MANHOLEEXISTING CLEANOUTEXISTING STORM SEWER MANHOLEEXISTING STORM SEWER INLETEXISTING STORM SEWER INLETEXISTING FLARED END SECTIONEXISTING CURB STOPEXISTING HYDRANTEXISTING WATER WELLEXISTING WATER VALVEEXISTING AUTO SPRINKLEREXISTING POST INDICATOR VALVEEXISTING WATER METEREXISTING SPRINKLER HEADEXISTING IRRIGATION CONTROL VALVEEXISTING GAS MARKEREXISTING GAS VALVEEXISTING COMMUNICATIONS PEDESTALEXISTING TELEPHONE MANHOLEEXISTING ELECTRICAL PEDESTALEXISTING ELECTRIC METEREXISTING TRANSFORMEREXISTING SIGNEXISTING BOLLARD/POSTEXISTING UTILITY POLEEXISTING ANCHOR CABLEEXISTING LIGHT POLEEXISTING DECORATIVE LIGHTEXISTING STUMPEXISTING DECIDUOUS TREEEXISTING CONIFEROUS TREEEXISTING SHRUB/BUSHLEGENDEXISTING ELECTRIC MANHOLEEXISTING GAS METEREXISTING WETLAND
MAPLE STREETSTATE TRUNK HIGHWAY NO. 149 (DODD ROAD)LINDEN STREET>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>S47°53'03"E 109.95S46°27'59"E 102.26I IIIIIIIIIIIIIIIIIIIIIIIIII>>IIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIII>>>>RIM=865.83INV=857.0 EINV=858.6 NRIM=867.10INV=857.9 WINV=858.0 ERIM=867.94INV=863.1 SINV=862.9 NINV=870.21INV=872.10RIM=865.75INV=860.0 SINV=860.1 NRIM=869.20INV=864.9 SERIM=869.35INV=858.9RIM=871.15INV=859.7RIM=872.88INV=860.2RIM=873.49INV=862.4 NINV=862.5 SRIM=877.86INV=862.3RIM=873.77INV=862.2 NINV=862.2 WINV=865.7 ERIM=871.77INV=860.9 WINV=861.0 EINV=861.0 SRIM=869.26INV=856.8 EINV=856.8 WINV=862.7 NERIM=868.38INV=856.7 EINV=856.6 WINV=856.7 NRIM=868.61INV=859.1RIM=868.22INV=856.0 WINV=856.2 EINV=856.3 SRIM=865.99INV=856.1 EINV=856.1 WINV=861.3 SEN INV COUKLD NOT REACHRIM=865.81INV=861.7 SRIM=868.09INV=856.9 NINV=856.9 WINV=856.9 ERIM=867.87INV=860.3 WCOULD NOT SEE OTHER PIPESROAD DOWN TO 1 LANE VERY BUSY WILL TAKE ANOTHER LOOK AT DIFFERENT TIMEINV=859.18RIM=869.41INV=857.5 EINV=857.1 NEINV=857.1 SWRIM=869.04INV=863.3 SERIM=866.99INV=855.3 E/WINV=864.36RIM=867.60INV=863.7 SERIM=867.31INV=858.21>>>>UEOUOUOUOUOUOUGGUEUEOUOUOUOUOUOUOUOUOUOUOUOUOUUEUEUEUEUECOMCOMTRD 286TRD 383TRD 387TRD 352TRD 353TRD 317TRD 316TRD 315TRD 397TRD 324TRD 327TRD 304TRD 305TRD 338TRD 351TRD 338TRD 400TRD 382TRD 365TRD 358TRD 356TRD 362TRD 363TRD 371TRD 377TRD 367TRD 359TRD 364TRD 349TRD 332TRD 385TRD 334TRD 307TRD 311TRD 343TRD 391I
I>>>>>>6" PVC SAN STUBINV 859.346" PVC SAN STUBINV 858.62>>>>12" HDPE STUBINV=859.9212" HDPE STUBINV=858.1012" HDPE STUBINV=XXX865865865865870 8638638648648668
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888870870870870867868868869869871871 1111112222222223333333444555677788991011111181212131313132121212121212222212121232323232323242424242424242425262627272727272791014142020205898-0003SHEETDMLJRAMENDOTAHEIGHTSAPARTMENTSMENDOTA HEIGHTS, MN01/06/20POPE ARCHITECTS, INC.1295 BANDANA BLVD N, SUITE 200ST. PAUL, MN 55108-2735(651) 642-9200 | FAX (651) 642-1101www.popearch.comCITY SUBMITTAL01/06/20WENCK ASSOCIATES, INC.7500 OLSON MEMORIAL HWY, SUITE 300GOLDEN VALLEY, MN 55427(763) 252-6800 | FAX (952) 831-1268WWW.WENCK.COMWARNING:THE CONTRACTOR SHALL BE RESPONSIBLE FOR CALLING FOR LOCATIONS OF ALL EXISTING UTILITIES. THEY SHALLCOOPERATE WITH ALL UTILITY COMPANIES IN MAINTAINING THEIR SERVICE AND/OR RELOCATION OF LINES.THE CONTRACTOR SHALL CONTACT GOPHER STATE ONE CALL AT 651-454-0002 AT LEAST 48 HOURS IN ADVANCE FORTHE LOCATIONS OF ALL UNDERGROUND WIRES, CABLES, CONDUITS, PIPES, MANHOLES, VALVES OR OTHER BURIEDSTRUCTURES BEFORE DIGGING. THE CONTRACTOR SHALL REPAIR OR REPLACE THE ABOVE WHEN DAMAGED DURINGCONSTRUCTION AT NO COST TO THE OWNER.GOPHER STATE ONE CALLTWIN CITY AREA: 651-454-0002TOLL FREE 1-800-252-1166CALL BEFORE YOU DIG11/18/19CONCEPT SUBMITTALCITY SUBMITTALC-004REMOVAL PLAN ANDPRECONSTRUCTIONEROSION CONTROLPLANLEGENDEASEMENT LINEPROPERTY LINE TO BE VACATEDEASEMENT LINE TO BE VACATEDPROPERTY BOUNDARYREMOVE SIGNREMOVE LIGHT POLEREMOVE BITUMINOUS PAVEMENTREMOVE CONCRETE PAVEMENTREMOVE CURB AND GUTTERSAWCUT PAVEMENTCLEAR AND GRUB AREA1.SEE SHEET C-002 FOR ADDITIONAL PROJECT NOTES.2.CONSTRUCTION SITE SHALL HAVE STABILIZED EXIT AT ALL TIMES THROUGHOUTTHE DURATION OF THE PROJECT. CONTRACTOR IS ULTIMATELY RESPONSIBLETO PROTECT DOWNSTREAM WATERS FROM CONSTRUCTION RUNOFF.3.UNTRENCHED SILT FENCE OR ORANGE SNOW FENCE MAY BE USED FOR TREEPROTECTION.4.CONSTRUCTION LIMITS AND SILT FENCE SHOWN OFFSET FROM PROPERTY LINEFOR CLARITY, WHEN APPLICABLE.5.WATER SERVICES WERE NOT SURVEYED AND ARE SHOWN SCHEMATICALLY.CONTRACTOR SHALL POTHOLE AND VERIFY ELEVATION, LOCATION, SIZE, ANDMATERIAL, AND COORDINATE FINAL DESIGN WITH ENGINEER.NOTESREMOVE TREEROCK CONSTRUCTION ENTRANCESILT FENCEINLET PROTECTIONBIOROLLTREE PROTECTION1.SAWCUT BITUMINOUS PAVEMENT (TYP.)2.REMOVE CURB AND GUTTER (TYP.)3.REMOVE BITUMINOUS PAVEMENT (TYP.)4.REMOVE CONCRETE PAVEMENT (TYP.)5.CLEAR AND GRUB AREA (TYP.)6.CLEAR AND GURB AS NEEDED FOR CONSTRUCTION. DO NOT CLEAR ANDGRUB BEYOND PROPERTY LINE. (TYP.)7.REMOVE TREE (TYP.)8.REMOVE AND RELOCATE HANDHOLES/PEDESTALS AND UTILITY LINE(S) ASNEEDED FOR CONSTRUCTION. COORDINATE WITH UTILITY COMPANY.9.SALVAGE SIGN AND POST. SEE SHEET C-101 FOR REINSTALLATION LOCATION.10.SALVAGE LIGHTPOLE. COORDINATE WITH CITY ON REINSTALLATIONLOCATION.11.APPROXIMATE LIMITS OF TREE LINE AFTER CLEAR AND GRUB COMPLETED.COORDINATE ADDITIONAL TREE REMOVALS WITH OWNER AND LANDSCAPEARCHITECT.12.VACATED PROPERTY LINE13.VACATED EASEMENT LINE14.REMOVE SANITARY STUB TO MAIN15.THRU 19 NOT USED20.BIOROLL (TYP.) - SEE DETAIL21.SILT FENCE (TYP.) - SEE DETAIL22.ROCK CONSTRUCTION EXIT - SEE DETAIL23.INLET PROTECTION SEE DETAILS24.TREE PROTECTION - SEE NOTE 325.PROTECT EXISTING HYDRANT26.PROTECT EXISTING LIGHTPOLE27.PROTECT EXISTING STORM STRUCTURE AND PIPESKEYNOTES#
MAPLE STREETSTATE TRUNK HIGHWAY NO. 149 (DODD ROAD)LINDEN STREETOUOUOUOUOUOUGGOUOUOUOUOUOUOUOUOUOUOUOUOUCOMCOMPROPOSED MULTI-FAMILY / RESTAURANT29,304 SFMULTI-FAMILY FFE = 871'RESTAURANT FFE = 869.5'233482106127439'18'18'9'18'9'9'18'9'1
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'R30'R3.67'R3.67'R5'R10'R10'R3.67'R3.67'R3.67'R3.67'R3.67'R3.67'R3.67'R3.67'20.6'25.3'26.24'74.45'0.12'111111111R100'222222333233333333344555556R544'6778899101111111111111111111111111111111122222222212131313131313131313131313131414141515161616.45'171711181818181818R0.67'R5'R5'R5'3.33'2.95'3.36'3.33'3.33'3.66'1955898-0003SHEETDMLJRAMENDOTAHEIGHTSAPARTMENTSMENDOTA HEIGHTS, MN01/06/20POPE ARCHITECTS, INC.1295 BANDANA BLVD N, SUITE 200ST. PAUL, MN 55108-2735(651) 642-9200 | FAX (651) 642-1101www.popearch.comCITY SUBMITTAL01/06/20WENCK ASSOCIATES, INC.7500 OLSON MEMORIAL HWY, SUITE 300GOLDEN VALLEY, MN 55427(763) 252-6800 | FAX (952) 831-1268WWW.WENCK.COMWARNING:THE CONTRACTOR SHALL BE RESPONSIBLE FOR CALLING FOR LOCATIONS OF ALL EXISTING UTILITIES. THEY SHALLCOOPERATE WITH ALL UTILITY COMPANIES IN MAINTAINING THEIR SERVICE AND/OR RELOCATION OF LINES.THE CONTRACTOR SHALL CONTACT GOPHER STATE ONE CALL AT 651-454-0002 AT LEAST 48 HOURS IN ADVANCE FORTHE LOCATIONS OF ALL UNDERGROUND WIRES, CABLES, CONDUITS, PIPES, MANHOLES, VALVES OR OTHER BURIEDSTRUCTURES BEFORE DIGGING. THE CONTRACTOR SHALL REPAIR OR REPLACE THE ABOVE WHEN DAMAGED DURINGCONSTRUCTION AT NO COST TO THE OWNER.GOPHER STATE ONE CALLTWIN CITY AREA: 651-454-0002TOLL FREE 1-800-252-1166CALL BEFORE YOU DIG11/18/19CONCEPT SUBMITTALCITY SUBMITTALLOT LINEEASEMENT LINEEXISTING EASEMENT LINEEXISTING PROPERTY LINEPROPERTY BOUNDARYCURB AND GUTTER#PROPOSED PARKING COUNTBITUMINOUS PAVEMENTCONCRETE PAVEMENTRETAINING WALL [BY OTHERS]C-101SITE PLANLEGEND1.SEE SHEET C-002 FOR ADDITIONAL PROJECT NOTES.2.REFERENCE ARCHITECTURAL PLANS FOR UNDERGROUND PARKING COUNT.3.SEE SHEET C-601 FOR PAVING PLAN.4.IMPROVEMENTS WITHIN STATE TRUNK HIGHWAY 149 (DODD ROAD) ROW WERECOMPLETED AFTER SURVEY WAS COLLECTED. CONTRACTOR SHALL VERIFYLOCATION AND ELEVATION OF SIDEWALK AND CONFIRM PROPOSED SIDEWALKCONNECTION MEETS ALL ADA CRITERIA. CONTRACTOR SHALL VERIFYLOCATION OF POWER POLES WITHIN DODD ROAD ROW AND CONFIRM NOIMPACT IS REQUIRED. COORDINATE WITH UTILITY COMPANY AS NEEDED.NOTES1.MATCH EXISTING (TYP.)2.CONCRETE PAVEMENT (TYP.) - SEE SHEET C-6013.BITUMINOUS PAVEMENT (TYP.) - SEE SHEET C-6014.ADA CURB RAMP - SEE SHEET C-301 FOR DETAILED GRADING5.ADA CURB RAMP WITHIN PUBLIC ROW - SEE DETAIL6.ADA STALL WITH SIGN - SEE DETAILS7.VAN ADA STALL WITH SIGN - SEE DETAILS8.ADA AISLE - SEE DETAIL9.PAINT STRIPE (TYP.) - SEE DETAIL10.STRIPE 4" SWSL11.DOOR LOCATION/STRUCTURAL STOOP/STAIRS WITH LANDING - SEEARCHITECTURAL/STRUCTURAL PLANS FOR DETAIL AND PRECISE LOCATION12.RAMP TO UNDERGROUND PARKING - SEE ARCHITECTURAL/STRUCTURALPLANS FOR DETAIL (INCLUDING PAVEMENT TYPE) AND PRECISE LOCATION13.HANGING BALCONY/COLUMN - SEE ARCHITECTURAL/STRUCTURAL PLANS FORDETAIL AND PRECISE LOCATION14.STOP SIGN - SEE DETAIL15.INSTALL SALVAGED SIGNPOST - COORDINATE WITH CITY ON FINAL LOCATION16.INSTALL SALVAGED STREETLIGHT - COORDINATE WITH CITY ON FINALLOCATION17.SNOW STORAGE LOCATION18.RETAINING WALL BY OTHERS - COORDINATE WITH ARCHITECT19.PEDESTRIAN CROSSING SIGN - SEE DETAILKEYNOTES#SNOW STORAGE AREA
MAPLE STREETSTATE TRUNK HIGHWAY NO. 149 (DODD ROAD)LINDEN STREET>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>I IIIIIIIIIIIIIIIIIIIIIIIIII>>IIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIII>>>>RIM=865.83INV=857.0 EINV=858.6 NRIM=867.10INV=857.9 WINV=858.0 ERIM=867.94INV=863.1 SINV=862.9 NINV=870.21INV=872.10RIM=865.75INV=860.0 SINV=860.1 NRIM=869.20INV=864.9 SERIM=869.35INV=858.9RIM=871.15INV=859.7RIM=872.88INV=860.2RIM=873.49INV=862.4 NINV=862.5 SRIM=877.86INV=862.3RIM=873.77INV=862.2 NINV=862.2 WINV=865.7 ERIM=871.77INV=860.9 WINV=861.0 EINV=861.0 SRIM=869.26INV=856.8 EINV=856.8 WINV=862.7 NERIM=868.38INV=856.7 EINV=856.6 WINV=856.7 NRIM=868.61INV=859.1RIM=868.22INV=856.0 WINV=856.2 EINV=856.3 SRIM=865.99INV=856.1 EINV=856.1 WINV=861.3 SEN INV COUKLD NOT REACHRIM=865.81INV=861.7 SRIM=868.09INV=856.9 NINV=856.9 WINV=856.9 ERIM=867.87INV=860.3 WCOULD NOT SEE OTHER PIPESROAD DOWN TO 1 LANE VERY BUSY WILL TAKE ANOTHER LOOK AT DIFFERENT TIMEINV=859.18RIM=869.41INV=857.5 EINV=857.1 NEINV=857.1 SWRIM=869.04INV=863.3 SERIM=866.99INV=855.3 E/WINV=864.36RIM=867.60INV=863.7 SERIM=867.31INV=858.21>>>>UEOUOUOUOUOUOUGGUEUEOUOUOUOUOUOUOUOUOUOUOUOUOUUEUEUEUEUECOMCOMI
I>>>>>>6" PVC SAN STUBINV 859.346" PVC SAN STUBINV 858.62>>>>12" HDPE STUBINV=859.9212" HDPE STUBINV=858.1012" HDPE STUBINV=XXXPROPOSED MULTI-FAMILY / RESTAURANT29,304 SFMULTI-FAMILY FFE = 871'RESTAURANT FFE = 869.5'UNDERGROUND INFILTRATION SYSTEMADS MC-35008,100 SF FOOTPRINT27,500 CF STORAGEIE: 861.00100-YR HWL: 864.60'870870
868
869
8
6
9
867
868
869870868869870
8718658708628638648668678688698711111 111870
875
866866867
8
6
8
869871871871
872
873
874
87
6
87
7
870
875
880
8
8
5
868
869
871
872
873
874
876
877
878
879
881
88
2
88
3
8
8
4
8
8
6
866
8
6
6
86786786886886987087
5869871872
873
87
4
87
62233333334434455566666666777
5898-0003SHEETDMLJRAMENDOTAHEIGHTSAPARTMENTSMENDOTA HEIGHTS, MN01/06/20POPE ARCHITECTS, INC.1295 BANDANA BLVD N, SUITE 200ST. PAUL, MN 55108-2735(651) 642-9200 | FAX (651) 642-1101www.popearch.comCITY SUBMITTAL01/06/20WENCK ASSOCIATES, INC.7500 OLSON MEMORIAL HWY, SUITE 300GOLDEN VALLEY, MN 55427(763) 252-6800 | FAX (952) 831-1268WWW.WENCK.COMWARNING:THE CONTRACTOR SHALL BE RESPONSIBLE FOR CALLING FOR LOCATIONS OF ALL EXISTING UTILITIES. THEY SHALLCOOPERATE WITH ALL UTILITY COMPANIES IN MAINTAINING THEIR SERVICE AND/OR RELOCATION OF LINES.THE CONTRACTOR SHALL CONTACT GOPHER STATE ONE CALL AT 651-454-0002 AT LEAST 48 HOURS IN ADVANCE FORTHE LOCATIONS OF ALL UNDERGROUND WIRES, CABLES, CONDUITS, PIPES, MANHOLES, VALVES OR OTHER BURIEDSTRUCTURES BEFORE DIGGING. THE CONTRACTOR SHALL REPAIR OR REPLACE THE ABOVE WHEN DAMAGED DURINGCONSTRUCTION AT NO COST TO THE OWNER.GOPHER STATE ONE CALLTWIN CITY AREA: 651-454-0002TOLL FREE 1-800-252-1166CALL BEFORE YOU DIG11/18/19CONCEPT SUBMITTALCITY SUBMITTALC-201POST CONSTRUCTIONSTABILIZATION PLANEASEMENT LINEEXISTING EASEMENT LINEEXISTING PROPERTY LINEPROPERTY BOUNDARYROCK CONSTRUCTION EXITSILT FENCEINLET PROTECTIONEROSION CONTROL BLANKETSEED/SOD - SEE SHEET L-101TREE PROTECTIONEXISTING MINOR CONTOUREXISTING MAJOR CONTOURPROPOSED MINOR CONTOUR901PROPOSED MAJOR CONTOUR900GRADING LIMITSCONSTRUCTION LIMITS>>>>EXISTING STORM SEWEREXISTING STORM SEWER MANHOLEEXISTING STORM SEWER INLETEXISTING STORM SEWER INLETEXISTING FLARED END SECTIONEXISTING SANITARY MANHOLEEXISTING SANITARY SEWERIEXISTING WATERMAINEXISTING HYDRANTEXISTING WATER VALVESTORM MANHOLESTORM CATCH BASINSANITARY SEWERWATERMAINSANITARY MANHOLECLEANOUTHYDRANTGATE VALVESTORM SEWERLEGEND1.SEE SHEET C-002 FOR ADDITIONAL PROJECT NOTES.2.CONSTRUCTION SITE SHALL HAVE STABILIZED EXIT AT ALL TIMES THROUGHOUTTHE DURATION OF THE PROJECT. CONTRACTOR IS ULTIMATELY RESPONSIBLETO PROTECT DOWNSTREAM WATERS FROM CONSTRUCTION RUNOFF.3.UNTRENCHED SILT FENCE OR ORANGE SNOW FENCE MAY BE USED FOR TREEPROTECTION.4.CONSTRUCTION LIMITS AND SILT FENCE SHOWN OFFSET FROM PROPERTY LINEFOR CLARITY, WHEN APPLICABLE.5.EROSION CONTROL BLANKET SHALL BE INSTALLED ON ALL SLOPES 4:1 ANDSTEEPER UPON COMPLETION OF GRADING.NOTES1.SILT FENCE (TYP.) - SEE DETAIL2.CONSTRUCTION EXIT - SEE DETAIL, NOTE 23.INLET PROTECTION - SEE DETAIL4.TREE PROTECTION - SEE NOTE 35.EROSION CONTROL BLANKET - SEE DETAIL6.SEED/SOD (TYP.) - SEE SHEET L-1017.BIOROLL (TYP.) - SEE DETAILKEYNOTES#BIOROLL
865865870870
870
87
0 87087
5
87
5
875
8
8
0
88
0
8808
8
5
88
5 8638638648648
6
6
866
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6
7 868868868868868
868
86
9
869 86986986987
1
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87
1 871872
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2 872873
87
3
87
3
874
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4
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6
87
6
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6
8
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877
8
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8
7
9
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8
8
1
88
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8818
8
2
88
2
8828
8
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8838
8
4
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4
8848
8
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88
7 MAPLE STREETSTATE TRUNK HIGHWAY NO. 149 (DODD ROAD)LINDEN STREET>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>I IIIIIIIIIIIIIIIIIIIIIIIIII>>IIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIII>>>>RIM=865.83INV=857.0 EINV=858.6 NRIM=867.10INV=857.9 WINV=858.0 ERIM=867.94INV=863.1 SINV=862.9 NINV=870.21INV=872.10RIM=865.75INV=860.0 SINV=860.1 NRIM=869.20INV=864.9 SERIM=869.35INV=858.9RIM=871.15INV=859.7RIM=872.88INV=860.2RIM=873.49INV=862.4 NINV=862.5 SRIM=877.86INV=862.3RIM=873.77INV=862.2 NINV=862.2 WINV=865.7 ERIM=871.77INV=860.9 WINV=861.0 EINV=861.0 SRIM=869.26INV=856.8 EINV=856.8 WINV=862.7 NERIM=868.38INV=856.7 EINV=856.6 WINV=856.7 NRIM=868.61INV=859.1RIM=868.22INV=856.0 WINV=856.2 EINV=856.3 SRIM=865.99INV=856.1 EINV=856.1 WINV=861.3 SEN INV COUKLD NOT REACHRIM=865.81INV=861.7 SRIM=868.09INV=856.9 NINV=856.9 WINV=856.9 ERIM=867.87INV=860.3 WCOULD NOT SEE OTHER PIPESROAD DOWN TO 1 LANE VERY BUSY WILL TAKE ANOTHER LOOK AT DIFFERENT TIMEINV=859.18RIM=869.41INV=857.5 EINV=857.1 NEINV=857.1 SWRIM=869.04INV=863.3 SERIM=866.99INV=855.3 E/WINV=864.36RIM=867.60INV=863.7 SERIM=867.31INV=858.21>>>>UEOUOUOUOUOUOUGGUEUEOUOUOUOUOUOUOUOUOUOUOUOUOUUEUEUEUEUECOMCOMI
I>>>>>>6" PVC SAN STUBINV 859.346" PVC SAN STUBINV 858.62>>>>12" HDPE STUBINV=859.9212" HDPE STUBINV=858.1012" HDPE STUBINV=XXXPROPOSED MULTI-FAMILY / RESTAURANT29,304 SFMULTI-FAMILY FFE = 871'RESTAURANT FFE = 869.5'UNDERGROUND INFILTRATION SYSTEMADS MC-35008,100 SF FOOTPRINT27,500 CF STORAGEIE: 861.00100-YR HWL: 864.60'870870867
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%3.8%1.0%1.6%1.6%0.5%0.7%TC=66.57TC=68.09TC=68.925898-0003SHEETDMLJRAMENDOTAHEIGHTSAPARTMENTSMENDOTA HEIGHTS, MN01/06/20POPE ARCHITECTS, INC.1295 BANDANA BLVD N, SUITE 200ST. PAUL, MN 55108-2735(651) 642-9200 | FAX (651) 642-1101www.popearch.comCITY SUBMITTAL01/06/20WENCK ASSOCIATES, INC.7500 OLSON MEMORIAL HWY, SUITE 300GOLDEN VALLEY, MN 55427(763) 252-6800 | FAX (952) 831-1268WWW.WENCK.COMWARNING:THE CONTRACTOR SHALL BE RESPONSIBLE FOR CALLING FOR LOCATIONS OF ALL EXISTING UTILITIES. THEY SHALLCOOPERATE WITH ALL UTILITY COMPANIES IN MAINTAINING THEIR SERVICE AND/OR RELOCATION OF LINES.THE CONTRACTOR SHALL CONTACT GOPHER STATE ONE CALL AT 651-454-0002 AT LEAST 48 HOURS IN ADVANCE FORTHE LOCATIONS OF ALL UNDERGROUND WIRES, CABLES, CONDUITS, PIPES, MANHOLES, VALVES OR OTHER BURIEDSTRUCTURES BEFORE DIGGING. THE CONTRACTOR SHALL REPAIR OR REPLACE THE ABOVE WHEN DAMAGED DURINGCONSTRUCTION AT NO COST TO THE OWNER.GOPHER STATE ONE CALLTWIN CITY AREA: 651-454-0002TOLL FREE 1-800-252-1166CALL BEFORE YOU DIG11/18/19CONCEPT SUBMITTALCITY SUBMITTALC-301GRADING PLANEASEMENT LINEEXISTING EASEMENT LINEEXISTING PROPERTY LINEPROPERTY BOUNDARYPROPOSED MINOR CONTOUR901PROPOSED MAJOR CONTOUR900GRADING LIMITSFL=9XX.XXFG=9XX.XXME=9XX.XXSW=9XX.XXEP=9XX.XXEOF=9XX.XXTC=9XX.XXTW=9XX.XXBW=9XX.XXFLOW LINE ELEVATIONFINISHED GRADE ELEVATIONMATCH EXISTING ELEVATIONSIDEWALK ELEVATIONPAVEMENT ELEVATIONEMERGENCY OVERFLOW ELEVATIONTOP OF CURB ELEVATIONTOP OF WALL ELEVATIONBOTTOM OF WALL ELEVATION (AT GRADE)SURFACE GRADE & FLOW DIRECTIONEXISTING MINOR CONTOUREXISTING MAJOR CONTOUR>>>>EXISTING STORM SEWEREXISTING STORM SEWER MANHOLEEXISTING STORM SEWER INLETEXISTING STORM SEWER INLETEXISTING FLARED END SECTIONSTORM SEWERSTORM MANHOLESTORM CATCH BASINEXISTING SANITARY MANHOLEEXISTING SANITARY SEWERIEXISTING WATERMAINEXISTING HYDRANTEXISTING WATER VALVESANITARY SEWERWATERMAINSANITARY MANHOLECLEANOUTHYDRANTGATE VALVEHP=9XX.XXLP=9XX.XXTOP=9XX.XXTOE=9XX.XXRIM=9XX.XXHIGH POINT SPOT ELEVATIONLOW POINT SPOT ELEVATIONTOP OF DITCH SPOT ELEVATIONTOE OF DITCH SPOT ELEVATIONSTRUCTURE RIM SPOT ELEVATIONTNH=9XX.XXTOP NUT HYDRANT SPOT ELEVATIONSURFACE SLOPE (H:V) & FLOW DIRECTION3.0:11.00%3.0:1LEGEND1.SEE SHEET C-002 FOR ADDITIONAL PROJECT NOTES.NOTES
MAPLE STREETSTATE TRUNK HIGHWAY NO. 149 (DODD ROAD)LINDEN STREET>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>I IIIIIIIIIIIIIIIIIIIIIIIIII>>IIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIII>>>>RIM=865.83INV=857.0 EINV=858.6 NRIM=867.10INV=857.9 WINV=858.0 ERIM=867.94INV=863.1 SINV=862.9 NINV=870.21INV=872.10RIM=865.75INV=860.0 SINV=860.1 NRIM=869.20INV=864.9 SERIM=869.35INV=858.9RIM=871.15INV=859.7RIM=872.88INV=860.2RIM=873.49INV=862.4 NINV=862.5 SRIM=877.86INV=862.3RIM=873.77INV=862.2 NINV=862.2 WINV=865.7 ERIM=871.77INV=860.9 WINV=861.0 EINV=861.0 SRIM=869.26INV=856.8 EINV=856.8 WINV=862.7 NERIM=868.38INV=856.7 EINV=856.6 WINV=856.7 NRIM=868.61INV=859.1RIM=868.22INV=856.0 WINV=856.2 EINV=856.3 SRIM=865.99INV=856.1 EINV=856.1 WINV=861.3 SEN INV COUKLD NOT REACHRIM=865.81INV=861.7 SRIM=868.09INV=856.9 NINV=856.9 WINV=856.9 ERIM=867.87INV=860.3 WCOULD NOT SEE OTHER PIPESROAD DOWN TO 1 LANE VERY BUSY WILL TAKE ANOTHER LOOK AT DIFFERENT TIMEINV=859.18RIM=869.41INV=857.5 EINV=857.1 NEINV=857.1 SWRIM=869.04INV=863.3 SERIM=866.99INV=855.3 E/WINV=864.36RIM=867.60INV=863.7 SERIM=867.31INV=858.21>>>>UEOUOUOUOUOUOUGGUEUEOUOUOUOUOUOUOUOUOUOUOUOUOUUEUEUEUEUECOMCOMI
I>>>>>>6" PVC SAN STUBINV 859.346" PVC SAN STUBINV 858.62>>>>12" HDPE STUBINV=859.9212" HDPE STUBINV=858.1012" HDPE STUBINV=XXXPROPOSED MULTI-FAMILY / RESTAURANT29,304 SFMULTI-FAMILY FFE = 871'RESTAURANT FFE = 869.5'UNDERGROUND INFILTRATION SYSTEMADS MC-35008,100 SF FOOTPRINT27,500 CF STORAGEIE: 861.00100-YR HWL: 864.60'870870870
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869
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868
869 BLDG SAN SERVICE8" INV OUT=858.97 (S)SEE MEP PLANS FOR CONTINUATIONVERIFY LOCATION AND ELEVATION8 LF OF 8" PVC @ 2.00%SAN STUB CONNECTION8" INV IN=858.80 (N)VERIFY LOCATION, SIZE, MATERIAL, AND ELEVATION6" DIP WM SERVICESEE MEP PLANS FOR CONTINUATIONVERIFY LOCATION AND ELEVATION22.5° BEND8" DIP WM SERVICESEE MEP PLANS FOR CONTINUATIONVERIFY LOCATION AND ELEVATION45° BEND8" GVCONNECT TO EXISTING 8" DIP STUBVERIFY LOCATION, SIZE, MATERIAL, AND ELEVATION6" GVWET TAP EXISTING 8" DIP WM WITH 8"x6" TEEVERIFY LOCATION, SIZE, MATERIAL, AND ELEVATION11.25° BENDWET TAP EXISTING 8" DIP WM WITH 8"x6" TEEVERIFY LOCATION, SIZE, MATERIAL, AND ELEVATION6" GV6
"
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45° BEND6" DIP WM SERVICESEE MEP PLANS FOR CONTINUATIONVERIFY LOCATION AND ELEVATION8" DIP WM SERVICESEE MEP PLANS FOR CONTINUATIONVERIFY LOCATION AND ELEVATION6" GV6" HYDRANT8" DIP WM
8" GV8"x6" TEE11.25° BENDCONNECT TO EXISTING 8" DIP STUBVERIFY LOCATION, SIZE, MATERIAL, AND ELEVATION5898-0003SHEETDMLJRAMENDOTAHEIGHTSAPARTMENTSMENDOTA HEIGHTS, MN01/06/20POPE ARCHITECTS, INC.1295 BANDANA BLVD N, SUITE 200ST. PAUL, MN 55108-2735(651) 642-9200 | FAX (651) 642-1101www.popearch.comCITY SUBMITTAL01/06/20WENCK ASSOCIATES, INC.7500 OLSON MEMORIAL HWY, SUITE 300GOLDEN VALLEY, MN 55427(763) 252-6800 | FAX (952) 831-1268WWW.WENCK.COMWARNING:THE CONTRACTOR SHALL BE RESPONSIBLE FOR CALLING FOR LOCATIONS OF ALL EXISTING UTILITIES. THEY SHALLCOOPERATE WITH ALL UTILITY COMPANIES IN MAINTAINING THEIR SERVICE AND/OR RELOCATION OF LINES.THE CONTRACTOR SHALL CONTACT GOPHER STATE ONE CALL AT 651-454-0002 AT LEAST 48 HOURS IN ADVANCE FORTHE LOCATIONS OF ALL UNDERGROUND WIRES, CABLES, CONDUITS, PIPES, MANHOLES, VALVES OR OTHER BURIEDSTRUCTURES BEFORE DIGGING. THE CONTRACTOR SHALL REPAIR OR REPLACE THE ABOVE WHEN DAMAGED DURINGCONSTRUCTION AT NO COST TO THE OWNER.GOPHER STATE ONE CALLTWIN CITY AREA: 651-454-0002TOLL FREE 1-800-252-1166CALL BEFORE YOU DIG11/18/19CONCEPT SUBMITTALCITY SUBMITTALC-401UTILITY PLANEASEMENT LINEEXISTING EASEMENT LINEEXISTING PROPERTY LINEPROPERTY BOUNDARYEXISTING MINOR CONTOUREXISTING MAJOR CONTOUREXISTING SANITARY MANHOLEEXISTING STORM SEWER MANHOLEEXISTING STORM SEWER INLETEXISTING STORM SEWER INLETEXISTING FLARED END SECTIONEXISTING HYDRANTEXISTING WATER VALVE>>>>EXISTING STORM SEWEREXISTING SANITARY SEWERIEXISTING WATERMAINSTORM SEWERSANITARY SEWERWATERMAINSTORM MANHOLESTORM CATCH BASINSANITARY MANHOLECLEANOUTHYDRANTGATE VALVEPROPOSED MINOR CONTOUR901PROPOSED MAJOR CONTOUR900LEGEND1.SEE SHEET C-002 FOR ADDITIONAL PROJECT NOTES.2.CONTRACTOR SHALL VERIFY LOCATION, SIZE, INVERT, AND MATERIAL OF ALLUTILITY CONNECTIONS TO UTILITY MAINS AND STUBS.NOTES
MAPLE STREETSTATE TRUNK HIGHWAY NO. 149 (DODD ROAD)LINDEN STREET>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>I IIIIIIIIIIIIIIIIIIIIIIIIII>>IIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIII>>>>RIM=865.83INV=857.0 EINV=858.6 NRIM=867.10INV=857.9 WINV=858.0 ERIM=867.94INV=863.1 SINV=862.9 NINV=870.21INV=872.10RIM=865.75INV=860.0 SINV=860.1 NRIM=869.20INV=864.9 SERIM=869.35INV=858.9RIM=871.15INV=859.7RIM=872.88INV=860.2RIM=873.49INV=862.4 NINV=862.5 SRIM=877.86INV=862.3RIM=873.77INV=862.2 NINV=862.2 WINV=865.7 ERIM=871.77INV=860.9 WINV=861.0 EINV=861.0 SRIM=869.26INV=856.8 EINV=856.8 WINV=862.7 NERIM=868.38INV=856.7 EINV=856.6 WINV=856.7 NRIM=868.61INV=859.1RIM=868.22INV=856.0 WINV=856.2 EINV=856.3 SRIM=865.99INV=856.1 EINV=856.1 WINV=861.3 SEN INV COUKLD NOT REACHRIM=865.81INV=861.7 SRIM=868.09INV=856.9 NINV=856.9 WINV=856.9 ERIM=867.87INV=860.3 WCOULD NOT SEE OTHER PIPESROAD DOWN TO 1 LANE VERY BUSY WILL TAKE ANOTHER LOOK AT DIFFERENT TIMEINV=859.18RIM=869.41INV=857.5 EINV=857.1 NEINV=857.1 SWRIM=869.04INV=863.3 SERIM=866.99INV=855.3 E/WINV=864.36RIM=867.60INV=863.7 SERIM=867.31INV=858.21>>>>UEOUOUOUOUOUOUGGUEUEOUOUOUOUOUOUOUOUOUOUOUOUOUUEUEUEUEUECOMCOMI
I>>>>>>6" PVC SAN STUBINV 859.346" PVC SAN STUBINV 858.62>>>>12" HDPE STUBINV=859.9212" HDPE STUBINV=858.1012" HDPE STUBINV=XXXPROPOSED MULTI-FAMILY / RESTAURANT29,304 SFMULTI-FAMILY FFE = 871'RESTAURANT FFE = 869.5'UNDERGROUND INFILTRATION SYSTEMADS MC-35008,100 SF FOOTPRINT27,500 CF STORAGEIE: 861.00100-YR HWL: 864.60'870868869868870868869 868869
870870870
867
868
869869
869
8718658658708628628638638648648668668678678688688698698688708
6
9
870868869CBMH 106RIM=869.2212" INV IN=864.00 (NE)12" INV OUT=863.36 (SW)STMH 107RIM=868.0512" INV IN=863.89 (W)STMH 104RIM=868.1512" INV IN=862.38 (NE)12" INV IN=862.38 (SE)12" INV OUT=862.38 (SW)CB 101RIM=867.2212" INV OUT=862.05 (W)CB 105RIM=867.4012" INV OUT=862.67 (NW)CBMH 100RIM=866.9912" INV IN=861.09 (E)18" INV IN=861.09 (N)18" INV OUT=861.09 (SW)TRENCH DRAIN 2RIM=865.5412" INV OUT=864.30 (SW)UNDG OUTLET12" INV=864.08TRENCH DRAIN 1RIM=865.2312" INV OUT=864.00 (W)UNDG INLET18" INV=861.0030 LF OF 12" RCP @ 1.00%98 LF OF 12" RCP @ 1.00%15 LF OF 12" RCP @ 1.00%29 LF OF 12" RCP @ 1.00%48 LF OF 12" RCP @ 2.00%19 LF OF 18" RCP @ 1.00%47 LF OF 12" RCP @ 0.40%9 LF OF 18" RCP @ 1.00%CBMH 102RIM=866.6715" INV IN=861.29 (N)18" INV OUT=861.28 (S)67 LF OF 15" RCP @ 1.00%STMH 103RIM=867.8612" INV IN=861.96 (NE)12" INV IN=863.85 (E)15" INV OUT=861.96 (S)42 LF OF 12" RCP @ 1.00%CORE RECTANGULAR ORIFICE INTO EXISTINGOUTLET CONTROL STRUCTURE ON NORTHWEST SIDEORIFICE TO BE 30" LONG x 6" TALLIE: 867.00'5898-0003SHEETDMLJRAMENDOTAHEIGHTSAPARTMENTSMENDOTA HEIGHTS, MN01/06/20POPE ARCHITECTS, INC.1295 BANDANA BLVD N, SUITE 200ST. PAUL, MN 55108-2735(651) 642-9200 | FAX (651) 642-1101www.popearch.comCITY SUBMITTAL01/06/20WENCK ASSOCIATES, INC.7500 OLSON MEMORIAL HWY, SUITE 300GOLDEN VALLEY, MN 55427(763) 252-6800 | FAX (952) 831-1268WWW.WENCK.COMWARNING:THE CONTRACTOR SHALL BE RESPONSIBLE FOR CALLING FOR LOCATIONS OF ALL EXISTING UTILITIES. THEY SHALLCOOPERATE WITH ALL UTILITY COMPANIES IN MAINTAINING THEIR SERVICE AND/OR RELOCATION OF LINES.THE CONTRACTOR SHALL CONTACT GOPHER STATE ONE CALL AT 651-454-0002 AT LEAST 48 HOURS IN ADVANCE FORTHE LOCATIONS OF ALL UNDERGROUND WIRES, CABLES, CONDUITS, PIPES, MANHOLES, VALVES OR OTHER BURIEDSTRUCTURES BEFORE DIGGING. THE CONTRACTOR SHALL REPAIR OR REPLACE THE ABOVE WHEN DAMAGED DURINGCONSTRUCTION AT NO COST TO THE OWNER.GOPHER STATE ONE CALLTWIN CITY AREA: 651-454-0002TOLL FREE 1-800-252-1166CALL BEFORE YOU DIG11/18/19CONCEPT SUBMITTALCITY SUBMITTAL>>>>IC-501STORM SEWER PLANLEGEND1.SEE SHEET C-002 FOR ADDITIONAL PROJECT NOTES.NOTESEASEMENT LINEEXISTING EASEMENT LINEEXISTING PROPERTY LINEPROPERTY BOUNDARYEXISTING MINOR CONTOUREXISTING MAJOR CONTOUREXISTING SANITARY MANHOLEEXISTING STORM SEWER MANHOLEEXISTING STORM SEWER INLETEXISTING STORM SEWER INLETEXISTING FLARED END SECTIONEXISTING HYDRANTEXISTING WATER VALVEEXISTING STORM SEWEREXISTING SANITARY SEWEREXISTING WATERMAINSTORM SEWERSANITARY SEWERWATERMAINSTORM MANHOLESTORM CATCH BASINSANITARY MANHOLECLEANOUTHYDRANTGATE VALVEPROPOSED MINOR CONTOUR901PROPOSED MAJOR CONTOUR900
PROPOSED MULTI-FAMILY / RESTAURANT29,304 SFMULTI-FAMILY FFE = 871'RESTAURANT FFE = 869.5'UNDERGROUND INFILTRATION SYSTEMADS MC-35008,100 SF FOOTPRINT27,500 CF STORAGEIE: 861.00100-YR HWL: 864.60'MAPLE STREETSTATE TRUNK HIGHWAY NO. 149 (DODD ROAD)LINDEN STREETUEOUOUOUOUOUOUGGUEUEOUOUOUOUOUOUOUOUOUOUOUOUOUUEUEUEUEUECOMCOMTRD 316TRD 3246" PVC SAN STUBINV 859.346" PVC SAN STUBINV 858.62TRD 360TRD 356TRD 354TRD 302TRD 335TRD 383TRD 336TRD 310TRD 309TRD 322TRD 325TRD 345TRD 313TRD 303TRD 393TRD 314TRD 306TRD 312TRD 330TRD 333TRD 342TRD 389TRD 323TRD 319TRD 321TRD 347TRD 384TRD 331TRD 337TRD 326TRD 388TRD 381TRD 339TRD 308TRD 320TRD 348TRD 346TRD 329TRD 328TRD 344TRD 341(1) AR(1) AR(1) QB(1) QB(1) QB(1) PT(1) PT(1) PT(1) PT(1) PT(1) PT(1) QB(5) AJ(4) SR(4) TA(4) TA(2) TA(1) AK(1) PA(4) JC(1) PA(2) AK(4) PA(3) SA(23) DS(6) SA(3) DS(7) HA(3) DS(3) DS(3) DS(3) DS(3) DS(3) DS(3) DS(3) DS(4) DS(4) DS(4) DS(4) DS(11) SA(3) SA(7) HA(7) HA(7) HA(7) HA(7) HA(7) HA5898-0003SHEETDMLJRAMENDOTAHEIGHTSAPARTMENTSMENDOTA HEIGHTS, MN01/06/20POPE ARCHITECTS, INC.1295 BANDANA BLVD N, SUITE 200ST. PAUL, MN 55108-2735(651) 642-9200 | FAX (651) 642-1101www.popearch.comCITY SUBMITTAL01/06/20WENCK ASSOCIATES, INC.7500 OLSON MEMORIAL HWY, SUITE 300GOLDEN VALLEY, MN 55427(763) 252-6800 | FAX (952) 831-1268WWW.WENCK.COMWARNING:THE CONTRACTOR SHALL BE RESPONSIBLE FOR CALLING FOR LOCATIONS OF ALL EXISTING UTILITIES. THEY SHALLCOOPERATE WITH ALL UTILITY COMPANIES IN MAINTAINING THEIR SERVICE AND/OR RELOCATION OF LINES.THE CONTRACTOR SHALL CONTACT GOPHER STATE ONE CALL AT 651-454-0002 AT LEAST 48 HOURS IN ADVANCE FORTHE LOCATIONS OF ALL UNDERGROUND WIRES, CABLES, CONDUITS, PIPES, MANHOLES, VALVES OR OTHER BURIEDSTRUCTURES BEFORE DIGGING. THE CONTRACTOR SHALL REPAIR OR REPLACE THE ABOVE WHEN DAMAGED DURINGCONSTRUCTION AT NO COST TO THE OWNER.GOPHER STATE ONE CALLTWIN CITY AREA: 651-454-0002TOLL FREE 1-800-252-1166CALL BEFORE YOU DIG11/18/19CONCEPT SUBMITTALCITY SUBMITTALL-101LANDSCAPE PLANLOT LINEEASEMENT LINESETBACK LINERIGHT OF WAY LINESECTION LINEQUARTER LINEEXISTING EASEMENT LINEEXISTING PROPERTY LINEPROPERTY BOUNDARYLEGENDDECIDUOUS TREECONIFEROUS TREESHRUB/PERENNIAL PLANTEXISTING BUFFER TREESPROPOSED ROCK MULCHSEED
5898-0003SHEETDMLJRAMENDOTAHEIGHTSAPARTMENTSMENDOTA HEIGHTS, MN01/06/20POPE ARCHITECTS, INC.1295 BANDANA BLVD N, SUITE 200ST. PAUL, MN 55108-2735(651) 642-9200 | FAX (651) 642-1101www.popearch.comCITY SUBMITTAL01/06/20WENCK ASSOCIATES, INC.7500 OLSON MEMORIAL HWY, SUITE 300GOLDEN VALLEY, MN 55427(763) 252-6800 | FAX (952) 831-1268WWW.WENCK.COMWARNING:THE CONTRACTOR SHALL BE RESPONSIBLE FOR CALLING FOR LOCATIONS OF ALL EXISTING UTILITIES. THEY SHALLCOOPERATE WITH ALL UTILITY COMPANIES IN MAINTAINING THEIR SERVICE AND/OR RELOCATION OF LINES.THE CONTRACTOR SHALL CONTACT GOPHER STATE ONE CALL AT 651-454-0002 AT LEAST 48 HOURS IN ADVANCE FORTHE LOCATIONS OF ALL UNDERGROUND WIRES, CABLES, CONDUITS, PIPES, MANHOLES, VALVES OR OTHER BURIEDSTRUCTURES BEFORE DIGGING. THE CONTRACTOR SHALL REPAIR OR REPLACE THE ABOVE WHEN DAMAGED DURINGCONSTRUCTION AT NO COST TO THE OWNER.GOPHER STATE ONE CALLTWIN CITY AREA: 651-454-0002TOLL FREE 1-800-252-1166CALL BEFORE YOU DIG11/18/19CONCEPT SUBMITTALCITY SUBMITTALL-102LANDSCAPE DETAILSAND NOTES1.TREES AND SHRUBS SHALL BE PROVIDED IN THE QUANTITY, SIZE, GENUS, SPECIES, AND VARIETY ASCHOSEN BY THE OWNER/OWNER AS LISTED ON THE LANDSCAPE PLAN L 101.2.TREES AND SHRUBS SHALL BE HEALTHY, VIGOROUS STOCK, GROWN IN RECOGNIZED NURSERY INACCORDANCE WITH GOOD HORTICULTURAL PRACTICE AND FREE OF DISEASE, INSECTS, EGGS, LARVAE,AND DEFECTS.3.OWNER RETAINS THE RIGHT TO INSPECT TREES AND SHRUBS FOR SIZE AND CONDITION OF BALLS ANDROOT SYSTEMS, INSECTS, INJURIES, AND LATENT DEFECTS, AND TO REJECT UNSATISFACTORY ORDEFECTIVE MATERIAL AT ANY TIME DURING PROGRESS OF WORK.4.NURSERY STOCK SHALL BE DELIVERED DIRECTLY FROM NURSERY. HEEL IN IMMEDIATELY UPONDELIVERY IF NOT TO BE PLANTED WITHIN FOUR HOURS, COVERING WITH MOIST SOIL OR MULCH TOPROTECT FROM DRYING. STORE PLANTS IN SHADE AND PROTECT FROM WEATHER.5.PROTECTION FROM EXTREMES IN EXPOSURE AND ROUGH HANDLING SHALL BE PROVIDED FOR ALLPLANT MATERIALS DURING TRANSPORT AND STORAGE.6.THE CONTRACTOR SHALL NOTIFY THE OWNER 48 HOURS PRIOR TO PLANTING SO THAT A MUTUALLYAGREEABLE TIME MAY BE ARRANGED FOR INSPECTION.7.LAY OUT INDIVIDUAL TREE AND SHRUB LOCATIONS WITH STAKES CENTERED AT PROPOSED PLANTINGLOCATIONS FOR APPROVAL BY OWNER.8.DO NOT START PLANTING WORK UNTIL LAYOUT IS APPROVED BY THE OWNER.1.UPON APPROVAL OF STAKING LOCATIONS CONTRACTOR SHALL EXCAVATE PLANTING HOLES CENTEREDAT STAKED LOCATIONS.2.DIG HOLES AS DETAILED AND TO A DIAMETER A MINIMUM OF TWO TIMES THE DIAMETER OF THE ROOTBALL OR CONTAINER.3.REMOVE STICKS, RUBBISH, FOREIGN MATERIALS AND UNDESIRABLE PLANTS AND THEIR ROOTS.REMOVE STONES MEASURING OVER 1-1/2 INCHES IN ANY DIMENSIONS.4.SET BALLED AND BURLAPPED (B&B) STOCK ON LAYER OF COMPACTED PLANTING SOIL MIXTURE, PLUMBAND IN CENTER OF PIT OR TRENCH WITH TOP OF ALL AT SAME ELEVATION AS ADJACENT FINISHEDLANDSCAPE GRADES.5.ROOT FLARE OF THE TREE MUST BE ABOVE FINISHED GRADE.6.CUT ALL CORDS AND TWIN AND REMOVE WIRE BASKET AND BURLAP FROM TOP AND SIDES OF BALLS;RETAIN BURLAP ON BOTTOMS.7.WHEN SET, PLACE ADDITIONAL PLANTING SOIL BACKFILL AROUND BASE AND SIDES OF BALL, AND WORKEACH LAYER TO SETTLE BACKFILL AND ELIMINATE VOIDS AND AIR POCKETS.8.WHEN EXCAVATION IS APPROXIMATELY 2/3 FULL, WATER THOROUGHLY BEFORE PLACING REMAINDEROF BACKFILL.9.REPEAT WATERING UNTIL NO MORE IS ABSORBED. WATER AGAIN AFTER PLACING FINAL LAYER OFBACKFILL.10.FOR CONTAINER GROWN STOCK, SAME AS FOR BALLED AND BURLAPPED STOCK, EXCEPT CUTCONTAINERS ON SIDES INTO QUARTERS WITH SHEAR. REMOVE CONTAINER BEFORE SETTING PLANTSO AS NOT TO DAMAGE ROOT BALLS.11.WATER EACH PLANT WITHIN 2 HOURS OF PLANTING.12.ALL PLANTINGS TO BE MULCHED UNLESS OTHERWISE NOTED ON THE PLAN.13.PLACE 4-INCH THICKNESS OF MULCH AROUND TREES AND SHRUBS WITHIN A PERIOD OF 48 HOURSAFTER THE SECOND WATERING.14.DO NOT PLACE MULCH IN DIRECT CONTACT WITH TRUNKS OR STEMS.1.LANDSCAPE WORK WILL BE INSPECTED FOR ACCEPTANCE IN PARTS AGREEABLE TO THE OWNER,PROVIDED WORK OFFERED FOR INSPECTION IS COMPLETE, INCLUDING MAINTENANCE, FOR THEPORTION IN QUESTION.2.AT THE CONCLUSION OF THE ESTABLISHMENT PERIOD, WHICH WILL BE ONE YEAR FOLLOWING INITIALINSTALLATION A FINAL INSPECTION OF PLANTING WILL BE MADE TO DETERMINE THE CONDITIONS OFAREAS SPECIFIED FOR LANDSCAPING.3.WHEN INSPECTED LANDSCAPE WORK DOES NOT COMPLY WITH REQUIREMENTS, REPLACE REJECTEDWORK AND CONTINUE SPECIFIED MAINTENANCE UNTIL RE-INSPECTED BY OWNER AND FOUND TO BEACCEPTABLE. REMOVE REJECTED PLANTS AND MATERIALS FROM SITE.1.WHEN INSPECTED LANDSCAPE WORK DOES NOT COMPLY WITH REQUIREMENTS, REPLACE REJECTEDWORK AND CONTINUE SPECIFIED MAINTENANCE UNTIL RE-INSPECTED BY OWNER AND FOUND TO BEACCEPTABLE. REMOVE REJECTED PLANTS AND MATERIALS FROM SITE.2.BEGIN MAINTENANCE IMMEDIATELY AFTER PLANTING.3.MAINTAIN TREES AND BUSHES INCLUDING WATERING FOR ONE YEAR AFTER ACCEPTANCE BY OWNER.IT IS CONTRACTORS RESPONSIBILITY FOR COORDINATE WATERING.4.TRIM, PRUNE, REMOVE CLIPPINGS AND DEAD OR BROKEN BRANCHES, AND TREAT PRUNED AREAS ANDOTHER WOUNDS.5.IT IS THE CONTRACTOR'S OPTION WHETHER OR NOT TO STAKE TREES. THE CONTRACTOR ISRESPONSIBLE FOR MAINTAINING TREES IN AN UPRIGHT POSITION THROUGHOUT THE ONE-YEARGUARANTEE PERIOD.1.PLANT MATERIAL SHALL BE GUARANTEED FOR ONE FULL YEAR AFTER OWNER ACCEPTANCE AND SHALLBE ALIVE AND IN SATISFACTORY CONDITION AT THE END OF THE GUARANTEE PERIOD. SUCHGUARANTEE EXCLUDES VANDALISM.2.AT THE END OF THE ONE-YEAR GUARANTEE PERIOD, INSPECTION WILL BE MADE BY THE OWNER UPONWRITTEN NOTICE BY THE CONTRACTOR AT LEAST FIVE DAYS BEFORE THE ANTICIPATED DATE. ANYPLANT MATERIAL REQUIRED UNDER THE CONTRACT THAT IS DEAD OR NOT IN SATISFACTORYCONDITION, AS DETERMINED BY THE OWNER, SHALL BE REMOVED FROM THE SITE, AND SHALL BEREPLACED AS SOON AS CONDITIONS PERMIT DURING THE NORMAL PLANTING SEASONS.3.THE OPINION OF THE OWNER SHALL GOVERN IN ANY AND ALL DISPUTES BY THE CONTRACTORREGARDING THE CONDITION AND DISPOSITION OF UNSATISFACTORY MAINTENANCE PROCEDURES ORREJECTED PLANTS.4.ALL REPLACEMENTS SHALL BE PLANT MATERIAL OF THE SAME KIND AND SIZE AS SPECIFIED IN THEPLANT LIST. REPLACEMENT COSTS SHALL BE BORNE BY THE CONTRACTOR.5.REPLACEMENT PLANTINGS REQUIRED AT THE END OF THE GUARANTEE PERIOD ARE NOT TO BEGUARANTEED. THE PLANT MATERIAL IS SUBJECT TO INSPECTION AND REJECTION BY THE OWNERBEFORE AND AFTER PLANTING.1.EDGE RESTRAINT BETWEEN PLANTING BEDS AND TURF SHALL BE BLACK COMMERCIAL GRADELANDSCAPE EDGING BY COL-MET OR APPROVED EQUAL, 6"x12 GAUGE STEEL.2.THE ESTABLISHMENT PERIOD FOR SOD SHALL BEGIN IMMEDIATELY AFTER INSTALLATION, WITH THEAPPROVAL OF THE OWNER, AND CONTINUE UNTIL THE DATE THAT THE OWNER PERFORMS A FINALINSPECTION.3.THE ESTABLISHMENT PERIOD FOR SODDED AREAS IS 1 YEAR.4.SOD SHALL CONFORM TO MNDOT SPEC. 3878.2.A MINERAL SOD; SOD SPECIES COMPOSITION SHALL BEMINNESOTA STATE SEED MIX 25-151 - HIGH MAINTENANCE TURF.5.FERTILIZER SHALL CONFORM TO MNDOT SPEC. 3881, TYPE 2 PHOSPHOROUS-FREE.6.FERTILIZER SHALL HAVE A FORMULA (N-P-K) AS DETERMINED BY THE RESULTS OF A SOIL TEST.CONTRACTOR TO CONDUCT SOIL TEST AND PROVIDE RESULTS ALONG WITH RECOMMENDED FERTILIZERFORMULA TO OWNER FOR REVIEW AND APPROVAL PRIOR TO APPLICATION.7.TOPSOIL SHALL BE IMPORTED AND CONFORM TO MNDOT SPEC. 3877.2B LOAM TOPSOIL BORROW.TOPSOIL SHALL BE SCREENED, PULVERIZED, AND CONTAIN LESS THAN 30% CLAY.8.6" OF TOPSOIL SHALL BE PLACED IN ALL SEEDING AREAS.9.INSTALLATION OF SOD SHALL OCCUR WITHIN ONE (1) WEEK OF COMPLETING THE GRADING.10.PLACE ALL SOD STRIPS WITH LONG EDGES PARALLEL TO THE CONTOURS. STAGGER ALL JOINTSALTERNATELY WITHOUT SPACE BETWEEN. SECURE THE SOD TO SLOPES WITH BIODEGRADABLE ANCHORSYSTEMS.11.CONTRACTOR SHALL BE RESPONSIBLE FOR WATER DURING THE PLANTING ESTABLISHMENT PERIOD.THE IRRIGATION SYSTEM CONTRACTOR SHALL BE RESPONSIBLE FOR THE FOLLOWING:1.COORDINATION WITH ALL OTHER TRADES.2.DETAILED DESIGN OF AN IRRIGATION SYSTEM FOR THE SITE. THE LIMITS OF THE AREA TO BE IRRIGATEDARE INDICATED ON THE DRAWINGS. DESIGN SHALL INCLUDE PIPE SIZING, HEAD SELECTION, LOCATIONSOF HEADS, ZONING, AND CONTROL SYSTEMS. DESIGN SHALL PROVIDE NO OVERSPRAY ONTO WALKS.IRRIGATION PLAN, DESIGN DETAILS AND PRODUCT SHEETS SHALL BE SUBMITTED TO THE ENGINEER ANDOWNER FOR REVIEW AND APPROVAL PRIOR TO PURCHASING ANY MATERIALS.3.LABOR AND MATERIALS NECESSARY TO INSTALL A NEW IRRIGATION SYSTEM AS SHOWN IN GENERAL ONTHE PLAN. THE IRRIGATION CONTRACTOR SHALL ALSO BE RESPONSIBLE FOR FURNISHING ANDINSTALLING THE IRRIGATION CONTROL SYSTEM ALONG WITH ANY CONNECTIONS MADE TO THE WATERSERVICE.4.TESTING OF THE COMPLETE IRRIGATION SYSTEM.5.STARTUP AND ADJUSTMENT OF THE SYSTEM.6.PROVIDE OWNER'S EMPLOYEES WITH OPERATIONAL TRAINING ONSITE AND SUBMIT OPERATION ANDMAINTENANCE MANUALS FOR ALL COMPONENTS.7.AS-BUILT DRAWINGS SHOWING THE LOCATION AND FEATURES OF ALL IRRIGATION COMPONENTS.1.ALL WORK AND MATERIALS TO BE IN FULL ACCORDANCE WITH LATEST RULES AND REGULATIONS OF THEDIVISION OF INDUSTRIAL SAFETY, THE UNIFORM PLUMBING CODE, NATIONAL ELECTRIC CODE, AMERICANSWITH DISABILITIES, AND OTHER APPLICABLE LAWS OR REGULATION.2.NOTHING IN THESE DRAWINGS OR SPECIFICATIONS IS TO BE CONSTRUED TO PERMIT WORK NOTCONFORMING TO THESE CODES.3.FURNISH, WITHOUT EXTRA CHARGE, ANY ADDITIONAL MATERIAL AND LABOR AS REQUIRED TO COMPLYWITH THESE RULES AND REGULATIONS, THOUGH THE WORK IS NOT MENTIONED IN THESE PARTICULARCONSTRUCTION DOCUMENTS.1.BECOME ACQUAINTED WITH ALL SITE CONDITIONS. LOCATE EXISTING UTILITIES AND EQUIPMENT TOREMAIN. SHOULD UTILITIES OR OTHER WORK NOT SHOWN ON THE DRAWINGS BE FOUND DURINGEXCAVATIONS, PROMPTLY NOTIFY ENGINEER. FAILURE TO DO SO WILL MAKE CONTRACTOR LIABLE FORANY AND ALL DAMAGE ARISING FROM OPERATIONS SUBSEQUENT TO DISCOVERY OF SUCH UTILITIES NOTSHOWN ON DRAWINGS.2.TAKE NECESSARY PRECAUTIONS TO PROTECT EXISTING SITE CONDITIONS. REPAIR ANY DAMAGED ITEMTO ITS ORIGINAL CONDITION OR FURNISH AND INSTALL EQUIVALENT REPLACEMENT AT NO ADDITIONALCOST TO OWNER.1.THE ENTIRE INSTALLATION SHALL FULLY COMPLY WITH ALL LOCAL AND STATE LAWS AND ORDINANCESAND WITH THE ESTABLISHED CODES ALLOCABLE THERETO.2.THE CONTRACTOR SHALL TAKE OUT ALL REQUIRED PERMITS, ARRANGE FOR ALL NECESSARYINSPECTION, AND PAY ANY FEES AND EXPENSES IN CONJUNCTION WITH THE SAME AS PART OF THEWORK UNDER THIS CONTRACT.1.SCHEDULE AND COORDINATE WORK WITH OTHER TRADES TO FACILITATE WORK AND AVOID CONFLICTS INCONSTRUCTION SEQUENCE AND EQUIPMENT INSTALLATION.2.REVIEW ENTIRE PLAN SET AND COORDINATE WITH OTHER TRADES AS REQUIRED BY SEQUENCE OFCONSTRUCTION TO ENSURE PROVISION OF MAINLINE AND ELECTRICAL CONDUIT STUB-OUTS AT ALLREQUIRED LOCATIONS.LANDSCAPE NOTESTURF RESTORATION NOTESINSPECTION AND ACCEPTANCEPLANTING NOTESMAINTENANCE NOTESGUARANTEE AND REPLACEMENTSCONTRACTORS RESPONSIBILITYCODES AND INSPECTIONQUALITY ASSURANCEPROTECTION OF EXISTING CONDITIONSCOORDINATIONPRUNE ANY DAMAGED OR BROKENBRANCHES. DO NOT CUT LEADER.ROOT FLARE MUST BE ABOVE FINISHED GRADE.DO NOT COVER ROOT FLARE WITH MULCHDOUBLE SHRED, HARD WOOD MULCH (4") MIN.ROUGH THE SIDES OF THE HOLE SO THEYARE NOT GLAZED FROM DIGGING.LOOSEN SIDES OF ROOT BALL AND PRUNEDAMAGED, DESICCATED, OR GIRDLING ROOTS.SET ROOT BALL ON SOIL BACKFILL SO THAT TOPOF ROOT BALL IS ABOVE FINISHED GRADE.BACKFILL AROUND THE ROOT BALL WITH LOOSESOIL. WORK SOIL TO SETTLE AND ELIMINATE VOIDSAND AIR POCKETS. WATER THOROUGHLY WHENBACKFILLED 2/3 FULL AND ALLOW TO SETTLE.2X ROOT BALL DIA. MINDECIDUOUS TREE PLANTINGSPECIES AS SHOW ON PLAN1L-102NOT TO SCALECONIFEROUS TREE PLANTING2L-102NOT TO SCALE2X ROOT BALL DIA. MINPRUNE ANY DAMAGED OR BROKEN BRANCHES. DONOT CUT LEADER.ROOT FLARE MUST BE ABOVE FINISHED GRADE.DO NOT COVER ROOT FLARE WITH MULCHDOUBLE SHRED, HARD WOOD MULCH (3") MIN.ROUGH THE SIDES OF THE HOLE SO THEY ARE NOTGLAZED FROM DIGGING.LOOSEN SIDES OF ROOT BALL AND PRUNE DAMAGED,DESICCATED, OR GIRDLING ROOTS.SET ROOT BALL ON SOIL BACKFILL SO THAT TOP OF ROOTBALL IS ABOVE FINISHED GRADE.BACKFILL AROUND THE ROOT BALL WITH LOOSE SOIL.WORK SOIL TO SETTLE AND ELIMINATE VOIDS AND AIRPOCKETS. WATER THOROUGHLY WHEN BACKFILLED 2/3FULL AND ALLOW TO SETTLE.SPECIES AS SHOW ON PLAN
MAPLE STREETSTATE TRUNK HIGHWAY NO. 149 (DODD ROAD)LINDEN STREETL=86.80 R=195.00Δ=25°30'15"CHB=S71°24'36"ECH=86.09S89°59'45"W 76.47N89°59'45"E 50.30L=73.91R=195.00Δ=21°42'58"CHB=N79°08'55"WCH=73.47L=160.91R=480.00Δ=19°12'26"CHB=S33°55'47"WCH=160.16L=114.30R=480.00Δ=13°38'35"CHB=S50°21'17"WCH=114.03S23°27'39"E 125.00L=214.70R=686.38Δ=17°55'20"CHB=N33°17'38"ECH=213.83S42°15'19"W 318.57S42°15'19"W 7.96S89°59'45"W 76.47N89°59'45"E 50.30L=51.17 R=135.00Δ=21°42'58"CHB=N79°08'55"WCH=50.86L=255.67R=630.00Δ=23°15'07"CHB=N42°52'06"ECH=253.92OUOUOUOUOUOUGGOUOUOUOUOUOUOUOUOUOUOUOUCOMCOMTRD 318TRD 316TRD 324TRD 340TRD 341TRD 344TRD 328TRD 329TRD 346TRD 320TRD 321TRD 330TRD 312TRD 306TRD 314TRD 396TRD 303TRD 319TRD 323TRD 309TRD 322TRD 325TRD 345TRD 347TRD 339TRD 308TRD 348TRD 384TRD 388TRD 337TRD 326TRD 331TRD 333TRD 342TRD 313TRD 389TRD 381TRD 346PROPOSED MULTI-FAMILY / RESTAURANT29,304 SFMULTI-FAMILY FFE = 871'RESTAURANT FFE = 869.5'UNDERGROUND INFILTRATION SYSTEMADS MC-35008,100 SF FOOTPRINT27,500 CF STORAGEIE: 861.00100-YR HWL: 864.60'WB-50 - Intermediate Semi-TrailerMAPLE STREETSTATE TRUNK HIGHWAY NO. 149 (DODD ROAD)LINDEN STREETL=86.80 R=195.00Δ=25°30'15"CHB=S71°24'36"ECH=86.09S89°59'45"W 76.47N89°59'45"E 50.30L=73.91R=195.00Δ=21°42'58"CHB=N79°08'55"WCH=73.47L=160.91R=480.00Δ=19°12'26"CHB=S33°55'47"WCH=160.16L=114.30R=480.00Δ=13°38'35"CHB=S50°21'17"WCH=114.03S23°27'39"E 125.00L=214.70R=686.38Δ=17°55'20"CHB=N33°17'38"ECH=213.83S42°15'19"W 318.57S42°15'19"W 7.96S89°59'45"W 76.47N89°59'45"E 50.30L=51.17 R=135.00Δ=21°42'58"CHB=N79°08'55"WCH=50.86L=255.67R=630.00Δ=23°15'07"CHB=N42°52'06"ECH=253.92OUOUOUOUOUOUGGOUOUOUOUOUOUOUOUOUOUOUOUCOMCOMTRD 318TRD 316TRD 324TRD 340TRD 341TRD 344TRD 328TRD 329TRD 346TRD 320TRD 321TRD 330TRD 312TRD 306TRD 314TRD 396TRD 303TRD 319TRD 323TRD 309TRD 322TRD 325TRD 345TRD 347TRD 339TRD 308TRD 348TRD 384TRD 388TRD 337TRD 326TRD 331TRD 333TRD 342TRD 313TRD 389TRD 381TRD 346PROPOSED MULTI-FAMILY / RESTAURANT29,304 SFMULTI-FAMILY FFE = 871'RESTAURANT FFE = 869.5'UNDERGROUND INFILTRATION SYSTEMADS MC-35008,100 SF FOOTPRINT27,500 CF STORAGEIE: 861.00100-YR HWL: 864.60'SU-40 - Single Unit Truck39.54234SU-40 - Single Unit TruckOverall Length39.500ftOverall Width8.000ftOverall Body Height13.500ftMin Body Ground Clearance1.367ftTrack Width8.000ftLock-to-lock time5.00sMax Steering Angle (Virtual)42.519.920D[+RUL]0D[9HUW33.54215.5310.44.2WB-50 - Intermediate Semi-TrailerOverall Length55.000ftOverall Width8.500ftOverall Body Height12.052ftMin Body Ground Clearance1.334ftMax Track Width8.500ftLock-to-lock time6.00sMax Steering Angle (Virtual) MAPLE STREETSTATE TRUNK HIGHWAY NO. 149 (DODD ROAD)LINDEN STREETL=86.80 R=195.00Δ=25°30'15"CHB=S71°24'36"ECH=86.09S89°59'45"W 76.47N89°59'45"E 50.30L=73.91R=195.00Δ=21°42'58"CHB=N79°08'55"WCH=73.47L=160.91R=480.00Δ=19°12'26"CHB=S33°55'47"WCH=160.16L=114.30R=480.00Δ=13°38'35"CHB=S50°21'17"WCH=114.03S23°27'39"E 125.00L=214.70R=686.38Δ=17°55'20"CHB=N33°17'38"ECH=213.83S42°15'19"W 318.57S42°15'19"W 7.96S89°59'45"W 76.47N89°59'45"E 50.30L=51.17 R=135.00Δ=21°42'58"CHB=N79°08'55"WCH=50.86L=255.67R=630.00Δ=23°15'07"CHB=N42°52'06"ECH=253.92OUOUOUOUOUOUGGOUOUOUOUOUOUOUOUOUOUOUOUCOMCOMTRD 318TRD 316TRD 324TRD 340TRD 341TRD 344TRD 328TRD 329TRD 346TRD 320TRD 321TRD 330TRD 312TRD 306TRD 314TRD 396TRD 303TRD 319TRD 323TRD 309TRD 322TRD 325TRD 345TRD 347TRD 339TRD 308TRD 348TRD 384TRD 388TRD 337TRD 326TRD 331TRD 333TRD 342TRD 313TRD 389TRD 381TRD 346PROPOSED MULTI-FAMILY / RESTAURANT29,304 SFMULTI-FAMILY FFE = 871'RESTAURANT FFE = 869.5'UNDERGROUND INFILTRATION SYSTEMADS MC-35008,100 SF FOOTPRINT27,500 CF STORAGEIE: 861.00100-YR HWL: 864.60'MHFD Ladder 1039.54234SU-40 - Single Unit TruckOverall Length39.500ftOverall Width8.000ftOverall Body Height13.500ftMin Body Ground Clearance1.367ftTrack Width8.000ftLock-to-lock time5.00sMax Steering Angle (Virtual)366.521.5MHFD Ladder 10Overall Length36.000ftOverall Width8.167ftOverall Body Height7.745ftMin Body Ground Clearance0.656ftTrack Width8.167ftLock-to-lock time5.00sMax Wheel Angle5898-0003SHEETDMLJRAMENDOTAHEIGHTSAPARTMENTSMENDOTA HEIGHTS, MN01/06/20POPE ARCHITECTS, INC.1295 BANDANA BLVD N, SUITE 200ST. PAUL, MN 55108-2735(651) 642-9200 | FAX (651) 642-1101www.popearch.comCITY SUBMITTAL01/06/20WENCK ASSOCIATES, INC.7500 OLSON MEMORIAL HWY, SUITE 300GOLDEN VALLEY, MN 55427(763) 252-6800 | FAX (952) 831-1268WWW.WENCK.COMWARNING:THE CONTRACTOR SHALL BE RESPONSIBLE FOR CALLING FOR LOCATIONS OF ALL EXISTING UTILITIES. THEY SHALLCOOPERATE WITH ALL UTILITY COMPANIES IN MAINTAINING THEIR SERVICE AND/OR RELOCATION OF LINES.THE CONTRACTOR SHALL CONTACT GOPHER STATE ONE CALL AT 651-454-0002 AT LEAST 48 HOURS IN ADVANCE FORTHE LOCATIONS OF ALL UNDERGROUND WIRES, CABLES, CONDUITS, PIPES, MANHOLES, VALVES OR OTHER BURIEDSTRUCTURES BEFORE DIGGING. THE CONTRACTOR SHALL REPAIR OR REPLACE THE ABOVE WHEN DAMAGED DURINGCONSTRUCTION AT NO COST TO THE OWNER.GOPHER STATE ONE CALLTWIN CITY AREA: 651-454-0002TOLL FREE 1-800-252-1166CALL BEFORE YOU DIG11/18/19CONCEPT SUBMITTALCITY SUBMITTALEX-1VEHICLE ACCESS PLAN
STATE TRUNK HIGHWAY NO. 149 (DODD ROAD)>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>
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COMCOMCOMTRD 286TRD 383TRD 387TRD 352TRD 353TRD 318TRD 317TRD 316TRD 315TRD 397TRD 324TRD 340TRD 341TRD 344TRD 328TRD 327TRD 304TRD 305TRD 329TRD 346TRD 320TRD 338TRD 351TRD 338TRD 400TRD 382TRD 365TRD 358TRD 356TRD 362TRD 363TRD 371TRD 377TRD 367TRD 359TRD 364TRD 349TRD 332TRD 385TRD 334TRD 307TRD 321TRD 311TRD 343TRD 330TRD 312TRD 306TRD 314TRD 396TRD 303TRD 319TRD 323TRD 360TRD 356TRD 335TRD 302TRD 354TRD 336TRD 310TRD 309TRD 383TRD 322TRD 325TRD 345TRD 347TRD 339TRD 308TRD 348TRD 384TRD 388TRD 337TRD 326TRD 331TRD 333TRD 342TRD 313TRD 389TRD 381TRD 391TRD 3465898-0003SHEETDMLJRAMENDOTAHEIGHTSAPARTMENTSMENDOTA HEIGHTS, MN01/06/20POPE ARCHITECTS, INC.1295 BANDANA BLVD N, SUITE 200ST. PAUL, MN 55108-2735(651) 642-9200 | FAX (651) 642-1101www.popearch.comCITY SUBMITTAL01/06/20WENCK ASSOCIATES, INC.7500 OLSON MEMORIAL HWY, SUITE 300GOLDEN VALLEY, MN 55427(763) 252-6800 | FAX (952) 831-1268WWW.WENCK.COMWARNING:THE CONTRACTOR SHALL BE RESPONSIBLE FOR CALLING FOR LOCATIONS OF ALL EXISTING UTILITIES. THEY SHALLCOOPERATE WITH ALL UTILITY COMPANIES IN MAINTAINING THEIR SERVICE AND/OR RELOCATION OF LINES.THE CONTRACTOR SHALL CONTACT GOPHER STATE ONE CALL AT 651-454-0002 AT LEAST 48 HOURS IN ADVANCE FORTHE LOCATIONS OF ALL UNDERGROUND WIRES, CABLES, CONDUITS, PIPES, MANHOLES, VALVES OR OTHER BURIEDSTRUCTURES BEFORE DIGGING. THE CONTRACTOR SHALL REPAIR OR REPLACE THE ABOVE WHEN DAMAGED DURINGCONSTRUCTION AT NO COST TO THE OWNER.GOPHER STATE ONE CALLTWIN CITY AREA: 651-454-0002TOLL FREE 1-800-252-1166CALL BEFORE YOU DIG11/18/19CONCEPT SUBMITTALCITY SUBMITTAL1-SHEETTREE SURVEY
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C H =2 1 3 .8 3 C H B =N 3 3 °1 7 '3 8 "E
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PARCEL 3
PARCEL 2
PARCEL 4
PARCEL 1
VICINITY MAP
SUBJECT
PROPERTIES
GENERAL NOTES
LEGEND
NOTES CORRESPONDING TO SCHEDULE B - 2
PROPERTY DESCRIPTION TABLE "A" OPTIONAL ITEMS
CERTIFICATION
STATEMENT OF POSSIBLE ENCROACHMENTS
PAGE 1 OF 1Drawn By: SANDYDate:1/9/2020Scale: AS NOTEDRevisions# Date CommentsGENERAL NOTES:A. PULSE PRODUCTS DOES NOT ASSUME RESPONSIBILITYFOR THE INTERPRETATION OF THIS CALCULATION ORCOMPLAINCE TO THE LOCAL, STATE, OR FEDERALLIGHTNG CODES OR ORDINANCES.B. LIGHTING LAYOUT IS NOT INTENDED FOR CONSTRUCTIONDOCUMENTS BUT ONLY TO ILLUSTRATE THE PERFORMANCEOF THE PRODUCT.C. ALL READINGS/CALCULATIONS SHOWN ARE SHOWN ONOBJECTS/SURFACES.MULTI FAMILY HOUSINGMENDOTA HEIGHTSChecked By: TRENTLuminaire ScheduleSymbolQtyLabelArrangementLLFLuminaire Location SummaryLumNoDescriptionLabelXYZOrientTiltCalculation SummaryLabelArr. WattsLum. Lumens25AA2554967.2-241155.220026BB554785.4-241266.2290027BB554716.9-241266.22CalcType900Units28BB554821.1-241195.22220.748029BB554678.81AA2BACK-BACK0.900AvgMax-241198.22311.604030BB555017.8-241216.22102.556MinAvg/MinMax/MinSITE GROUNDIlluminanceFc0.84MCGRAW GLEON-AF-02-LED-E1-5WQ MOUNT ON 20FT POLE WITH 2FT BASE22613123031BB554867.4-241152.8BBSINGLE0.900MCGRAW GLEON-AF-02-LED-E1-SL4-HSS MOUNT ON 20FT POLE WITH 2FT BASE113101112239.908032BB554901.3-241202.2230.446012.2234BB554720.8-241158.22311.604035CC555065.6-241140.80.0N.A.N.A.MAIN PARKINGIlluminanceFcCCSINGLE0.9001800362.703.71.02.70LUMARK XTOR2B WALL MOUNT AT 8FT18.22135CC554832.6-241088.3.70SW PARKING1DDSINGLE0.900LUMARK XTOR4B WALL MOUNT AT 10FT37.742698218.486037DD555041.5-241114.102700IlluminanceFc2.624.11.02.624.10Plan ViewScale: 1 inch= 40 Ft.M A PL E ST R E E TSTATE TRUNK HIGHWAY NO. 149 (DODD ROAD)LINDEN STREETIN V 859.346" P V C S A N S TU B
IN V 858.626" P V C S A N S TU B
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TPT P
T PBBCC
CCDDAA2BBBBBBBBBBBBBB0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.00.00.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.00.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.00.00.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.00.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.00.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.00.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.00.0 0.00.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.0 0.00.1 0.1 0.1 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.00.0 0.0 0.0 0.0 0.0 0.00.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.2 0.2 0.2 0.1 0.1 0.1 0.1 0.10.1 0.1 0.1 0.2 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.00.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.00.0 0.0 0.0 0.0 0.0 0.0 0.1 0.2 0.3 0.3 0.3 0.3 0.3 0.2 0.2 0.1 0.10.2 0.2 0.3 0.3 0.3 0.2 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.00.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.00.0 0.0 0.0 0.0 0.1 0.2 0.5 0.9 1.3 1.6 1.6 1.9 1.5 1.4 1.3 1.2 1.31.3 1.5 1.4 1.4 1.0 0.6 0.2 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.00.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.00.0 0.0 0.0 0.0 0.1 0.4 1.0 1.8 2.7 3.2 2.8 3.1 2.8 3.1 3.4 3.4 3.12.8 3.2 2.8 3.2 2.6 1.6 0.7 0.2 0.1 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.10.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.00.0 0.0 0.0 0.0 0.2 0.8 1.5 2.3 2.8 2.9 2.9 3.3 2.9 3.0 3.2 3.2 2.92.8 3.2 2.9 3.0 2.7 2.1 1.2 0.4 0.1 0.0 0.0 0.1 0.1 0.1 0.1 0.2 0.30.3 0.2 0.2 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.00.0 0.0 0.0 0.0 0.4 1.2 2.0 2.6 2.8 2.8 2.7 2.8 2.6 2.8 2.9 2.8 2.62.4 2.7 2.6 2.8 2.9 2.5 1.7 0.6 0.1 0.1 0.1 0.1 0.1 0.1 0.3 0.9 0.90.7 0.5 0.4 0.3 0.3 0.2 0.2 0.2 0.2 0.1 0.1 0.1 0.0 0.0 0.00.0 0.0 0.0 0.0 0.2 1.2 2.7 2.9 3.0 3.0 2.7 2.6 2.6 2.6 2.7 2.6 2.32.1 2.2 2.5 2.7 3.0 3.0 2.0 0.4 0.1 0.1 0.1 0.1 0.2 0.2 1.1 2.0 1.71.3 1.0 0.9 0.8 0.8 0.4 0.4 0.4 0.3 0.2 0.1 0.1 0.0 0.0 0.00.0 0.0 0.0 0.1 0.3 2.2 2.8 3.3 3.5 3.0 2.9 2.8 2.7 2.5 2.3 2.1 2.02.1 2.7 3.1 3.0 3.0 1.1 0.2 0.1 0.1 0.1 0.2 0.3 0.4 2.7 2.7 2.2 1.81.6 1.6 2.0 2.5 2.9 2.7 2.1 0.7 0.3 0.2 0.1 0.1 0.0 0.00.0 0.0 0.0 0.1 0.2 0.4 2.4 3.4 3.4 3.5 3.3 3.0 2.6 2.3 2.1 2.0 2.12.2 2.6 3.3 3.3 1.6 0.3 0.2 0.1 0.1 0.1 0.2 0.4 2.5 2.8 2.7 2.4 2.12.0 2.2 2.5 3.0 3.1 3.1 3.3 2.7 2.7 1.6 0.6 0.2 0.0 0.00.0 0.0 0.0 0.1 0.1 0.2 0.4 2.0 3.5 4.1 3.7 3.1 2.5 2.1 1.9 2.0 2.12.4 2.6 2.7 2.3 0.5 0.3 0.1 0.1 0.1 0.1 0.2 0.7 3.3 3.5 3.1 2.5 2.32.3 2.5 2.7 3.0 3.0 3.2 3.2 2.6 2.5 1.9 1.0 0.4 0.1 0.00.0 0.0 0.0 0.1 0.1 0.2 0.3 1.8 4.0 3.8 3.1 2.6 2.1 1.7 1.8 2.0 2.32.8 2.2 0.4 0.3 0.2 0.1 0.1 0.1 0.1 0.3 2.6 3.1 3.2 3.1 2.8 2.6 2.72.9 3.0 3.0 2.8 2.8 2.6 2.2 2.0 1.5 1.0 0.40.0 0.1 0.1 0.1 0.1 0.1 1.6 3.1 3.0 2.9 2.1 1.7 1.6 1.7 1.8 1.6 0.30.2 0.1 0.1 0.1 0.1 0.1 0.2 1.2 3.8 3.7 3.2 2.9 2.8 2.9 3.2 3.4 3.43.1 2.6 2.3 2.0 1.8 1.6 1.2 0.80.0 0.0 0.1 0.1 0.1 0.2 1.2 3.1 2.5 2.2 1.8 1.4 1.2 1.0 0.5 0.2 0.10.1 0.1 0.1 0.1 0.2 0.4 3.3 4.0 3.6 3.3 2.9 2.9 3.2 3.4 3.5 3.4 3.12.5 2.0 1.7 1.5 1.3 1.0 0.60.0 0.0 0.1 0.1 0.2 0.7 2.4 2.5 1.8 1.3 0.8 0.5 0.2 0.1 0.1 0.1 0.10.1 0.2 0.3 2.8 2.9 3.3 3.2 3.1 2.9 2.9 3.2 3.5 3.7 3.5 3.0 2.3 1.81.5 1.2 1.0 0.8 0.80.0 0.0 0.1 0.1 0.1 0.5 1.8 1.5 1.0 0.5 0.2 0.1 0.1 0.0 0.0 0.0 0.10.2 2.5 2.9 2.8 2.6 2.6 2.6 2.6 2.7 2.9 3.1 3.1 3.0 2.6 2.1 1.6 1.31.0 0.8 0.9 3.4 7.80.0 0.0 0.0 0.0 0.3 0.6 0.4 0.2 0.1 0.0 0.0 0.0 0.0 0.0 0.1 1.5 2.32.5 2.6 2.1 1.9 2.0 2.1 2.3 2.5 2.7 2.7 2.6 2.2 1.8 1.4 1.1 1.1 1.31.3 2.7 4.50.0 0.0 0.0 0.0 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.1 0.5 2.0 2.3 2.01.8 1.6 1.5 1.5 1.7 1.8 1.9 1.9 2.0 1.9 1.7 1.5 1.2 1.0 1.4 4.9 5.01.2 0.40.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.2 0.8 1.5 1.7 1.6 1.31.2 1.1 1.1 1.2 1.3 1.4 1.4 1.4 1.3 1.2 1.1 0.9 0.8 1.3 11.2 12.2 1.10.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.5 0.5 0.5 0.9 1.1 1.21.1 0.9 0.9 0.8 0.8 0.9 0.9 1.0 1.0 1.0 0.9 0.8 0.7 0.5 0.5 0.7 0.70.20.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.5 4.0 3.8 0.2 0.7 0.8 0.80.6 0.4 0.6 0.6 0.6 0.6 0.6 0.5 0.4 0.2 0.1 0.00.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.5 4.60.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.10.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.00.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.00.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.00.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.00.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.00.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.00.00.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.00.00.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.00.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.00.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.01 fc1 fc0.5 fc0.25 fcTYPE AA2 & BBTYPE CC & DD
12
7
4
6
2
10
41 SPACES
3
4
8
4
25 SPACES
4 EXISTING AND NEW
TREES TO MAINTAIN
BUFFER AT EAST
PORTION OF SITE,
SEE LANDSCAPE PLAN
STATE TRUNK HIGHWAY NO. 149 (DODD ROAD)
LINDEN STREETMAPLE STREETSLOPED ACCESS TO
UNDERGROUND PARKING
DOG WALK FOR RESIDENTS
NEW PARKING LOTS
RESTAURANT PATIO
ELEVATED 2' ABOVE
THE ADJACENT SIDEWALK
RESTAURANT AT WEST
END OF BUILDING, FIRST
LEVEL
NEW THREE STORY CONSTRUCTION
2
RESTAURANT
ADA PARKING
BUILDING ENTRY
RESTAURANT
ENTRY
ROOF TOP COMMUNITY
TERRACE ABOVE
PROPERTY LINE
TRAIL
2
1
6
4
10
RECESSED, FLAT ROOF
AREA FOR MECHANICAL EQ. 66'-7 9/32"
SITE DATA
ZONING DISTRICT: MU-PUD
APPLICABLE STANDARDS: TOWN CENTER: MASTER DEVELOPMENT PLAN & DESIGN STANDARDS (MDPDS) AND
MENDOTA HEIGHTS ZONING CODE (MHZC)
BUILDING SETBACKS
SEE CIVIL SHEET C-101 FOR PROPOSED SETBACKS
SITE AREA LOT ACROSS MAPLE ST. 19,408 S.F.
MAIN SITE AREA. (3) LOTS 96,099 S.F.
TOTAL SITE AREA. 115,507 S.F.
LOT COVERAGE LIMITS
"WEST NEIGHBORHOOD" "40% OF AGGREGATED LOT AREA"
"SENIOR HOUSING" "60% OF LOT AREA"
PROPOSED BUILDING AREA 28,403 S.F. AT FL. 1 24.6% BUILDING LOT
COVERAGE
PARKING SPACES REQUIRED BY USE:CODE SECTION
RESTAURANT: 1 SPACE PER 4 SEATS (150 / 4) 37.5 SPACES MDPDS 3-A.3.a.i
RESIDENTIAL, SENIOR HOUSING: 1.25 PER UNIT (48 x1.25) 60.00 SPACES MDPDS 4.2-A.3.a-b
TOTAL SPACES REQUIRED 97.50SPACES
PARKING SPACES PROVIDED:
BELOW GRADE PARKING:69 SPACES + BICYCLE STORAGE
MAIN SURFACE LOT PARKING / ADA PARKING 25 SPACES
PARKING AREA ACROSS MAPLE ST.41 SPACE
TOTAL SPACES PROVIDED 135
ACCESSIBLE PARKING SPACES INCLUDED IN ABOVE 4 ADA SPACES 3 ADA VAN SPACES
ON STREET PARKING DIRECTLY ADJACENT TO SITE 23 SPACES
NOTE: AS PER THE MDPDS DOCUMENT "WHERE THERE IS A DIFFERENCE BETWEEN THE ZONING ORDINANCE AND THIS
DOCUMENT, THIS DOCUMENT TAKES PRECEDENCE." ALL REQUIREMENTS LISTED BELOW REFER TO THE DESIGN
STANDARDS FOR THE APPROPRIATE PROPOSED USE.
Issues and Revisions:
Commission No:
Drawn by:
Checked by:
SHEET
1295 BANDANA BLVD N, SUITE 200
ST. PAUL, MN 55108-2735
(651) 642-9200 | FAX (651) 642-1101
www.popearch.com
POPE ARCHITECTS, INC.NOT FOR CONSTRUCTION0"1/2"1"
TRUE SHEET SCALE
1/9/2020 4:40:37 PM
C:\Revit Projects\36142_19071_GREA MENDOTA
HGTS_R19-workshared_jkimbrell.rvt
A1.1
ARCHITECTURAL SITE
PLAN
Checker
Author
36142-19071
MENDOTA SENIOR
HOUSING
MENDOTA HEIGHTS,
MN
PROJECT
NORTHTRUE NORTH3/64" = 1'-0"A1.1
1 ARCHITECTURAL SITE PLAN
1 CONCEPT
SUBMITTAL
11-18-19
2 PDU AMENDMENT 01-06-20
STAIR 2-1
4,352 SF
RESTAURANT
STAIR 1-1TRASH ROOM1,058 SF
2 BEDRM.
1,180 SF
2 BEDRM.
812 SF
1 BEDRM.493 SFSTORAGE1,097 SF
2 BEDRM.
1,410 SF
2 BEDRM. +
1,551 SF
2 BEDRM. +DEN
941 SF
1 BEDRM.
941 SF
1 BEDRM.
1,490 SF
2 BEDRM. +DEN
1,840 SF
LOBBY
1,105 SF
FITNESS
VEST.
ELEC.524 SFGOLF1,056 SF
R. PATIO
RESTROOMSR. TRASH1,342 SF
2 BEDRM. +
1,291 SF
2 BEDRM. +
HALL HALL
5'-0"MAIL1,342 SF
2 BEDRM. +
LEASING
OFFICE
25,002 SF
PARKING LEVEL 67
CARS
488 SF
UTILITY
STAIR 2-0STAIR 1-0695 SF
WORK ROOM
288 SF
UTILITY
BIKE STRG.
AHUAHUBIKE STRG.ELEV.CIRCULATION
1,551 SF
2 BEDRM. +DEN
1,291 SF
2 BEDRM. +
1,180 SF
2 BEDRM.
1,343 SF
2 BEDRM. +
1,102 SF
2 BEDRM.
1,552 SF
2 BEDRM. +DEN
941 SF
1 BEDRM.
941 SF
1 BEDRM.
1,490 SF
2 BEDRM. +DEN
1,100 SF
2 BEDRM.
1,500 SF
2 BEDRM. +
1,180 SF
2 BEDRM.
1,180 SF
2 BEDRM.
1,670 SF
COMMUNITY ROOM
610 SF
C. TERRACE
STAIR 1-2STAIR 2-2
1,525 SF
2 BEDRM. +DEN
918 SF
STORAGE
189 SF
ELEC.
204 SF
TOILET AND
STORAGE
810 SF
1 BEDRM.
812 SF
1 BEDRM.
941 SF
1 BEDRM.
TRASH
CIRCULATION
1,551 SF
2 BEDRM. +DEN
1,302 SF
2 BEDRM. +
1,180 SF
2 BEDRM.
1,343 SF
2 BEDRM. +
1,102 SF
2 BEDRM.
1,552 SF
2 BEDRM. +DEN
941 SF
1 BEDRM.
941 SF
1 BEDRM.
1,490 SF
2 BEDRM. +DEN
918 SF
STORAGE
1,100 SF
2 BEDRM.
1,206 SF
2 BEDRM. +
842 SF
1 BEDRM.
810 SF
1 BEDRM.
1,180 SF
2 BEDRM.
1,180 SF
2 BEDRM.
1,525 SF
2 BEDRM. +DENSTAIR 1-3STAIR 2-3
1,386 SF
2 BEDRM. +
ELEC.
941 SF
1 BEDRM.
812 SF
1 BEDRM.
TRASH
APARTMENTS - ONE BEDROOM
AREA PLANS KEY
LEASING OFFICE
PARKING
APARTMENTS - TWO BEDROOM
APARTMENT COMMUNITY ROOM
APARTMENT FITNESS
APARTMENTS - TWO BEDROOM +, TWO BEDROOM + DEN
RESTAURANT
RESTAURANT KITCHEN
CIRCULATION AND ENTRY LOBBY
STORAGE, UTILITY, RESTROOMS
Issues and Revisions:
Commission No:
Drawn by:
Checked by:
SHEET
1295 BANDANA BLVD N, SUITE 200
ST. PAUL, MN 55108-2735
(651) 642-9200 | FAX (651) 642-1101
www.popearch.com
POPE ARCHITECTS, INC.NOT FOR CONSTRUCTION0"1/2"1"
TRUE SHEET SCALE
1/7/2020 3:01:46 AM
C:\Revit Projects\36142_19071_GREA MENDOTA
HGTS_R19-workshared_jkimbrell.rvt
A2.0
OVERALL PLANS -
AREA PLANS
JK
DD
36142-19071
MENDOTA SENIOR
HOUSING
MENDOTA HEIGHTS,
MN
3/64" = 1'-0"A2.0
2 FIRST LEVEL
3/64" = 1'-0"A2.0
1 LOWER LEVEL
3/64" = 1'-0"A2.0
3 SECOND LEVEL
3/64" = 1'-0"A2.0
4 THIRD LEVEL
1 CONCEPT
SUBMITTAL
11-18-19
2 PDU AMENDMENT 01-06-20
PROJECT
NORTHTRUE NORTHPROJECT
NORTHTRUE NORTHPROJECT
NORTHTRUE NORTHPROJECT
NORTHTRUE NORTHGROSS UNIT SCHEDULE
Level Name Count Area Comments
SECOND LEVEL 2 BEDRM. +DEN 1 1,490 SF
SECOND LEVEL 2 BEDRM. +DEN 1 1,525 SF
SECOND LEVEL 2 BEDRM. +DEN 1 1,551 SF
SECOND LEVEL 2 BEDRM. +DEN 1 1,552 SF
17 20,438 SF
THIRD LEVEL 1 BEDRM.1 810 SF
THIRD LEVEL 1 BEDRM.1 812 SF
THIRD LEVEL 1 BEDRM.1 842 SF
THIRD LEVEL 1 BEDRM.1 941 SF
THIRD LEVEL 1 BEDRM.1 941 SF
THIRD LEVEL 1 BEDRM.1 941 SF
THIRD LEVEL 2 BEDRM.1 1,100 SF
THIRD LEVEL 2 BEDRM.1 1,102 SF
THIRD LEVEL 2 BEDRM.1 1,180 SF
THIRD LEVEL 2 BEDRM.1 1,180 SF
THIRD LEVEL 2 BEDRM.1 1,180 SF
THIRD LEVEL 2 BEDRM. +1 1,206 SF
THIRD LEVEL 2 BEDRM. +1 1,302 SF
THIRD LEVEL 2 BEDRM. +1 1,343 SF
THIRD LEVEL 2 BEDRM. +1 1,386 SF
THIRD LEVEL 2 BEDRM. +DEN 1 1,490 SF
THIRD LEVEL 2 BEDRM. +DEN 1 1,525 SF
THIRD LEVEL 2 BEDRM. +DEN 1 1,551 SF
THIRD LEVEL 2 BEDRM. +DEN 1 1,552 SF
19 22,382 SF
TOTAL UNIT COUNT: 48 57,275 SF
GROSS UNIT SCHEDULE
Level Name Count Area Comments
GROUND LEVEL 1 BEDRM.1 812 SF
GROUND LEVEL 1 BEDRM.1 941 SF
GROUND LEVEL 1 BEDRM.1 941 SF
GROUND LEVEL 2 BEDRM.1 1,058 SF
GROUND LEVEL 2 BEDRM.1 1,097 SF
GROUND LEVEL 2 BEDRM.1 1,180 SF
GROUND LEVEL 2 BEDRM. +1 1,291 SF
GROUND LEVEL 2 BEDRM. +1 1,342 SF
GROUND LEVEL 2 BEDRM. +1 1,342 SF
GROUND LEVEL 2 BEDRM. +1 1,410 SF
GROUND LEVEL 2 BEDRM. +DEN 1 1,490 SF
GROUND LEVEL 2 BEDRM. +DEN 1 1,551 SF
12 14,455 SF
SECOND LEVEL 1 BEDRM.1 810 SF
SECOND LEVEL 1 BEDRM.1 812 SF
SECOND LEVEL 1 BEDRM.1 941 SF
SECOND LEVEL 1 BEDRM.1 941 SF
SECOND LEVEL 1 BEDRM.1 941 SF
SECOND LEVEL 2 BEDRM.1 1,100 SF
SECOND LEVEL 2 BEDRM.1 1,102 SF
SECOND LEVEL 2 BEDRM.1 1,180 SF
SECOND LEVEL 2 BEDRM.1 1,180 SF
SECOND LEVEL 2 BEDRM.1 1,180 SF
SECOND LEVEL 2 BEDRM. +1 1,291 SF
SECOND LEVEL 2 BEDRM. +1 1,343 SF
SECOND LEVEL 2 BEDRM. +1 1,500 SF
GROUND LEVEL
100'-0"
SECOND LEVEL
113'-0"
THIRD LEVEL
124'-1 7/8"
JOIST BEARING
133'-2"
LOWER LEVEL
89'-0"
STN-2
SHINGLE-1
STN-1
FCB-1
FCB-2SHINGLE-2 FCB-1 SHINGLE-2
GROUND LEVEL
100'-0"
SECOND LEVEL
113'-0"
THIRD LEVEL
124'-1 7/8"
JOIST BEARING
133'-2"
LOWER LEVEL
89'-0"3'-4"STN-2
SHINGLE-1
BRICK-1
SHINGLE-1
SHINGLE-2
FCB-1
FCB-2
STN-1
EXTERIOR MATERIAL FINISH SCHEDULE
PCAST - 1
MATERIAL ID MATERIAL MANUFACTURER FINISH/ SERIES COLOR LOCATION
STN - 1
STN - 2
FCB - 1
FCB - 2
FLASH - 1
AFS FLASH - 1
PRECAST CONCRETE
WALL PANELS
STONE VENEER
SIDING
SIDING
CAP FLASHING
WINDOW SILL
FLASHING
ALUMINUM WINDOW
FRAMES
PRECAST CONCRETE
PAVERSCPAV-1
AFS-1
BRICK-1 FACE BRICK
STONE VENEER
SIOUX CITY SMOOTH BLACK HILLS GROUND LEVEL
NOTE:
THE "BASIS OF DESIGN" MATERIALS FOR THE PROJECT ARE LISTED ON THE SCHEDULE ABOVE. SEE SPECIFICATIONS FOR
ADDITIONAL MATERIAL INFORMATION AND OTHER APPROVE D SUBSTITUTIONS.
STONE BAND
RESTAURANT
BUMP-OUT
BUMP-OUT AND COLUMNS
SHINGLE-1 SHINGLE
SHINGLE-2 SHINGLE
CORONADO WHITE
CORONADO LIGHT GREY
FRENCH LIMESTONE
SAWTOOTH LEDGE
JAMES HARDIE
JAMES HARDIE
NIGHT GREYSIDING PANEL
FRENCH WHITESIDING PANEL
TBD CREAM
TBD TAN
UPPER LEVELS
GABLES
CHARCOAL GREY
CHARCOAL GREY
BLACK
CMG
CMG
TBD
QUATTROTECTURA HBL740 COMMUNITY DECK
OWNER APPROVAL OF EXTERIOR DESIGN AND MATERIALS:
SCHEMATIC DESIGN PHASE:
OWNER SIGNATURE:DATE:
DESIGN DEVELOPMENT PHASE:
OWNER SIGNATURE:DATE:
CONSTRUCTION DOCUMENT PHASE:
OWNER SIGNATURE:DATE:
CONSTRUCTION ADMIN. PHASE:
OWNER SIGNATURE:DATE:
Issues and Revisions:
Commission No:
Drawn by:
Checked by:
SHEET
1295 BANDANA BLVD N, SUITE 200
ST. PAUL, MN 55108-2735
(651) 642-9200 | FAX (651) 642-1101
www.popearch.com
POPE ARCHITECTS, INC.NOT FOR CONSTRUCTION0"1/2"1"
TRUE SHEET SCALE
1/7/2020 3:02:09 AM
C:\Revit Projects\36142_19071_GREA MENDOTA
HGTS_R19-workshared_jkimbrell.rvt
A3.1
EXTERIOR
ELEVATIONS
JK
DD
36142-19071
MENDOTA SENIOR
HOUSING
MENDOTA HEIGHTS,
MN
3/32" = 1'-0"A3.1
1 SOUTH ELEVATION
3/32" = 1'-0"A3.1
4 WEST ELEVATION
1 CONCEPT
SUBMITTAL
11-18-19
2 PDU AMENDMENT 01-06-20
GROUND LEVEL
100'-0"
SECOND LEVEL
113'-0"
THIRD LEVEL
124'-1 7/8"
JOIST BEARING
133'-2"
LOWER LEVEL
89'-0"
STN-2
SHINGLE-1
STN-1
FCB-1
SHINGLE-2
GROUND LEVEL
100'-0"
SECOND LEVEL
113'-0"
THIRD LEVEL
124'-1 7/8"
JOIST BEARING
133'-2"
LOWER LEVEL
89'-0"
BRICK-1
SHINGLE-1
STN-1
FCB-2
FCB-1
BRICK-1
STN-1
EXTERIOR MATERIAL FINISH SCHEDULE
PCAST - 1
MATERIAL ID MATERIAL MANUFACTURER FINISH/ SERIES COLOR LOCATION
STN - 1
STN - 2
FCB - 1
FCB - 2
FLASH - 1
AFS FLASH - 1
PRECAST CONCRETE
WALL PANELS
STONE VENEER
SIDING
SIDING
CAP FLASHING
WINDOW SILL
FLASHING
ALUMINUM WINDOW
FRAMES
PRECAST CONCRETE
PAVERSCPAV-1
AFS-1
BRICK-1 FACE BRICK
STONE VENEER
SIOUX CITY SMOOTH BLACK HILLS GROUND LEVEL
NOTE:
THE "BASIS OF DESIGN" MATERIALS FOR THE PROJECT ARE LISTED ON THE SCHEDULE ABOVE. SEE SPECIFICATIONS FOR
ADDITIONAL MATERIAL INFORMATION AND OTHER APPROVE D SUBSTITUTIONS.
STONE BAND
RESTAURANT
BUMP-OUT
BUMP-OUT AND COLUMNS
SHINGLE-1 SHINGLE
SHINGLE-2 SHINGLE
CORONADO WHITE
CORONADO LIGHT GREY
FRENCH LIMESTONE
SAWTOOTH LEDGE
JAMES HARDIE
JAMES HARDIE
NIGHT GREYSIDING PANEL
FRENCH WHITESIDING PANEL
TBD CREAM
TBD TAN
UPPER LEVELS
GABLES
CHARCOAL GREY
CHARCOAL GREY
BLACK
CMG
CMG
TBD
QUATTROTECTURA HBL740 COMMUNITY DECK
OWNER APPROVAL OF EXTERIOR DESIGN AND MATERIALS:
SCHEMATIC DESIGN PHASE:
OWNER SIGNATURE:DATE:
DESIGN DEVELOPMENT PHASE:
OWNER SIGNATURE:DATE:
CONSTRUCTION DOCUMENT PHASE:
OWNER SIGNATURE:DATE:
CONSTRUCTION ADMIN. PHASE:
OWNER SIGNATURE:DATE:
Issues and Revisions:
Commission No:
Drawn by:
Checked by:
SHEET
1295 BANDANA BLVD N, SUITE 200
ST. PAUL, MN 55108-2735
(651) 642-9200 | FAX (651) 642-1101
www.popearch.com
POPE ARCHITECTS, INC.NOT FOR CONSTRUCTION0"1/2"1"
TRUE SHEET SCALE
1/7/2020 3:02:31 AM
C:\Revit Projects\36142_19071_GREA MENDOTA
HGTS_R19-workshared_jkimbrell.rvt
A3.2
EXTERIOR
ELEVATIONS
JK
DD
36142-19071
MENDOTA SENIOR
HOUSING
MENDOTA HEIGHTS,
MN
3/32" = 1'-0"A3.2
1 NORTH ELEVATION
3/32" = 1'-0"A3.2
2 EAST ELEVATION
1 CONCEPT
SUBMITTAL
11-18-19
2 PDU AMENDMENT 01-06-20
Issues and Revisions:
Commission No:
Drawn by:
Checked by:
SHEET
1295 BANDANA BLVD N, SUITE 200
ST. PAUL, MN 55108-2735
(651) 642-9200 | FAX (651) 642-1101
www.popearch.com
POPE ARCHITECTS, INC.NOT FOR CONSTRUCTION0"1/2"1"
TRUE SHEET SCALE
1/7/2020 3:04:06 AM
C:\Revit Projects\36142_19071_GREA MENDOTA
HGTS_R19-workshared_jkimbrell.rvt
A3.3
EXTERIOR
PERSPECTIVES
JK
DD
36142-19071
MENDOTA SENIOR
HOUSING
MENDOTA HEIGHTS,
MN
1 CONCEPT
SUBMITTAL
11-18-19
2 PDU AMENDMENT 01-06-20
A3.3
3 NORTH WEST PERSPECTIVE
A3.3
2 SOUTH EAST PERSPECTIVE
A3.3
1 SOUTH WEST PERSPECTIVE
Issues and Revisions:
Commission No:
Drawn by:
Checked by:
SHEET
1295 BANDANA BLVD N, SUITE 200
ST. PAUL, MN 55108-2735
(651) 642-9200 | FAX (651) 642-1101
www.popearch.com
POPE ARCHITECTS, INC.NOT FOR CONSTRUCTION0"1/2"1"
TRUE SHEET SCALE
1/7/2020 3:05:52 AM
C:\Revit Projects\36142_19071_GREA MENDOTA
HGTS_R19-workshared_jkimbrell.rvt
A3.4
AERIAL PERSPECTIVE
Checker
Author
36142-19071
MENDOTA SENIOR
HOUSING
MENDOTA HEIGHTS,
MN
1 CONCEPT
SUBMITTAL
11-18-19
2 PDU AMENDMENT 01-06-20
A3.4
1 AERIAL PERSPECTIVE
1 | Page Mendota Senior Housing, Mendota Heights
January 26, 2020
To: Judd Fenlon, Grand Real Estate Advisor, LLC
From: Vernon Swing, PE
Re: Trip Generation Study – Mendota Senior Housing, Mendota Heights MN
Per your request, Swing Traffic Solutions has conducted a trip generation analysis for the proposed
development of the Mendota Senior Housing in Mendota Heights, MN including 48 senior apartments
and a 4,352 square foot restaurant. The 2.667-acre site is located on the east side of Dodd Road, with
the majority of site just north of Maple Street and just west of Linden Street, with an additional portion
for parking located to the south of Maple Street. (See attached site plan figure.) Full access to the main
site is proposed from two locations, one on Maple Street and one on Linden Street, and access to the
additional parking area is planned on Maple Street across from the main site access.
The trip generation for the proposed development has been estimated based on the methodology
described by the Institute of Transportation Engineers (ITE) in Trip Generation, 10th Edition. The ITE land
codes coinciding with the proposed development are Code 252 for senior attached housing and Code
932 for High Turnover Sit Down restaurant. Table 1 summarizes the findings.
Table 1
Trip Generation
Land Use AM Peak Hour PM Peak Hour Daily Trips Enter Exit Enter Exit
Senior Apartments (48 units) 3 Trips 7 Trips 7 Trips 5 Trips 178 Trips
Restaurant (4.352 k-sf) 24 Trips 19 Trips 26 Trips 16 Trips 488 Trips
TOTAL 53 Trips 54 Trips 666 Trips
As shown in Table 1, the site will generate 27 entering and 26 exiting trips during the morning traffic
peak hour; and 33 entering and 21 exiting trips in the during the afternoon traffic peak hour.
The majority of the site generated traffic will utilize the Maple Street intersection to access Dodd Road.
Review of the current and projected traffic conditions, including traffic counts conducted on Dodd Road
and at the intersection of Dodd Road and TH 62 suggest 60 percent of the site generated traffic will be
destined to or from TH 62, with 10-15 percent destined to or from the north on Dodd Road, 10-15
percent destined to or from the south of TH 62 on Dodd Road, and 10-15 percent destined to or from
Linden Street to visit the nearby retail establishments. The addition of the site generated traffic will
have a negligible impact on existing traffic conditions.
Parking generation for the site uses was also reviewed. The parking demand was estimated based on
the statistics contained in Parking Generation, 4th Edition, published by ITE. Again, the Land Use Codes
2 | Page Mendota Senior Housing, Mendota Heights
252 and 932 were used and the resulting estimated parking demand during the highest peak time is 29
spaces for the senior apartments and 49 spaces for the restaurant for a total peak parking demand of 78
spaces. The proposed development is providing 135 spaces, 69 below grade for the apartments and 66
at grade for the restaurant and visitors. The parking supply exceeds the anticipated demand.
In conclusion, the proposed development has appropriate access to the site and to the surrounding
roadway network. The addition of the proposed development is not anticipated to noticeably impact
traffic operations in the area. The parking supplied as part of the development exceeds the anticipated
demand. In other words, the roadway network serving the proposed development will function well
with the senior apartment project.
Please contact Vernon Swing at vswingtraffic@gmail.com or 612-968-4142 with any questions.
3 | Page Mendota Senior Housing, Mendota Heights
Planning Staff Report
MEETING DATE: January 28, 2020
TO: Planning Commission
FROM: Tim Benetti, Community Development Director
SUBJECT: Planning Case 2019-29
City Code Amendments to the Ordinance Regulating the Keeping of
Domestic Chickens in the City of Mendota Heights
APPLICANT: City of Mendota Heights
INTRODUCTION
The City of Mendota Heights is asked to consider a few amendments (changes) to City Code Title 5 - Police
Regulations and Title 12 – Zoning regarding certain provisions and standards related to the keeping of
domestic chickens in the city.
This item is being presented under a public hearing process. A notice of hearing on this item was published
in the Pioneer Press newspaper.
DISCUSSION
On March 7, 2017, the City Council adopted Ordinance No. 508 – Regarding the Keeping of Domestic
Chickens for residential uses throughout the city (attached hereto). This ordinance specifically amended
certain sections of City Code Title 5 - Police Regulations and Title 12 – Zoning. Upon adoption of the
ordinance, the city immediately issued five new permits in 2017.
On March 6, 2018, and as per the direction of the council, city staff presented a one-year update review of
the ordinance in progress, along with any findings on approved chicken permit locations; and discuss any
edits, changes or revision to the ordinance, if necessary. Upon concluding the discussion, the council
directed staff to make the following changes:
• Increase the number of allowable chickens from four to six;
• Reduce the annual permit to $15 per chicken coop;
• Increase the maximum allowable size of backyard structures with a chicken coop to 200 square
feet, with the provision that if the coop use is removed, then the structure must be removed as well;
• One-year inspection for first-time permit holders and complaint-driven inspections thereafter; and
• Composting will be allowed, unless there is a complaint.
Planning Case 2019-29 Zoning Code Amendment – Domestic Chickens Page 2 of 2
After the March 2018 meeting, staff revised the domestic chicken permit application, which incorporated
these new standards and allowances granted by the Council for chicken coop permits, including a reduced
(one-time only) fee, allowance for up to six (6) chickens, and the composting option.
After the March 6th meeting, staff began to question and investigate if the increased coop/run and accessory
structure size up to 200-sq. ft. was adequate. Assuming a homeowner has the maximum sized allowed
accessory shed of 144-sq. ft. on their property, the remaining allotment of 56-sq. ft. seemed small compared
to other approved coop/run sizes, which ranged from a low average of 50-75 sq. ft. up to a high average of
90-100 sq. ft. in sizes. With that in mind, staff suggests the original proposed 200–sq. ft. limitation be
increased slightly up to 225-sq. ft., which equals the same size allowance for single accessory structures on
lots 4-acres or more (per City Code Sect. 12-1D-3.a.(3).
Staff is also recommending to consider allowing a single accessory structure on lots greater than 4 acres be
granted an increase from the current 225-sq. ft. limit up to 300-sq. ft. in total (shed, coop and run), but only
when the chicken coop/run are attached or affixed to the outside of the main accessory structure. The city
would ensure that any new coop/run areas cannot be situated inside the main area of an oversized accessory
building, for the purpose of increasing the overall structure space. The coop/run would serve as an
attachment that can be removed should the homeowner choose not to renew or permit is revoked.
As noted earlier, the city approved five (5) new chicken coop permits after adoption of the original
ordinance in 2017. In 2018 the city renewed the five original permits and approved seven new permits (12
total); while in 2019 the city renewed ten and approved five new permits (15 total), and authorized two
deferrals as requested by the permit holders.
Since the adoption of the original ordinance, there have been no complaints or investigations against any
of the properties that have an approved chicken coop permit.
ALTERNATIVES for ACTION
Since part of this ordinance amendment involves Title 12-Zoning, the Planning Commission is required to
provide a review under a public hearing process, and provide a recommendation to the City Council.
The Planning Commission may consider one of the three following actions:
1. Recommend approval of the draft Ordinance No. 553 as presented, which amends certain sections
of Zoning Code Title 5 - Police Regulations and Title 12 – Zoning; or
2. Recommend denial of the requested Zoning Code Amendment, and make no changes to Title 5 -
Police Regulations and Title 12 – Zoning, with findings to support such recommendation; or
3. Table the request, and direct city staff to provide additional information for further consideration
by the Planning Commission, and present this information at the next scheduled Planning
Commission meeting.
STAFF RECOMMENDATION
Open the public hearing; allow comments; discuss with city staff the requested zoning code amendments;
and make a motion to recommend approval of the draft Ordinance No. 553 as presented herein.
Attachments
1) Draft Ordinance No. 553
2) City of Mendota Heights’ Domestic Chicken Permit Application
3) Original Ordinance No. 508
CITY OF MENDOTA HEIGHTS
DAKOTA COUNTY, MINNESOTA
ORDINANCE NO. 553
AMENDING PART OF TITLE 5 - POLICE REGULATIONS AND
PART OF TITLE 12 – ZONING OF THE CITY CODE
REGARDING KEEPING OF DOMESTIC CHICKENS
The City Council of the City of Mendota Heights, Minnesota, does hereby ordain:
Section 1.
City Code Title 5 – POLICE REGULATIONS is hereby amended as follows:
Title 5-3 of the City Code is hereby amended by adding the underlined language and deleting the
double-line struck-through language as follows:
5-3-10: CHICKENS:
A. Up to four six (6) female chickens, Gallus gallus domesticus, may be kept on a
residential premise as domestic animals, provided such chickens are kept in an
accessory structure meeting the provisions of Section 12-1D-3 of the Zoning Code.
Such structure must be constructed so that it may be easily cleaned, and so that the
chickens are completely enclosed and protected from children and animals on the
outside.
B. The Animal Warden and/or Zoning Administrator has the authority to enter upon
private premises wherever chickens are kept or a domestic chicken permit license has
been issued, whenever there is a reasonable cause to believe that the chickens are being
mistreated or pose a threat to the health and safety of people or other animals.
Section 2.
City Code Title 12 – ZONING is hereby amended as follows:
Title 12-1D-3 of the City Code is hereby amended by adding the underlined language and deleting
the double-line struck-through language as follows:
Mendota Heights Ordinance No. 553 Page 2 of 4
12-1D-3: ACCESSORY STRUCTURES
C. Accessory Structures In All Residential Districts:
2. Chicken coops and runs in all residential districts:
b. Regulations: The keeping, harboring, maintaining, or possessing of any chicken
shall be in accordance with the following:
(1) Limit: No more than four six (6) chickens shall be kept or harbored on the
premises to which the permit applies.
(8) Disposal Of Waste: Fecal waste or coop related litter shall be removed at
such reasonable times to prevent odors from emitting over property lines. Such
waste or litter must be double bagged and disposed of in city garbage. Waste
or litter is allowed to be composted on the property, provided the composting
is done in a sturdy, weather resistant compost bin or dedicated enclosure.
Should the composting be done in an unhealthy or ineffective manner, whereby
creating a public nuisance or complaints from neighboring residents, the permit
holder shall immediately cease all waste composting on the property and
remove such waste composting bin(s) if so ordered by the Zoning Administrator
or Animal Warden.
(13) Abatement and Enforcement: Should an applicant have their permit
revoked as per Subpart (12) above; or chooses not to renew their domestic
chicken permit; or if the chicken coop ceases to operate for a period of six (6)
months or more, the applicant or owner of the property must remove the coop
structure and all appurtenances within thirty (30) days from written notice by
city.
3. Accessory structures (other than detached, private garages) in all residential
districts:
a. Number And Size:
(1) Accessory buildings (other than detached, private garages) shall not exceed
one thousand (1,000) square feet.
(2) Property is four (4) acres or less*: One accessory structure with the area not
to exceed one hundred forty-four (144) square feet, or one accessory structure
plus a chicken coop and run provided the total area of both structures shall not
exceed one hundred forty-four (144) two hundred twenty-five (225) square feet.
(3) Property is more than four (4) acres*: Total area cannot exceed four hundred
twenty-five (425) square feet, provided:
Mendota Heights Ordinance No. 553 Page 3 of 4
(A) No single structure shall exceed two hundred twenty-five (225)
square feet; the exception being a single structure with an attached chicken coop
and run shall not exceed three hundred (300) square feet in total area.
(B) No more than three (3) accessory structures may be erected.
*In computing the area of the property on which an accessory structure is to be
located, any part which is a lake or a wetland, as defined in any city ordinance
or by state or federal law, any part which is subject to an easement for a street,
alley or private roadway, and any part which is in the critical area and below
the "bluff line", as defined in chapter 3, "Critical Area Overlay District", of this
title shall be excluded.
Section 3.
This Ordinance shall be in full force and effect from and after its passage and publication according
to law.
Adopted and ordained into an Ordinance this _____ day of February, 2020.
CITY COUNCIL
CITY OF MENDOTA HEIGHTS
Neil Garlock, Mayor
ATTEST
___________________________
Lorri Smith, City Clerk
Mendota Heights Ordinance No. 553 Page 4 of 4
CITY OF MENDOTA HEIGHTS
DAKOTA COUNTY, MINNESOTA
SUMMARY PUBLICATION OF ORDINANCE NO. 553
AMENDING PART OF TITLE 5 - POLICE REGULATIONS AND PART OF
TITLE 12 – ZONING OF THE CITY CODE
REGARDING KEEPING OF DOMESTIC CHICKENS
The City Council of the City of Mendota Heights, MN ordains:
The City of Mendota Heights Code of Ordinances, Title 5 – Police Regulations, Chapter 3,
Domestic Animals AND Title 12 – Zoning, Chapter 1, Zoning Regulations, Article D. General
Zoning Provisions are hereby amended with new language allowing additional number of domestic
chickens; allowance for composting waste materials; increasing total area sizes of accessory
buildings; and providing abatement and enforcement provisions; all regarding the keeping of
domestic chickens in the city.
The ordinance will take effect ____, ___________, 2020. The complete text of this ordinance
may be obtained at the city hall or from the City’s website at www.mendota-heights.com.
Adopted this _____ day of ______________, 2020.
CITY COUNCIL OF MENDOTA HEIGHTS
/s/ Neil Garlock, Mayor
Attest:
/s/ Lorri Smith, City Clerk
CITY OF MENDOTA HEIGHTS
DAKOTA COUNTY
STATE OF MINNESOTA
E X C E R P T S
Minutes of the Regular Meeting
Held Tuesday, March 6, 2018
Pursuant to due call and notice thereof, the regular meeting of the City Council, City of Mendota Heights,
Minnesota was held at 7:00 p.m. at City Hall, 1101 Victoria Curve, Mendota Heights, Minnesota.
Mayor Garlock called the meeting to order at 7:00 p.m. Councilors Paper, Miller, and Petschel were also
present. Councilor Duggan was absent.
NEW AND UNFINISHED BUSINESS
A) ONE YEAR REVIEW OF DOMESTIC CHICKENS ORDINANCE
Community Development Director Tim Benetti explained that in March 2017, the City Council adopted
Ordinance No. 508 – Regarding the Keeping of Domestic Chickens, and asked for a review after one year.
The fee for a domestic chickens permit is $25, with an annual $25 renewal fee. Since its adoption, the City
has received more than ten inquiries and has officially approved five permits. Mr. Benetti inspected all five
permit holder’s properties and found that all of the coops were in good condition. No violations were noted.
Mr. Benetti reviewed the regulation requirements including a limit of 4 chickens, roosters are prohibited,
slaughtering of chickens is prohibited, no sale of eggs, eggs are for personal consumption only, chickens
cannot be raised or kept for fighting, food materials stored outside must be in a closed container with a lid,
coops must be maintained in a clean and sanitary condition, fecal waste shall be removed to prevent odors
and must be double bagged and disposed of, chickens shall not be kept in a manner to cause a public
nuisance, and any chicken coop and run authorized under this section may be inspected at any reasonable
time by Zoning Administration, the animal warden, or their designee.
Some of the feedback the City has received includes requests to allow for the composting of chicken waste,
increasing the limit to six chickens, reducing the permit fee, consideration of a larger size allowance for a
coop or a larger coop/shed combination, objection to inspection of the coop without the homeowner’s
permission.
Councilor Miller asked how many complaints had been received in the last year regarding chickens. Mr.
Benetti replied that no complaints have been received. Councilor Miller pointed out the ordinance language
“... The animal warden or any police officer may enter the premises where any animal is kept in a reportedly
cruel or inhumane manner . . .” and asked if the city had not received any complaints, why staff did not
work with the homeowners to schedule the inspections.
He also asked what the annual cost is to license a dog. Staff replied that the license fee for a neutered or
spayed dog is $10/annually or $15/annually for a non-neutered or non-spayed dog. Councilor Miller stated
that the $25/annual fee for chickens seems to be excessive. Councilor Petschel stated that the license fee
March 6, 2018 Mendota Heights City Council Page 2 of 2
for a dog does not include an inspection of where the pet lives; however, the keeping of chickens requires
an annual inspection and the higher priced fee would cover the cost of staff time. Councilor Miller then
asked how much staff time was put into the annual inspections. Mr. Benetti replied that it took him
approximately four hours to inspect all of the sites and complete the follow-up work.
Councilor Paper asked if it was necessary to inspect annually going forward since the results of this first
year were so positive. Mr. Benetti expressed his agreement but would do whatever the Council decided.
However, he would like to be able to inspect a property without causing undue angst from the property
owner.
Mayor Garlock stated that if Mr. Benetti feels comfortable inspecting only upon receipt of a complaint,
then that would be fine with him. He suggested that for a first-time permit holder, a one-year inspection
should be completed, then inspect on a complaint basis only. The Councilors expressed their agreement to
that suggestion.
Councilor Petschel expressed concern about allowing the composting of the chicken manure. In the
literature she has read, if composting is taking place and the weather gets very hot or rainy, there can be a
considerable odor. She is also concerned with the risk of salmonella. Even the Center for Disease Control
acknowledges this risk. The City of Eagan requires double bagging for this reason.
Councilor Miller stated he appreciates those concerns, however, he believes the permit holders would do
their best to mitigate the hazards. From an environmental standpoint, to be able to compost makes sense.
Councilor Paper agreed and noted that if composting is not done in a thoughtful and intelligent manner,
then there would be complaints and the right to compost could be taken away. Councilor Petschel stated
she could only support this if there is language in the ordinance that would give staff the backing they need
to enforce the removal of the privilege to compost from that resident.
Mayor Garlock recapped the direction to staff:
• Increase the number of allowable chickens from four to six
• Reduce the annual permit to $15 per chicken coop
• Increase the maximum allowable size of backyard structures with a chicken coop to 200 square
feet, with the provision that if the coop use is removed, then the structure must be removed as well.
• One year inspection for first-time permit holders and complaint-driven inspections thereafter.
• Composting will be allowed unless there is a complaint
Mr. Benetti suggested this ordinance be reviewed by the Council in one year. The Council agreed.
Ms. Rachel Quick, 554 Junction Lane, provided a brief update on the experience her family has had since
they received their chickens. From the minute the chickens joined her family, it has been a blast. The family
has learned a lot through the process of getting a coop and a run built. They eagerly waited for their first
eggs. They participated in the annual Twin Cities Coop Tour and had approximately 100 people visit their
home. She expressed her appreciation for the recommended ordinance changes.
A proposed ordinance to update the Code language will be brought back to the Council at a future meeting.