2020-12-08 Council Work SessionCITY OF MENDOTA HEIGHTS
CITY COUNCIL WORK SESSION
December 8, 2020
3:15 pm
Virtual Meeting
MN Stat. 13D.021 - Meeting by telephone or other electronic means: Conditions - MN stat. 13D.021 provides
that a meeting of a public body may be conducted via telephone or other electronic means if meeting in a
public location is not practical or prudent because of a health pandemic or declared emergency.
At its meeting on March 17, 2020, the Mendota Heights City Council declared a local emergency due to the
COVID-19 pandemic. As a part of this action, until further notice all City Council and committee meetings will
be held by telephone or through other electronic means, with social distancing measures in place. All public
meetings will continue to follow the requirements of the Minnesota Open Meeting Law.
Note that while all or most of the members of the City Council will be participating remotely, the Council
Chambers will be open to the public during this meeting, assuming that social distancing protocols are
followed. Interested individuals may access the meeting by using the meeting connection information below.
With both the log-in or dial-in options, the line will be muted. Observers wishing to make comments on any
of the agenda items will need to contact the City Clerk no later than noon on Tuesday, December 8th, and
provide their contact information and the agenda item which they want to address. Note that any applicable
long-distance telephone charges may apply.
Check the City’s website (www.mendota-heights.com) on Monday, December 7th, for meeting connection
information.
1.Call to Order
2.Review of Applications for Open Council Seat
3.Review Consultant’s Recommendations for the 2040 Comprehensive Plan
4.Adjourn
page 2
DATE: December 8, 2020
TO: Mayor and City Council
Mayor-Elect Levine
FROM: Mark McNeill, City Administrator
SUBJECT: Council Candidate Selection process
Comment:
Introduction:
At its work session on December 8th, the City Council will be asked to narrow the number of candidates
who have indicated an interest in being considered for the vacant City Council seat, and also determine how
many of those candidates will be interviewed.
Background:
As of the November 30th deadline for the submittal of applications for the vacancy, a total of twenty
individuals had submitted materials indicating their interest. Copies of the application materials were then
provided to the Mayor, Mayor-elect, and three remaining members of the Council on December 1st.
The four currently elected officials and Mayor-elect will participate in the narrowing process, and the
interviews. Each have been asked to review the applications, and then identify their top three preferences.
Those three preferred candidates should then be ranked in 1-2-3 order of preference. The “most preferred”
will then be allotted 3 points, the second preference would get two points, and the third preference would
receive a single point.
Those rankings should then be submitted to City Clerk Lorri Smith no later than NOON, Tuesday,
December 8th, the day of the work session.
The ranked votes of all five of the interview panel will be totaled, and summarized. The results of the
rankings will be shared with the Council at or prior to the work session. As the work session is going to be
a virtual meeting, those will be shared electronically.
The Council may use those rankings to determine how many of the applicants will be interviewed at the
work session to be held Monday, December 14th (5:00 PM start time).
The Council is also being asked to submit any desired interview questions that they have to the City
Administrator by 11:00 AM on Friday, December 10th.
Both the December 8th and December 14th work sessions will be virtual. People wishing to observe remotely
should check the City’s website on December 7th for meeting connection information. Observers may also
come to City Hall to watch.
Action Required:
Discuss, and give direction.
Mark McNeill, City Administrator
page 3
2020-December
Applications Received for the Open Council Seat
Bumgardner, Louie
Corbett, Patrick
Ehrlich, Robin
Fischbach, Gary
Hinderscheid, Pat
Klepperich, Judith
Klocke, John
Lorberbaum, Sally
Maczko, John
Mazzitello, John
McLaughlin, James
Metzen, David
Miller, David
Morrison, Dan
Quick, Rachel
Vandarious, Chadwick
Van Lith, Dan
Vaupel, Jon
Watson, Patrick
Zagel, Jonathan
page 4
City of Mendota Heights
2040 Comprehensive Plan Update - Revisions
TO: Mark McNeill, City Administrator
Tim Benetti, Community Development Director
FROM: Jennifer Haskamp, AICP, SHC
DATE: December 3, 2020
RE: 2040 Comprehensive Plan Update Revisions, Land Use Chapter 2
Mr. McNeill and Mr. Benetti,
As requested please find the following summary memo regarding the 2040 Comprehensive Plan Update
Revision project (“Project”) for the City Council work session on December 8, 2020.
Introduction
On January 17, 2020 the Metropolitan Council sent an incomplete letter (“Incomplete Letter”) to the City of
Mendota Heights regarding its 2040 Comprehensive Plan submittal. The Incomplete Letter identified several
components yet to be completed and identified several inconsistencies within the Plan that must be addressed
prior to submitting a revised draft for their review and approval. Many of the outstanding items were related
to the city’s forecasted household and employment projections for the Planning Period and the Future Land
Use Plan which required additional analysis to complete.
On September 1, 2020, the City Council authorized SHC to prepare the necessary analysis and to revise the
Plan consistent with the requirements stated within the January 17, 2020 Incomplete Letter. Since then, our
team has worked collaboratively with city staff to prepare revisions to each chapter of the Plan so that a full
draft can be resubmitted for review, and eventual approval, by the City Council and Metropolitan Council.
The revised Plan is approximately 90% complete, but there are few substantive questions that we would like
feedback from the City Council prior to finalizing the full Plan for consideration.
page 5
Forecast Revisions
In 2015 the Metropolitan Council issued a System Statement to the City of Mendota Heights which included
forecasted population, household and employment growth over the Planning Period which is defined as
2020-2040. Part of the Plan update process requires the Future Land Use Plan, among other components of
the Plan, to be consistent with the forecasted growth as provided in the System Statement. The City’s
December 18, 2019 draft Plan did not provide the proper analysis to demonstrate consistency with the
forecasts, and the Incomplete Letter issued by the Metropolitan Council requested additional information.
One of the first steps in our revision process was to conduct a land use analysis based on the Future Land
Use Plan to determine whether the development or redevelopment of the Focus Areas would result in growth
consistent with the forecasts. Related to the forecasts is the Affordable Housing Allocation which is
correlated to 1) the Future Land Use designations through adequate density; and 2) the total anticipated
household growth between 2021 and 2030. The Housing Chapter will describe the affordable housing
allocation in more detail, but it is important to introduce the concept within the Forecast analysis because the
Metropolitan Council assigns the “allocation” based on the total forecasted household growth in the
community.
After analyzing the Future Land Use for the city’s Focus Areas, we determined that the forecasted
Households should be increased by approximately 100 households, and that the projected employment
should be reduced by approximately 50% based on the identified land use and market trends. The reason for
the increase in households is largely due to the available acres identified in the Focus Areas, as well as the
needed density to meet the Metropolitan Council’s requirement that all new development in Mendota Heights
achieve a minimum of 5 dwelling units per acre. The revised forecasts can be found in Table 2-1 of the
revised Chapter 2 draft.
The Metropolitan Council has generally agreed to the requested forecast adjustment but noted that since the
+100 households results is double the initial household forecast that the affordable housing need allocation
would be adjusted in tandem. This results in an allocation of 100 units between 2021 and 2030. While this
may seem untenable, it should be noted that the information provided in the revised Chapter 2 is consistent
with the Metropolitan Council’s requirement. The Metropolitan Council cannot force you to develop
affordable housing, instead, you must demonstrate that it is possible to support affordable housing through
appropriate density ranges within your land use designations. As shown in subsequent sections of this memo,
the City’s Future Land Use Plan designates Mixed-Use residential densities between 21 and 30 dwelling units
per acre, which is consistent, for example, with the current development density of White Pines Senior Living
and At Home apartments. The density range identified in the Future Land Use Plan is adequate to meet the
affordable housing allocation as required by the Metropolitan Council. As a reminder, they CANNOT and
DO NOT mandate its development. (See Chapter 2. Land Use & Growth, Table 4 which identifies the
potential for approximately 135 new households within the Mixed-Use area between 2021 and 2030, meeting
the affordable housing requirement).
Summary Request: We are seeking approval from the City Council for the revised forecasts as noted in
Chapter 2, Table 2-1. Such revisions include planning for densities adequate to support up to 100 units of
affordable housing between 2021 and 2030. It is essential that the revised forecasts are approved so that the
other chapters including housing, transportation, and sanitary can be updated for consistency with the table.
Summary of Changes Focused on Land Use & Growth (Chapter 2)
page 6
The Land Use & Growth chapter is the heart of the Plan and provides the foundation to all other chapters
within the Plan. The city’s first draft of the Plan submitted to the Metropolitan Council was missing several
components which were identified in the Metropolitan Council’s Incomplete letter. As such, a full revision of
the Chapter was necessary to be consistent with the Metropolitan Council’s requirements. Since Chapter 2
contains the most substantive changes we believe it is important for the City Council to review and approve
these changes so that the remaining chapters can be finalized. A full draft of the Chapter is provided as an
attachment to this memo. The following summary of changes are provided for background and information:
Land Use & Growth Revisions
• Narrative throughout the chapter was updated and revised based on discussion with city staff and
content within the December 2019 draft. The revised narrative was provided for clarity and
consistency, and did not change policy meaning or direction.
• The layout of the document was adjusted for ease of use. All maps have reformatted to landscape,
and all tables, figures, maps and lists renumbered for clarity.
• The Regional Planning Context section was moved from Chapter 1 to Chapter 2 consistent with the
Metropolitan Council’s checklist.
• Language was updated throughout the Goals and Policies section. No changes were made to affect
meaning or policy statements except for:
o Goal 2, Policy 7 was adjusted to reflect that all new MR and HR developments must be
developed consistent with the land use designation identified within the Future Land Use
plan. All development is required to be consistent.
• Table 2-3 was updated to include a breakdown by decade, and assumed the mixed-use areas are likely
to develop between 2021 and 2030 consistent with market trends. The table was further updated to
include density ranges and percent of acres as required by the Metropolitan Council.
• The Mixed-Use land use designation was updated to include the density range of 21 – 30 dwelling
units per acre consistent with development patterns in existing mixed-use areas. All land use
designations are required to identify a minimum and maximum density range for each category.
• “Areas Planned to Stay the Same” was added to identify areas of the City not planned for significant
change in this Planning Period. This section is intended to delineate it from the Areas Planned for
Change with respect to the density analysis and calculations.
• “Areas Planned for Change” was added to specifically identify the Focus Areas so that the density
analysis could be completed. Table 2-4 and Table 2-5 are required to demonstrate that all NEW
development in the City will be consistent with a minimum of 5 dwelling units per acre, as required
by the Suburban Community Designation identified in Map 2-1.
• Tables 2-4 and 2-5 are required to demonstrate consistency with the forecasts provided in Table 2-1.
All analysis is consistent and meets the Metropolitan Council’s requirements.
• Beginning on page 24, information regarding the 2030 Plan will be moved to a Land Use Appendix.
The information contained on pages 24 through 31 provide background and support to the plan but
are not requirements of this Plan process.
Summary Request: We are seeking approval of the revised draft Chapter 2. Land Use & Growth so that all
remaining chapters can be finalized.
page 7
page 8
page 9
page 10
page 11
page 12
page 13
page 14
CITY OF MENDOTA HEIGHTS
2040 Comprehensive Plan Update
Chapter 2: DRAFT Land Use & Growth
page 15
This page is intentionally blank.
page 16
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Chapter 2 - Land Use & Growth - DRAFT 12-4-2020
City of Mendota Heights 2040 Comprehensive Plan Update
2
LAND USE
Most of the developable land in Mendota Heights is completely developed but the city
maintains its low-density and open feeling due to substantial areas of public and private open
space, wetlands, lakes, bluff and wooded areas. The developed land use pattern is dominated
by strong residential neighborhoods throughout the city; business and industrial developments
in the southwest corner of the community; major institutional uses such as cemeteries schools
and golf courses spread out intermittently; and protected natural areas such as Dodge Nature
Center, and the bluffs and ravines along the Mississippi River corridor. The city’s natural
resources, open spaces and recreation areas define the character of the community and are reflected
in both the Existing Land Use and Future Land Use Plans contained in this chapter. Further
details regarding the city’s plans to maintain and enhance these systems can be found in Chapter
4. Parks and Trails, Chapter 7. Natural Resources and Chapter 9. Critical Area of this Plan.
This chapter focuses on creating a sustainable balance between protecting the community’s
high quality natural resource systems while enhancing and supporting the built environment.
Residents identified protection of the quiet, secluded feel of Mendota Heights’ mature
neighborhoods as a priority, and understand that to maintain its neighborhoods it is important
to preserve natural features and the environment. To achieve this vision, overarching community
goals and policies such as working to reduce airplane noise and protection of the Critical Area
underly much of the land use direction described in this chapter. The Future Land Use Plan
presented specifically identifies areas planned to stay the same and areas planned for change.
The distinction between these two areas allows for targeted development and redevelopment
that is intended to support the long-term sustainability of the community, while protecting existing
neighborhoods and high quality natural areas that define the character of Mendota Heights.
The subsequent sections of this chapter will first describe the city’s land use context within the
region. Since Mendota Heights is within the 7-County Metropolitan Area this Plan must be
consistent with the Metropolitan Council’s regional plans. The regional context provides the
guidelines, while the city’s specific land use plans provide the roadmap and direct for the future
of the community. As such, the majority of this chapter focuses on existing land use patterns,
the Future Land Use Plan and areas planned for change within this Planning Period.
page 17
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City of Mendota Heights 2040 Comprehensive Plan Update
Regional Planning Designation
The City of Mendota Heights is located within the Metropolitan Council’s jurisdiction and
is required to update its Comprehensive Plan for this Planning Period (2020-2040) to be
consistent with the regional plan. The following narrative and policies (in gray italic type) are
excerpted and paraphrased from the Metropolitan Council’s Thrive MSP 2040 Plan which
provides the applicable guidelines to Mendota Heights based on its designation:
The regional planning area designation and related policies identify the Metropolitan Council’s
expectations for the amount, location, and standards for development. A community’s planning area
designation is based on its location, amount of developable land, existing development patterns,
planned land uses and availability of infrastructure. The Metropolitan Council’s Thrive MSP
2040 Plan designates Mendota
Heights as “suburban.” Suburban
communities experienced continued
growth and expansion during the
1980s and early 1990s, and typically
have automobile-oriented development
patterns at significantly lower densities
than in previous eras.
Community designations are
intended to guide regional growth
and development for areas that have
urban infrastructure in place and the
capacity to accommodate development
and redevelopment and establish land
use expectations including overall
densities and development patterns.
The Metropolitan Council forecasts
that “Suburban” communities will
account for 22 percent of the region’s
population growth, 27 percent of its
household growth, and 43 percent
of employment growth over the next
three decades. The 2040 Thrive MSP
policies for Suburban communities are
available on the Metropolitan council
website, and include the following:
Burnsville
Bloomington Eagan
Mendota Mendota
Heights
Minneapolis
Inver
Grove
Heights
Lilydale
South
Saint
Paul
Sunfish
Lake
Richfield
Saint
Paul
West
Saint
Paul
Fort
Snelling
(unorg.)
Community Designation
ANOKA
DAKOTA
HENNEPIN RAMSEY
SCOTT
WASHINGTON
CARVER
Extent of Main Map
0 1 2 3 4 50.5
Miles
City of Mendota Heights, Dakota County
Community Designation
Urban Center - Core City
Urban Center
Urban
Suburban
Suburban Edge
Emerging Suburban Edge
Rural Center
Diversified Rural
Rural Residential
Agricultural
Outside Council planning authority
County Boundaries
City and Township Boundaries
Lakes and Major Rivers
Map 2-1. Community Designation Map for Mendota Heights
Source: Metropolitan Council
page 18
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City of Mendota Heights 2040 Comprehensive Plan Update
• Orderly and Efficient Land Use
• Plan for new growth at overall average densities of 5
units per acre1
Look for development and redevelopment opportunities that link
jobs, housing and transit
• Plan local infrastructure to accommodate future growth
• Natural Resources Protection
• Integrate natural resource conservation and restoration into
the comprehensive plan and ordinances
• Identify contaminated land for reclamation.
• Plan for restoration of natural features and functions
• Water Sustainability
• Implement BMPs to control and treat stormwater in redevelopment
• Support the community’s share of the region’s affordable housing need
• Support a mix of housing affordability
• Use various sources of funding and financing tools to facilitate the development of
lifecycle and affordable housing, including the needs of multi-generational households
1. The Met Council policy applies only to new residential development in the city for this Planning Period and
does not affect existing development or neighborhoods. All new single-family, medium density and high density
residential development combined is planned to be 5 units/acre or more as shown in subsequent sections of this
Plan. Existing residential development across the whole city is approximately 2.3 dwelling units/acre.
Metropolitan Council policies for
Suburban Communities:
https://metrocouncil.org/
Planning/Publications-And-
Resources/Thrive-MSP-2040-
Plan-(1)/7_ThriveMSP2040_
LandUsePoliciesbyCD.aspx
Mendota Heights 2040 Comprehensive Plan June 2019
Introduction & Background
1-10
•Water Sustainability
o Implement BMPs to control and treat stormwater in redevelopment
•Housing Affordability and Choice
o Support the community’s share of the region’s affordable housing
need
o Support a mix of housing affordability
o Use various sources of funding and financing tools to facilitate the
development of lifecycle and affordable housing, including the
needs of multigenerational households
•Access, Mobility, and
Transportation Choice
o Focus growth, if possible,
around regional transit
o Support improved
pedestrian and bicycle
circulation
o Consider policies that
reduce reliance on
single-occupancy
vehicles
o Adopt Complete Streets
policies
Lemay Lake
Lemay Lake
page 19
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City of Mendota Heights 2040 Comprehensive Plan Update
• Access, Mobility, and Transportation Choice
• Focus growth, if possible, around regional transit
• Support improved pedestrian and bicycle circulation
• Consider policies that reduce reliance on single-occupancy vehicles
• Adopt Complete Streets policies
• Economic Competitiveness
• Identify appropriate areas for business and industrial expansion
• Support the cleanup and reuse of contaminated land
• Preserve the industrial base for higher-intensity employment and new industries
• Protect sites for highway-, river-, and rail-dependent manufacturing and freight
transportation needs
• Plan for land uses that support the growth of businesses that export goods and services
outside the region
• Preserve locations for employment, manage growth, and minimize land use conflicts
• Building Resilience
• Identify potential vulnerabilities in local infrastructure as a result of severe weather
• Participate in programs that incentivize wind and solar power
• Consider a property-assessed clean energy (PACE) program for conservation and
renewable energy
• Promote community solar gardens
• Encourage travel demand management (TDM) policies and ordinance
• Consider development standards that increase vegetative cover and increase the solar
reflective quality of surfaces.
• Participate in urban forestry assistance programs
Village at Mendota Heights Centre Pointe Business Park
page 20
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City of Mendota Heights 2040 Comprehensive Plan Update
Population, Household & Employment Forecasts
In 2015 the Metropolitan Council issued a System Statement to the City of Mendota Heights
which provided population, household and employment forecasts for the community for this
Planning Period. The past five years has provided greater direction to the city with respect to
anticipated growth and as a result requested adjustments to the forecasts initially provided in
2015. The adjusted forecasts for population, household and employment as agreed to by the
Metropolitan Council and the City of Mendota Heights are provided in Table 2-1.
Table 2-1. Population, Household, and Employment Forecasts 2010 – 2040
2010 2018 2020 2030 2040
Population
(% change)11,071 11,340
(2.4%)
12,000
(5.8%)
12,000
(0%)
12,000
(0%)
Households
(% change)4,378 N/A 4,900
(12%)
5,000
(2%)
5,110
(2.2%)
Employment
(% change)11,550 N/A 12,600
(9%)
12,900
(2.4%)
13,180
(2.2%)
Source: Metropolitan Council, US Census, City of Mendota Heights, SHC
As demonstrated in Table 2-1, the city is planning for some household growth between 2020
and 2040. Most of the household growth is anticipated to occur in areas designated for mixed-
use, which is likely to be primarily multi-family development. As a result of this development
pattern, the population is expected to remain generally constant as the number of persons-per-
households shrinks. The city’s employment is anticipated to grow over this Planning Period
but not quite as significantly as contemplated in the 2015 forecasts. While there remains land
capacity to support increased business and light industrial development, the growth trends over
the past 5-years indicate a slightly slower rate of employment growth adding approximately 580
jobs over the next 20-years to the community.
GOALS & POLICIES
The goals and policies set the direction for the community and describe the land use aspirations
that the city hopes to achieve for this Planning Period. An important part of this Plan is to
communicate to residents, business owners, and stakeholders the vision using a combination of
goals, policies and maps. To that end, the goals and policies that follow focus on existing and
future land uses and are intended to directly support the Future Land Use Plan contained in
subsequent sections of this chapter.
page 21
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City of Mendota Heights 2040 Comprehensive Plan Update
GOAL 1: The Future Land Use Plan will provide the foundation
for all land use decisions in Mendota Heights.
Policies
1. Development and redevelopment of housing, businesses, transportation systems,
parks and community facilities shall be done in accordance with this Plan.
2. This Plan shall be reviewed and amended as necessary to ensure development
policies are consistent with the city’s vision for current and future
development decisions.
3. Any zoning and/or rezoning decisions shall conform to the Future Land Use Plan.
4. The Future Land Use Plan should be periodically updated to reflect changing
priorities and conditions of the city, or if needed to conform with the
Metropolitan Land Planning Act.
5. The city will strive to create a balanced land use pattern that provides
appropriate designations that meet projected growth and market demand.
GOAL 2: Preserve, protect, and enrich the mature, fully developed residential neighborhoods
and character of the community.
Policies
1. Subdivision and zoning standards will require high quality site and building
design in all new developments.
2. The city will emphasize quality design, innovative solutions, and general
focus on aesthetics throughout the community, including within existing
developments and buildings.
3. Future parks, trails and open spaces will be planned within walking distance of
all residential areas, both existing and planned.
4. Development and planning of land will be encouraged to provide reasonable
access to the surrounding communities.
5. Public buildings and properties will be designed, constructed and maintained
to be a source of civic pride and to set a standard for private property owners
to follow.
6. A mechanism will be developed to allow for the maintenance and reinvestment
in identified non-conforming properties.
page 22
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City of Mendota Heights 2040 Comprehensive Plan Update
7. Redevelopment of existing MR-Medium Density Residential and HR-High
Density Residential properties are to be limited to densities consistent with
the Future Land Use Plan.
8. LR-Low Density Residential development and redevelopment shall avoid
creating new “flag lots” if the “flag” has less than 100-feet of frontage.
Goal 3: Encourage and support industrial and commercial development in designated areas.
Policies
1. The city will use available resources to identify redevelopment needs. This will
include cooperation with Dakota County and the Metropolitan Council to
achieve redevelopment objectives.
2. Transitions between adjoining land uses will be required for adjacent
residential uses, and will be encouraged between compatible land uses (e.g.
transition between a general manufacturing and retail use will be encouraged).
3. Amenities within the industrial and commercial districts will be encouraged to
promote a more vibrant and attractive place for workers.
Goal 4: Work to reduce the impact of aircraft noise throughout the community.
Policies
1. Increase public participation and representation on the Noise Oversight
Committee (NOC) and with the Metropolitan Airports Commission (MAC).
2. Achieve noise reduction through advocating modified takeoff procedures and
corridor compliance.
3. Monitor the continued implementation of the Minneapolis/St. Paul (MSP)
Airport Comprehensive Plan.
4. Advocate for specific noise control measures through operational changes
and advanced technology.
5. Notify and work with Federal Aviation Administration and other appropriate
agencies in the event that potential airspace obstructions are encountered.
6. Consider aircraft noise and safety issues in applicable land use and
zoning decisions.
page 23
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City of Mendota Heights 2040 Comprehensive Plan Update
EXISTING LAND USE
The city’s developable land is nearly fully developed with a mix of low-density single-family
uses, pockets of medium and higher density multi-family housing, commercial nodes and light
industrial development. The existing development pattern is expected to remain through this
Planning Period, with targeted opportunities for development or redevelopment which are
described in subsequent sections of this chapter.
The following table indicates how the existing land use is distributed within the city which
illustrated on Map 2-2. Existing Land Use. These categories are not the same and do not
necessarily correspond to the Future Land Use categories identified later in this chapter.
Table 2-2. 2017 Existing Land Use
2017 Existing Land Use Gross Acres % Total Net Acres *% Total
Rural Residential 147.36 2.29%115.86 1.80%
Low Density Residential 1,792.12 27.86%1,727.75 26.86%
Medium Density Residential 63.79 0.99%59.80 0.93%
Medium Density Residential - PUD 14.17 0.22%14.17 0.22%
High Density Residential 127.19 1.98%126.52 1.97%
High Density Residential - PUD 6.42 0.10%6.42 0.10%
Business 21.78 0.34%21.78 0.34%
Limited Business 98.38 1.53%96.71 1.50%
Mixed-Use - PUD 38.66 0.60%37.20 0.58%
Industrial 386.17 6.00%384.76 5.98%
City Facilities 37.79 0.59%31.99 0.50%
Schools (Public Private)288.06 4.48%282.21 4.39%
Churches Synagogues 32.59 0.51%30.53 0.47%
Cemetery 239.67 3.73%238.47 3.71%
Park/Open Space 1,032.68 16.05%526.46 8.18%
Golf Course 292.47 4.55%281.95 4.38%
Right-of-Way 1,222.47 19.00%1,202.42 18.69%
Open Water 591.03 9.19%551.02 8.57%
Wetland 0.00 0%696.80 10.83%
Total 6,432.81 100%6,432.81 100%
* The net acreage calculations reflect the gross acreage of each land use less wetland areas.
Source: Metropolitan Council, City of Mendota Heights, Stantec, SHC
page 24
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City of Mendota Heights 2040 Comprehensive Plan Update
MENDOTA
LILYDALE PICKEREL LAKEMISSISSIPPI RIVERMINNESO
T
A
RI
V
E
R
ROGERS LAKELAKE AUGUSTA
LA
K
E
L
EMA
Y
GUN CLUB LAKE DODD RDDODD RDDELAWARE AVESIBLEY MEMORIAL HWYMARIE AVE W
MENDOTA HEIGHTS RDLEXINGTON AVELILYDALE RDPILOT KNOB RDHUBER DR
SI
BL
EYMEMORIALNORTHLAND DR
WENTWORTH AVE WWACHTLER AVEWAGON WHEEL TRL
MENDOTA RDHUNTER LNORCHARD PL
VICTORIA RD SIVY FALLS AVE
Existing Land Use Map
City of Mendota Heights
µ0 3,000 6,000 Feet
June 2019
Source: City of Mendota Heights, 2017
FIGURE 2-2
Park/Open Space
Mixed-Use - PUD
Rural Residential
Low Density Residential
Medium Density Residential
Medium Density Residential - PUD
High Density Residential
High Density Residential - PUD
Business
Limited Business
Mixed Use - PUD
Industrial
City Facilities
Schools (Public Private)
Churches Synagogues
Cemetery
Parks/Open Space
Golf Course
Right-of-Way
Open Water
Wetland
City Boundary
City Boundary
Rural Residential
Low Density Residential
Medium Density Residential
Medium Density Residential - PUD
High Density Residential
High Density Residential - PUD
Business
Limited Business
Industrial
City Facilities
Schools (Public Private)
Churches Synagogues
Cemetery
Golf Course
Right-of-Way
Open Water
Wetland
Map 2-2. Existing Land Use
MENDOTA
LILYDALE PICKEREL LAKEMISSISSIPPI RIVERMINNESO
T
A
RI
V
E
R
ROGERS LAKELAKE AUGUSTA
LA
K
E
L
EMA
Y
GUN CLUB LAKE DODD RDDODD RDDELAWARE AVESIBLEY MEMORIAL HWYMARIE AVE W
MENDOTA HEIGHTS RDLEXINGTON AVELILYDALE RDPILOT KNOB RDHUBER DR
SI
BL
EYMEMORIALNORTHLAND DR
WENTWORTH AVE WWACHTLER AVEWAGON WHEEL TRL
MENDOTA RDHUNTER LNORCHARD PL
VICTORIA RD SIVY FALLS AVE
Existing Land Use Map
City of Mendota Heights
µ0 3,000 6,000 Feet
June 2019
Source: City of Mendota Heights, 2017
FIGURE 2-2
Park/Open Space
Mixed-Use - PUD
Rural Residential
Low Density Residential
Medium Density Residential
Medium Density Residential - PUD
High Density Residential
High Density Residential - PUD
Business
Limited Business
Mixed Use - PUD
Industrial
City Facilities
Schools (Public Private)
Churches Synagogues
Cemetery
Parks/Open Space
Golf Course
Right-of-Way
Open Water
Wetland
City Boundary
City Boundary
Rural Residential
Low Density Residential
Medium Density Residential
Medium Density Residential - PUD
High Density Residential
High Density Residential - PUD
Business
Limited Business
Industrial
City Facilities
Schools (Public Private)
Churches Synagogues
Cemetery
Golf Course
Right-of-Way
Open Water
Wetland
Created June 2019, Source: City of Mendota Heights, 2017
MENDOTA
LILYDALE PICKEREL LAKEMISSISSIPPI RIVERMINNESO
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A
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V
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ROGERS LAKELAKE AUGUSTA
LA
K
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L
EMA
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GUN CLUB LAKE DODD RDDODD RDDELAWARE AVESIBLEY MEMORIAL HWYMARIE AVE W
MENDOTA HEIGHTS RDLEXINGTON AVELILYDALE RDPILOT KNOB RDHUBER DR
SI
BLEYMEMORIALNORTHLAND DR
WENTWORTH AVE WWACHTLER AVEWAGON WHEEL TRL
MENDOTA RDHUNTER LNORCHARD PL
VICTORIA RD SIVY FALLS AVE
Existing Land Use Map
City of Mendota Heights
µ0 3,000 6,000 Feet
June 2019
Source: City of Mendota Heights, 2017
FIGURE 2-2
Park/Open Space
Mixed-Use - PUD
Rural Residential
Low Density Residential
Medium Density Residential
Medium Density Residential - PUD
High Density Residential
High Density Residential - PUD
Business
Limited Business
Mixed Use - PUD
Industrial
City Facilities
Schools (Public Private)
Churches Synagogues
Cemetery
Parks/Open Space
Golf Course
Right-of-Way
Open Water
Wetland
City Boundary
City Boundary
Rural Residential
Low Density Residential
Medium Density Residential
Medium Density Residential - PUD
High Density Residential
High Density Residential - PUD
Business
Limited Business
Industrial
City Facilities
Schools (Public Private)
Churches Synagogues
Cemetery
Golf Course
Right-of-Way
Open Water
Wetland
page 25
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Chapter 2 - Land Use & Growth - DRAFT 12-4-2020
City of Mendota Heights 2040 Comprehensive Plan Update
FUTURE LAND USE
The Future Land Use Plan describes the city’s plan for its future land use and development
patterns. As previously introduced, Mendota Heights is almost fully developed and the
majority of the land use pattern is anticipated to remain the same as it is today. Existing single-
family neighborhoods are planned to stay the same, while opportunities for development and
redevelopment are concentrated in areas more recently developed such as key transportation
nodes and mixed-use areas. This section describes 1) the overall planned future land use
pattern of the community; 2) key considerations for areas planned to stay the same, with
specific interest on existing neighborhoods; and 3) areas planned for change focusing on
areas where new residential and commercial uses may be developed or redeveloped over this
Planning Period.
Future Land Use Plan
The following table summarizes the city’s Future Land Use which is depicted on Map 2-3:
Table 2-3. Future Land Use Acreage by Decade
2040 Future Land Use Density Range
(DU/Ac)
2020
Acres % of Total 2030
Acres % of Total 2040
Acres % of Total
RR - Rural Residential 0.1-1.45 322.68 5.02%308.88 4.80%218.88 3.40%
LR - Low Density
Residential 2.0 - 2.9 1,680.4 26.12%1,691.10 26.29%1,781.10 27.69%
MR - Medium Density
Residential 3.0 - 5.9 187.64 2.92%187.64 2.92%187.64 2.92%
HR - High Density
Residential 6.0 - 9.0 65.57 1.02%65.57 1.02%65.57 1.02%
LB - Limited Business N/A 143.86 2.24%143.86 2.24%143.86 2.24%
B - Business N/A 16.07 0.25%30.87 0.48%30.87 0.48%
MU - Mixed-Use 21.0 - 30.0 47.41 0.74%47.41 0.74%47.41 0.74%
I - Industrial N/A 388.8 6.04%401 6.23%401 6.23%
P/S - Public/Semi-Public N/A 539.41 8.39%515.51 8.01%515.51 8.01%
P - Park/Open Space N/A 1,227.47 19.08%1,227.47 19.08%1,227.47 19.08%
Right-of-Way N/A 1,222.47 19.00%1,222.47 19.00%1,222.47 19.00%
Open Water N/A 591.03 9.19%591.03 9.19%591.03 9.19%
Total 6,432.81 100%6,432.81 100%6,432.81 100%
page 26
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Chapter 2 - Land Use & Growth - DRAFT 12-4-2020
City of Mendota Heights 2040 Comprehensive Plan Update
MENDOTA
LILYDALE PICKEREL LAKEMISSISSIPPI RIVERMINNESO
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A
RI
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ROGERS LAKELAKE AUGUSTA
LA
K
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EMA
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GUN CLUB LAKE DODD RDDODD RDDELAWARE AVESIBLEY MEMORIAL HWYMARIE AVE W
MENDOTA HEIGHTS RDLEXINGTON AVELILYDALE RDPILOT KNOB RDHUBER DR
SI
BLEYMEMORIALNORTHLAND DR
WENTWORTH AVE WWACHTLER AVEWAGON WHEEL TRL
MENDOTA RDHUNTER LNORCHARD PL
VICTORIA RD SIVY FALLS AVE
2040 Planned Future Land Use Map
City of Mendota Heights
µ0 3,000 6,000 Feet
June 2019
Source: City of Mendota Heights,
Dakota County, 2017
FIGURE 2-5
LandUse
2040Plan
LB - Limited Business
B - Business
I - Industrial
P/S - Public/Semi-Public
P - Park & Open Space
Open Water
RR - Rural Residential (0.1 - 1.45 DU/Ac)
LR - Low Density Residential (2.0 - 2.9 DU/Ac)
MR - Medium Density Residential (3.0 - 5.9 DU/Ac)
HR - High Density Residential (6.0 - 9.0 DU/Ac)
MU - Mixed Use (Res. 21.0 - 30.0 DU/Ac)
Legend
2040 Future Land Use
LB - Limited Business
B - Business
I - Industrial
P/S - Public/Semi-Public
Open Water
RR - Rural Residential (0.1 - 1.45 DU/Ac)
LR - Low Density Residential (2.0 - 2.9 DU/Ac)
MR - Medium Density Residential (3.0 - 5.9 DU/Ac)
HR - High Density Residential (6.0 - 9.0 DU/Ac)
MU - Mixed-Use (Res. 21.0 - 30.0 DU/Ac)
P - Park/Open Space
Map 2-3. Future Land Use Plan (2040)
MENDOTA
LILYDALE PICKEREL LAKEMISSISSIPPI RIVERMINNESO
T
A
RI
V
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ROGERS LAKELAKE AUGUSTA
LA
K
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L
EMA
Y
GUN CLUB LAKE DODD RDDODD RDDELAWARE AVESIBLEY MEMORIAL HWYMARIE AVE W
MENDOTA HEIGHTS RDLEXINGTON AVELILYDALE RDPILOT KNOB RDHUBER DR
SI
BLEYMEMORIALNORTHLAND DR
WENTWORTH AVE WWACHTLER AVEWAGON WHEEL TRL
MENDOTA RDHUNTER LNORCHARD PL
VICTORIA RD SIVY FALLS AVE
2040 Planned Future Land Use Map
City of Mendota Heights
µ0 3,000 6,000 Feet
June 2019
Source: City of Mendota Heights,
Dakota County, 2017
FIGURE 2-5
LandUse
2040Plan
LB - Limited Business
B - Business
I - Industrial
P/S - Public/Semi-Public
P - Park & Open Space
Open Water
RR - Rural Residential (0.1 - 1.45 DU/Ac)
LR - Low Density Residential (2.0 - 2.9 DU/Ac)
MR - Medium Density Residential (3.0 - 5.9 DU/Ac)
HR - High Density Residential (6.0 - 9.0 DU/Ac)
MU - Mixed Use (Res. 21.0 - 30.0 DU/Ac)
Legend
2040 Future Land Use
LB - Limited Business
B - Business
I - Industrial
P/S - Public/Semi-Public
Open Water
RR - Rural Residential (0.1 - 1.45 DU/Ac)
LR - Low Density Residential (2.0 - 2.9 DU/Ac)
MR - Medium Density Residential (3.0 - 5.9 DU/Ac)
HR - High Density Residential (6.0 - 9.0 DU/Ac)
MU - Mixed-Use (Res. 21.0 - 30.0 DU/Ac)
P - Park/Open Space
Created June 2019, Source: City of Mendota Heights, Dakota County, 2017
MENDOTA
LILYDALE PICKEREL LAKEMISSISSIPPI RIVERMINNESO
T
A
RI
V
E
R
ROGERS LAKELAKE AUGUSTA
LA
K
E
L
EMA
Y
GUN CLUB LAKE DODD RDDODD RDDELAWARE AVESIBLEY MEMORIAL HWYMARIE AVE W
MENDOTA HEIGHTS RDLEXINGTON AVELILYDALE RDPILOT KNOB RDHUBER DR
SI
BLEYMEMORIALNORTHLAND DR
WENTWORTH AVE WWACHTLER AVEWAGON WHEEL TRL
MENDOTA RDHUNTER LNORCHARD PL
VICTORIA RD SIVY FALLS AVE
2040 Planned Future Land Use Map
City of Mendota Heights
µ0 3,000 6,000 Feet
June 2019
Source: City of Mendota Heights,
Dakota County, 2017
FIGURE 2-5
LandUse
2040Plan
LB - Limited Business
B - Business
I - Industrial
P/S - Public/Semi-Public
P - Park & Open Space
Open Water
RR - Rural Residential (0.1 - 1.45 DU/Ac)
LR - Low Density Residential (2.0 - 2.9 DU/Ac)
MR - Medium Density Residential (3.0 - 5.9 DU/Ac)
HR - High Density Residential (6.0 - 9.0 DU/Ac)
MU - Mixed Use (Res. 21.0 - 30.0 DU/Ac)
Legend
2040 Future Land Use
LB - Limited Business
B - Business
I - Industrial
P/S - Public/Semi-Public
Open Water
RR - Rural Residential (0.1 - 1.45 DU/Ac)
LR - Low Density Residential (2.0 - 2.9 DU/Ac)
MR - Medium Density Residential (3.0 - 5.9 DU/Ac)
HR - High Density Residential (6.0 - 9.0 DU/Ac)
MU - Mixed-Use (Res. 21.0 - 30.0 DU/Ac)
P - Park/Open Space
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Chapter 2 - Land Use & Growth - DRAFT 12-4-2020
City of Mendota Heights 2040 Comprehensive Plan Update
Future Land Use Designations
The following definitions are provided to describe the Future Land Use designations identified
on Table 2-3.
Residential Uses
The city’s land uses are predominantly developed with low density single-family uses, with small
pockets of multi-family housing located at key transportation corridors and nodes. The trend
towards a more balanced housing pattern is recent with eight percent (8%) of the residentially-
designated land in the city utilized for multiple family homes or medium to high-density
development, which marks a significant increase from one percent (1%) in 1979 and five percent
(5%) in 2002.
The Future Land Use Plan identifies five categories with residential uses: rural, low density,
medium density, high density and mixed-use.
• RR – Rural Residential (0.1 - 1.45 DU/Acre)
This land use is generally located in the east central part of the city. This
designation is intended for large lot single-family residences and includes
properties with and without city sewer. The Rural Residential areas are
planned with a density not to exceed 1.45 units per acre. The corresponding
zoning district classification is R-1A (One Family Residential).
• LR – Low Density Residential (2.0 - 2.9 DU/Acre)
This land use is the most prevalent land use category in the city and generally
allows development of single-family principal and accessory uses. This
designation corresponds to the R-1 zoning district, which requires a minimum
lot size of 15,000 square feet and minimum lot width of 100 feet.
• MR – Medium Density Residential (3.0 - 5.9 DU/Acre)
This land use generally allows townhome and attached housing development
at suburban densities. New areas of Medium Density Residential are added
in this update to include existing townhouse and duplex projects that were
previously designated Low Density and zoned R-1, but are actually developed
consistent with this land use designation. The corresponding zoning district
classifications are: R-2 (Medium Density Residential District) and MR-PUD
(Medium Density Residential Planned Unit Development).
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Chapter 2 - Land Use & Growth - DRAFT 12-4-2020
City of Mendota Heights 2040 Comprehensive Plan Update
• HR – High Density Residential (6.0 - 9.0 DU/Acre)
This land use provides for multi-family and apartment development at
suburban densities. Most of this land use is in a few large apartment projects.
The corresponding zoning district classifications are: R-3 (High Density
Residential District) and HR-PUD (High Density Residential Planned Unit
Development).
City Code includes Planned Unit Developments (PUD) regulations that
allow for a varied and compatible development of property by encouraging
reasonable flexibility from applicable standards, including higher densities
than would be allowed under the underlying zoning district and/or future
land use designation. Mendota Heights has approved three (3) high-density
residential PUD’s in the community.
• MU – Mixed-Use (21.0 - 30.0 DU/Acre for Residential Uses)
Undeveloped land guided mixed-use is planned to develop approximately 75% of its
acres with residential uses at the densities identified, which is consistent with existing
mixed-use projects in the city. The northeast quadrant of the Highway 62 and Dodd Road
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. The current residential
development has developed at densities between 21 and 30 dwelling units per acre, and
adjacent undeveloped outlots are guided to develop at similar densities.
Commercial Uses
Commercial land uses are typically divided into three general categories; (1) office, (2)
retail, and (3) mixed-use. The office category includes land uses generally considered to
be of a limited business nature, typically a daytime office use. Map 2-3. Future Land Use
Plan identifies these areas as “LB - Limited Business”. The current and corresponding
zoning district classifications are B-1 (Limited Business), B-1A (Business Park) and B-2
(Neighborhood Business). Retail and mixed-use are similar, but the mixed-use designation
includes compatible residential uses in proximity.
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Chapter 2 - Land Use & Growth - DRAFT 12-4-2020
City of Mendota Heights 2040 Comprehensive Plan Update
• LB – Limited Business
There are presently four locations where most Limited Business uses in
Mendota Heights are currently located or planned:
-In the southwest quadrant of Highway 62 and Lexington Avenue;
-Either side of Mendota Heights Road, between I-35E and Dodd Road;
-On the south side of South Plaza Drive, east of Dodd Road near the
Mendota Plaza area; and
-On the south side of Highway 13 (Sibley Memorial Highway) at the
northern city boundary, east of I-35E.
The second category of commercial uses expands the uses to include retail, restaurants, hotels and
other commercial uses. This includes neighborhood type convenience stores and shopping centers.
Map 2-3. Future Land Use Plan identifies these areas as “B - Business” and “MU - Mixed-Use”. The
current and corresponding zoning district classifications are B-3 (General Business), B-4 (Shopping
Center) and PUD - Planned Unit Development.
• B – Business
There are four locations where Business uses are planned:
-The southeast quadrant of Highway 62 and Lexington Avenue;
-The northeast quadrant of Lexington Avenue and Mendota Heights Road;
-The area between Highway 55 to the west, Mendota Heights Road to the
north, and Northland Drive to the east/south.
-The 14.6 acres assemblage of city-owned parcels, located east of Highway
55, north of Bourne Lane and south of Lemay Shore Drive. The
properties are commonly referred to as the “Bourne Lane Site”.
Similar to the Business land use designation, the Mixed-Use designation allows for
neighborhood types of retail, shops, and includes service businesses such as restaurants, salons,
professional services, etc., that are compatible with residential uses.
• MU – Mixed-Use
The city’s largest concentration of commercial or business uses are located at Highway 62
and Dodd Road, in the Mendota Plaza and The Village of Mendota Heights developments
which are both guided mixed-use.
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Chapter 2 - Land Use & Growth - DRAFT 12-4-2020
City of Mendota Heights 2040 Comprehensive Plan Update
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.
The intent of the district is to allow for mixed-use developments that combine residential,
retail, and commercial uses into a coordinated, planned development project. This land
use designation is located both north and south of the Highway 62 and Dodd Road
intersection, the city’s only significant retail area. These two commercial/residential
developments are zoned as MU-PUD Mixed-Use-Planned Unit Development.
Industrial Uses
• I – Industrial
The Industrial land use category is concentrated in the city’s industrial and business park
in the southwest part of the city, north of I-494. The vast majority of the 400-plus acres
of Industrial land is west of Highway 55, with a portion east of Highway 55 and west
of I-35E. This land use includes manufacturing, office, and warehousing uses, but also
hotels, and other commercial uses.
Public and Open Space Uses
• P/S – Public/Semi-Public
The Public/Semi-Public land use designation includes various land uses that are generally
outside the commercial, industrial and residential categories. Among these are city
buildings, such as City Hall, public works and fire stations; schools, both public and
private; churches and synagogues; and cemeteries.
• P – Park/Open Space
The Park/Open Space land use designation includes city, State and regional parks,
golf courses and nature preserves.
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Chapter 2 - Land Use & Growth - DRAFT 12-4-2020
City of Mendota Heights 2040 Comprehensive Plan Update
Areas Planned to Stay the Same
As a mostly developed community, Mendota Heights expects the existing land use pattern to
persist through this Planning Period with a few exceptions that are discussed in the next section
of this chapter. While the city expects existing neighborhoods and commercial nodes to remain,
it is important to plan for how the city will proactively maintain and preserve existing uses to
ensure a high quality of life for all of the community’s residents and businesses.
Guiding Properties Accurately
To address and protect the city’s single-family uses, and to accurately identify pockets of non-
conformity the Future Land Use Plan must reflect accurately the existing and planned uses in
the city. A major effort of this planning process was to review the 2030 Plan and to update the
Future Land Use Plan to reflect either 1) the actual use or development of the property; or 2)
to guide the property consistent with the vision for the future. A list of more than 20 properties
of various sizes were identified as guided incorrectly since the last Plan update, and all of the
identified properties have been appropriately re-guided as part of this planning process (See
Appendix X for full list and map location of properties). The process to update the Future Land
Use Plan provides the foundation from which the city can determine what areas should stay the
same, and what areas provide opportunities for change.
Non-Conforming Single-Family Uses
Through this planning process the city identified the most significant existing land use pattern
issue is that of non-conforming single-family uses. As described throughout this Plan, the city’s
dominant single-family land use results in a fairly low density residential development pattern.
While the single-family use is broadly consistent across the city, the individual neighborhood
patterns vary based on the decade in which the neighborhood was developed. Design and
architecture trends change over time and the neighborhoods reflect the market demand of each
particular decade resulting in varying housing styles, lot sizes, and configurations. Fast forward
to today, and the city is filled with single-family neighborhoods of different character depending
on the decade in which it was developed, yet the city applies a uniform zoning and land use
standard that results in non-conforming lots and uses all over the city.
The city recognizes there are certain areas of the city where single-family lots are generally smaller,
and have less than the minimum lot size standard of 15,000 square feet per Zoning Code. Many
of these lots and structures do not meet current setback standards that result in a property being
deemed non-conforming. To fully understand this issue, a mapping analysis was completed as part
of this Plan and is shown on Map 2-4. Lot Sizes for 2020 Single-Family Uses.
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Chapter 2 - Land Use & Growth - DRAFT 12-4-2020
City of Mendota Heights 2040 Comprehensive Plan Update
Over time the city has updated its zoning ordinance affecting lot sizes, setbacks and other dimensional
standards. These changes have resulted in single-family parcels becoming legally non-conforming which
can pose problems and legal hurdles when homeowners want to improve or expand their dwellings,
and in some cases run into setback or lot coverage issues. The city has identified protection and
enhancement of existing single-family neighborhoods as a priority in this Planning Period and it is
important for property owners to be able to improve and maintain their properties. As a result, the city
supports updating the Zoning Ordinance, as part of the Implementation Plan, to provide mechanisms
for assisting these legal non-conforming uses, which may permit said uses to be improved or updated
without extraordinary measures, such as a variance.
Created June 2019, Source: City of Mendota Heights, Dakota County, 2016
Map 2-4. 2020 Single-Family Land Use Lot Size
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Chapter 2 - Land Use & Growth - DRAFT 12-4-2020
City of Mendota Heights 2040 Comprehensive Plan Update
Areas Planned for Change
While the majority of the city is planned to stay much the same as it is today, there are
opportunities in the community where new development or redevelopment may occur over this
Planning Period. Through this process the city identified 22 focus areas, each with different
characteristics land use designations and planned future land uses. The city acknowledges that
development or redevelopment of these properties is dependent on market conditions and has
made its best estimate as to the timing of development activities.
The tables that follow summarize the information contained in the narrative for each property
identified in the section titled Focus Areas. Table 2-4 estimates the anticipated residential
development or redevelopment of the Focus Areas by decade. As shown, the city anticipates that
approximately 210 new households will be developed over the next 20-years, consistent with the
revised forecasts shown in Table 2-4 of this chapter. Table 2-5 shows the estimated employment
projections for development or redevelopment within the Focus Areas, as well as expansion
opportunities of existing businesses.
Map 2-5 identifies all Focus Areas overlaid with the Future Land Use Plan. Development and
redevelopment opportunities comprise diverse land use designations allowing for a variety of
potential land uses to be developed in this Planning Period.
There is no “staging” plan because infrastructure and utilities are generally available throughout
the city. Any site development or redevelopment will likely need site specific improvements,
but utilities will either already be on-site or adjacent to the site. As such development or
redevelopment could occur anywhere within the city and still be contiguous to infrastructure.
The city does believe that the mixed-use areas are most likely to develop within the 2021-2030
time period given current market demand and proximity to existing mixed-use development in
the city. This is indicated by the anticipated household development shown in Table 2-4.
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Chapter 2 - Land Use & Growth - DRAFT 12-4-2020
City of Mendota Heights 2040 Comprehensive Plan Update
Table 2-4. Anticipated Residential Development or Redevelopment by Decade
Land Use
Total Net
Developable
Acres
(Residential)*
2020 2021-2030 2031-2040 Total by 2040
Net
Acres HH Net
Acres HH Net
Acres HH HH (Min)HH (Max)
LR (Low Density
Residential)
2.0-2.9 DU/Ac
25.2 --15.0 30 10.2 21 50 73
MR (Medium
Density Residential)
3.0-5.9 DU/Ac
8.2 --4.1 12 4.1 12 25 48
Mixed-Use**
21.0-30.0 DU/Ac 6.4 --6.4 135 --135 192
Total 41.99 --25.5 177 14.3 33 210 313
Net Density Estimate of Areas Planned for Change 5.0 DU/
Acre
7.5 DU/
Acre
* “Total Net Developable Acres” excludes wetlands, arterial right-of-way, park, and 10% parks dedication.
** Mixed-use Residential Acres calculated as 75% of Total Net Developable Acres.
Table 2-5. Employment Projections (New Development or Redevelopment)
Land Use Planned Acres F.A.R.SF Yield SF/Job 2040
Employment
Business 14.8 35%225,641 3,000 75.21
Limited Business 36.14 35%550,990 4,500 122.44
Industrial 18.46 25%201,029 6,000 33.50
Mixed-Use*9.46 25%103,019 3,000 34.34
Subtotal New Development or Redevelopment 265.50
Business 4.0 35%61,098 3,000 20.37
Limited Business 26.49 35%403,828 4,500 89.74
Industrial 95.47 25%1,039,641 6,000 173.27
Mixed-Use*35.59 25%96,894 3,000 65.60
Subtotal Expansion Opportunity for Existing Development 315.68
Total Projected 2040 Employment 581
* Mixed-use Commercial Acres calculated as 25% of planned acres.
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Chapter 2 - Land Use & Growth - DRAFT 12-4-2020
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Focus Areas
In the city’s previous comprehensive plans, a number of specific properties in the city were
mapped that were either vacant, under-developed, under-utilized or identified as either
potential infill or redevelopment areas. Infill means that the property has the opportunity to
develop or redevelop beyond its current level. The city is not recommending any land use or
rezoning changes on these sites at this time or as part of this Plan. A summary of these sites are
provided below, along with Map 2-5. Focus Areas with Future Land Use Overlay.
1. SE Quadrant of Highway 55 and Acacia Boulevard: This 9.1-
acre city-owned site is bounded by Pilot Knob Road on the west,
Acacia Boulevard on the north, and Highway 55 on the east.
The site was approved under an interim use permit in 2015 as
an off-leash dog park for a five year period, but is located in
the industrial park and guided for future I - Industrial use.
2. 2359 Pilot Knob Road: This area consists of a 3.1-acre property currently
used as a single-family residence plus a 0.4-acre site owned by the
Metropolitan Airports Commission. Both are guided for I - Industrial use.
3. NW Quadrant of Pilot Knob Road and Mendota Heights
Road: This vacant 5-acre site is bounded by Highway 13 on the
west, and an unnamed extension of Perron Road right-of-way to
the north. The property is owned and adjacent to Lloyd’s BBQ
business to the south. Site is guided for I - Industrial use.
4. Highway 55 and Northland Drive: This 2.2-
acre site is vacant and guided I - Industrial.
5. Bourne Lane Site (city-owned properties): This 14.8-acre area on
Bourne Lane and Lemay Lake Road consists of nine separate parcels,
all owned by the city. The site is guided for B - Business use.
6. 1179 Centre Pointe Circle: This 3.6-acre site is one of
two vacant parcels in the Centre Pointe Business Park.
The site is guided for LB - Limited Business.
7. Centre Pointe Curve and Lexington Avenue: This 2.1-acre
site is currently vacant and located on the south frontage road
to Highway 62. The site is guided LB - Limited Business.
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Chapter 2 - Land Use & Growth - DRAFT 12-4-2020
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8. Victoria Curve and Glenhill Road: This 6.3-acre site is
vacant and guided LR - Low Density Residential.
9. Lexington Avenue and Highway 13: Three single-family parcels
totaling 3.1 acres are surrounded on three sides by multi-family
development. The site is guided for LR - Low Density Residential use.
10. 2015 and 2021 Victoria Road South: Two large single-family
parcels totaling 3.5 acres on the north frontage road to Highway
62. The site is guided for LR - Low Density Residential use.
11. 1026, 1032, and 1036 Dakota Trail: Three single-family
parcels totaling 2.5 acres on Dakota Trail, the south frontage
road to Highway 62, are adjacent to commercial parcels
and are guided for LR - Low Density Residential use.
12. Lexington Avenue and Wagon Wheel Trail: Bounded by Lexington,
Wagon Wheel Trail and I-35E, and adjacent to the Lexington Heights
Apartments. The site is guided for LR - Low Density Residential use.
13. SE Quadrant of I-35E interchange and Mendota Heights Road:
This 2.4-acre vacant parcel is guided for LB - Limited Business use.
14. Vacant Parcel – South of Visitation School: The Sisters of the Visitation
Monastery own this 28.1-acre vacant parcel on Mendota Heights
Road and I-494 just west of Dodd Road. It is one of the largest vacant
parcels in the city and is guided as P/S - Public/Semi-Public use.
15. 750 Mohican Lane: This property consists of two parcels (one vacant/
one developed) containing 7.2 acres of total land area in the Friendly Hills
neighborhood. Both are located behind residences on Mohican Lane and
Pagel Road. The property is guided for LR - Low Density Residential use.
16. 2455 Delaware Avenue: This is a 2.5 acre, single-family parcel,
and is guided for LR - Low Density Residential use.
17. Dakota County CDA: This area consists of two separate
parcels totaling 11.9 acres owned by Dakota County, part of
former reserved highway right-of-way that was never used. The
property is guided for LR - Low Density Residential use.
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Chapter 2 - Land Use & Growth - DRAFT 12-4-2020
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18. Mendota Plaza Area: There are three (3) vacant parcels in and
around the Mendota Plaza: (i) a 2.05 acre parcel located northwest
of the new The Reserve of Mendota Village apartments; (ii) a 2.1-
acre parcel on South Plaza Drive and South Plaza Way; (iii) a 2-acre
parcel at the end of South Plaza Drive, owned by Dakota County
CDA. All three parcels are guided and zoned MU - Mixed-Use.
19. Village Lots (city-owned properties): These city-owned properties
consists of four vacant parcels totaling 1.7 acres, which are located in
The Village Center development on the east side of Dodd Road (Hwy
149) and north of Maple Street. The city has been actively marketing the
property as a site for high-density residential or mixed-use development.
20. Wachtler and Wentworth: This 2.7-acre residential property in
the NE quadrant of Wachtler and Wentworth Avenues adjacent to
Wentworth Park is guided for LR - Low Density Residential use.
21. Somerset Area: This area has been referred to as the “Superblock” due
to its collection of large residential lots. It consists of over 20 separate
parcels on approximately 90 acres located directly south of Somerset
Country Club and Golf Course. The area is developed with single-family
homes on large lots with private septic systems. The neighborhood is
bounded on the east by Delaware Avenue, the north by Wentworth
Avenue, and the south and west by smaller single-family lots. The
neighborhood contains significant wetlands and woodlands. The area
is guided RR - Rural Residential use. Due to the existing large lot
configuration, the area has the potential to be further subdivided, provided
public sewer, water and road systems would be extended to the area.
22. 1170 Dodd Road: This property consists of approximately 3.7 total
acres. The property is guided LR - Low Density Residential use.
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Chapter 2 - Land Use & Growth - DRAFT 12-4-2020
City of Mendota Heights 2040 Comprehensive Plan Update
Map 2-5. Focus Areas with Future Land Use Overlay
MENDOTA
LILYDALE PICKEREL LAKEMISSISSIPPI RIVERMINNESO
T
A
RI
V
E
R
ROGERS LAKELAKE AUGUSTA
LA
K
E
L
EMA
Y
GUN CLUB LAKE DODD RDDODD RDDELAWARE AVESIBLEY MEMORIAL HWYMARIE AVE W
MENDOTA HEIGHTS RDLEXINGTON AVELILYDALE RDPILOT KNOB RDHUBER DR
SI
BL
EYMEMORIALNORTHLAND DR
WENTWORTH AVE WWACHTLER AVEWAGON WHEEL TRL
MENDOTA RDHUNTER LNORCHARD PL
VICTORIA RD SIVY FALLS AVE
2040 Planned Future Land Use Map
City of Mendota Heights
µ0 3,000 6,000 Feet
Legend
2040 Future Land Use
RR - Rural Residential (0.1 - 1.45 DU/Ac)
LR - Low Density Residential (2.0 - 2.9 DU/Ac)
MR - Medium Density Residential (3.0 - 5.9 DU/Ac)
HR - High Density Residential (6.0 - 9.0 DU/Ac)
MU - Mixed-Use (Res. 21.0 - 30.0 DU/Ac)
Open Water
LB - Limited Business
B - Business
I - Industrial
P/S - Public/Semi-Public
P - Park/Open Space
Focus Areas
Dakota County CDA Lands
Infill
Somerset "Super-Block" Area
Legend
2040 Future Land Use
LB - Limited Business
B - Business
I - Industrial
P/S - Public/Semi-Public
Open Water
P - Park/Open Space
Focus Areas
RR - Rural Residential (0.1 - 1.45 DU/Ac)
LR - Low Density Residential (2.0 - 2.9 DU/Ac)
MR - Medium Density Residential (3.0 - 5.9 DU/Ac)
HR - High Density Residential (6.0 - 9.0 DU/Ac)
MU - Mixed-Use (Res. 21.0 - 30.0 DU/Ac)
Dakota County CDA Lands
Infill
Somerset "Super-Block" Area
MENDOTA
LILYDALE PICKEREL LAKEMISSISSIPPI RIVERMINNESO
T
A
RI
V
E
R
ROGERS LAKELAKE AUGUSTA
LA
K
E
L
EMA
Y
GUN CLUB LAKE DODD RD1
2
3
4
5
6
8
7
9
12
13
14
15
16
18
19
21
20
22
10
11
17
DODD RDDELAWARE AVESIBLEY MEMORIAL HWYMARIE AVE W
MENDOTA HEIGHTS RDLEXINGTON AVELILYDALE RDPILOT KNOB RDHUBER DR
SI
BLEYMEMORIALNORTHLAND DR
WENTWORTH AVE WWACHTLER AVEWAGON WHEEL TRL
MENDOTA RDHUNTER LNORCHARD PL
VICTORIA RD SIVY FALLS AVE
Focus Areas Map
µ0 3,000 6,000 Feet
Infill Sites and/or Redevelopment Areas
City of Mendota Heights
Source: Dakota County, 2016
City of Mendota Heights, 2018
June 2019
FIGURE 2-7
Legend
2040 Future Land Use
LB - Limited Business
B - Business
I - Industrial
P/S - Public/Semi-Public
Open Water
P - Park/Open Space
Focus Areas
RR - Rural Residential (0.1 - 1.45 DU/Ac)
LR - Low Density Residential (2.0 - 2.9 DU/Ac)
MR - Medium Density Residential (3.0 - 5.9 DU/Ac)
HR - High Density Residential (6.0 - 9.0 DU/Ac)
MU - Mixed-Use (Res. 21.0 - 30.0 DU/Ac)
Dakota County CDA Lands
Infill
Somerset "Super-Block" Area
Created June 2019, Source: City of Mendota Heights, Dakota County, 2017
MENDOTA
LILYDALE PICKEREL LAKEMISSISSIPPI RIVERMINNESO
T
A
RI
V
E
R
ROGERS LAKELAKE AUGUSTA
LA
K
E
L
EMA
Y
GUN CLUB LAKE DODD RD1
2
3
4
5
6
8
7
9
12
13
14
15
16
18
19
21
20
22
10
11
17
DODD RDDELAWARE AVESIBLEY MEMORIAL HWYMARIE AVE W
MENDOTA HEIGHTS RDLEXINGTON AVELILYDALE RDPILOT KNOB RDHUBER DR
SI
BL
EYMEMORIALNORTHLAND DR
WENTWORTH AVE WWACHTLER AVEWAGON WHEEL TRL
MENDOTA RDHUNTER LNORCHARD PL
VICTORIA RD SIVY FALLS AVE
Focus Areas Map
µ0 3,000 6,000 Feet
Infill Sites and/or Redevelopment Areas
City of Mendota Heights
Source: Dakota County, 2016
City of Mendota Heights, 2018
June 2019
FIGURE 2-7
Legend
2040 Future Land Use
LB - Limited Business
B - Business
I - Industrial
P/S - Public/Semi-Public
Open Water
P - Park/Open Space
Focus Areas
RR - Rural Residential (0.1 - 1.45 DU/Ac)
LR - Low Density Residential (2.0 - 2.9 DU/Ac)
MR - Medium Density Residential (3.0 - 5.9 DU/Ac)
HR - High Density Residential (6.0 - 9.0 DU/Ac)
MU - Mixed-Use (Res. 21.0 - 30.0 DU/Ac)
Dakota County CDA Lands
Infill
Somerset "Super-Block" Area
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Chapter 2 - Land Use & Growth - DRAFT 12-4-2020
City of Mendota Heights 2040 Comprehensive Plan Update
LAND USE CHANGES FROM 2030 TO 2040 COMPREHENSIVE PLANS
The designated future land use for a number of properties in the city has changed between the
2030 Comprehensive Plan (in 2008) and this 2040 Comprehensive Plan (adopted in 2021).
Below is a brief narrative and summary of these changes, illustrated in Map 2-3. Future Land
Use Plan.
• 340 - D Street: This 0.86 acre parcel, referred locally as Jack’s Mfg. Co., was
left blank on the 2030 Plan, and is now guided I-Industrial in the 2040 Plan
to reflect its current use. There is also a small 0.27 acre triangular shaped
parcel located behind this property, owned by the adjacent St. Peter’s Catholic
Church. This parcel will be guided as P/S-Public/Semi-Public.
• Pilot Knob Historical Site: This area consists of several parcels totaling over
32 acres in the westerly edge of the city, south of Highway 55 and either side
of Pilot Knob Road and Highway 13. The westernmost parcel is owned by the
Minnesota DNR; and all others by the city. In the 2030 Plan the DNR parcel
was guided Right-of-Way and the city parcels were guided Parks & Nature
Preserve. That land use category has been replaced with the designation Park/
Open Space, hence the change between the 2030 and 2040 Plans. The existing
and intended use of all the parcels is consistent with the designation Parks/
Open Space.
• Valencour Circle (2085 Valencour Cir. & 2095 Hwy 55): Two residential
parcels on Valencour Circle, fronting Highway 55 north of Acacia Boulevard,
were guided NP-Nature Preserve in the 2030 Plan, but being single-family
residences they have been changed in the 2040 Plan to LR-Low Density
Residential, reflecting their current use.
• 2160-2180 Highway 13 (between Acacia Drive & Victory Ave.): Up until
2017, these properties housed an old landscaping-nursery business and a
motel, which were razed and redeveloped for a new apartment development.
The 2030 Plan guided the properties as Business, but in 2017 the city
approved the guiding of these sites to HR-High Density Residential, reflecting
their future and intended use (refer to Res. No. 2017-43; adopted 06/06/17).
MOVE TO APPENDIX
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Chapter 2 - Land Use & Growth - DRAFT 12-4-2020
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• Augusta Shores / Lemay Shores Townhomes: The Augusta Shores and Lemay
Shores residential developments were both guided Low Density Residential in
the 2030 Plan, but as twin-homes, it is more appropriate as Medium Density
Residential in the 2040 Plan, reflecting their actual use. There are also several
parcels within each development owned in common by the homeowners
association as permanent open space or conservation easement, so identifying
these areas as Park/Open Space is appropriate.
• Lexington Avenue and Centre Pointe Curve: The city owns a vacant 1.2-
acre parcel in the southwest quadrant of Lexington Avenue and Centre Pointe
Curve, backing up to Highway 62. It was guided Parks & Nature Preserve in
the 2030 Plan, but as a city-owned parcel is guided Public/Semi-Public in the
2040 Plan.
• Veronica Lane: There are two city-owned parcels at the end of Veronica Lane
totaling 1.2 acres that were guided Low Density Residential in the 2030 Plan
but are now guided Park/Open Space in the 2040 Plan, reflecting their actual
use as permanent open space.
• Lexington Avenue and Marie Avenue: The city owns two parcels in the
southeast quadrant of Lexington Avenue and Marie Avenue that are permanent
open space. They were guided Low Density Residential in the 2030 Plan but are
now guided Park/Open Space in the 2040 Plan, reflecting their actual use.
• Kingsley Estates: The Kingsley Estates townhomes on Lexington Avenue
and Kingsley Circle occupy about 8.3 acres and were guided Low Density
Residential in the 2030 Plan, but have been designated Medium Density
Residential in the 2040 Plan, reflecting their actual use and density.
• Caren Road: The city owns four parcels on Caren Road where it meets James
Road and Lilac Lane, totaling about two acres. They were guided Low Density
Residential in the 2030 Plan but are now guided Park/Open Space in the 2040
Plan, reflecting their actual use as permanent open space.
• Victoria Highlands: The Victoria Highlands townhomes on the north side of
Marie Avenue at Victoria Road occupy about 10 acres. They were guided Low
Density Residential in the 2030 Plan but are now guided Medium Density
Residential in the 2040 Plan, reflecting their actual use.
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Chapter 2 - Land Use & Growth - DRAFT 12-4-2020
City of Mendota Heights 2040 Comprehensive Plan Update
• Eagle Ridge: The Eagle Ridge townhomes in the southeast quadrant of Marie
Avenue and Victoria Road occupy about 22 acres. They were guided HR-
High Density Residential in the 2030 Plan but are now guided MR-Medium
Density Residential in the 2040 Plan, reflecting their actual use.
• Valley View Heights Park: This small park at the corner of Cullen Avenue and
Timmy Street was guided LR-Low Density Residential in the 2030 Plan but is
now guided P-Park/Open Space in the 2040 Plan, reflecting its actual use as a
city park.
• Rogers Lake Park: This 2.3-acre parcel is part of Rogers Lake Park and had
been guided Low Density Residential in the 2030 Plan but is now guided
Park/Open Space in the 2040 Plan, reflecting its actual use as a city park.
• Wagon Wheel Trail at Rogers Lake: The 3-acre city-owned parcel on the
south side of Wagon Wheel Trail as it crosses Rogers Lake was guided Low
Density Residential in the 2030 Plan, but is now guided Park/Open Space in
the 2040 Plan, reflecting its actual use as permanent open space
• Condon Court: Two parcels formerly addressed as 2511 and 2525 Condon
Court were re-guided in 2015 from LB-PUD Limited Business-Planned Unit
Development to MR-Medium Density Residential (refer to Res. No. 2015-02;
adopted 01/06/15). The properties were later subdivided and rezoned R-2 Two
Family Residential. These parcels will be guided in the 2040 Plan as Medium
Density Residential, reflecting their current use.
• 2357 Pagel Road: Two privately-owned parcels totaling 1.2 acres were shown
in the 2030 Plan as Highway 149 right-of-way, but are actually privately
owned parcels with 2357 Pagel Road. They are shown in the 2040 Plan as LR-
Low Density Residential, reflecting their actual use.
• Mendota Meadows (Monet Court): two parcels dedicated to the city for
open-space/buffering and storm water pond. Re-guided from MR-PUD in the
2030 Plan to Park/Open-Space in the 2040 Plan.
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Chapter 2 - Land Use & Growth - DRAFT 12-4-2020
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• Mendota Woods: The Mendota Woods single-family development on Arbor
Court south of Mendota Heights Road was guided HR-PUD in the 2030
Plan, but is appropriately guided Low Density Residential in the 2040 Plan,
reflecting the actual use.
• Kensington PUD Townhomes: The Kensington PUD townhome
development, south of Mendota Heights Road at Concord Way and Lockwood
Drive, was guided HR-PUD in the 2030 Plan, but is now guided Medium
Density Residential in the 2040 Plan, reflecting the actual use.
• Kensington PUD Single-Family Homes: The Kensington PUD single-
family development, in the southwest quadrant of Mendota Heights Road and
Delaware Avenue, was guided MR-PUD in the 2030 Plan, but is appropriately
guided Low Density Residential in the 2040 Plan, reflecting the actual use.
• MnDOT Right-of-Way on Decorah Lane: A small triangular 0.76-acre parcel
on MnDOT right-of-way fronting on Decorah Lane east of Dodd Road was
guided Low Density Residential in the 2030 Plan, but is now guided Right-of-
Way in the 2040 Plan, reflecting its actual ownership.
• Friendly Marsh Park: A one-acre triangular parcel at the end of Apache Street
is part of Friendly Marsh Park, but was guided Low Density Residential in the
2030 Plan. It is now guided Park/Open Space in the 2040 Plan, reflecting its
actual use.
• The Village (Dodd Road/Hwy 62/Market Street): A combination of city-
owned outlots (total of 4.08 acres) located in The Village of Mendota Heights,
was guided Mixed-Use PUD in the 2030 Plan, but are all guided Park/Open
Space in the 2040 Plan, reflecting their actual use as permanent open space.
• Somerset Area (Southwest Part): A large area in the southwest part of what
was designated the Somerset Area Focus Area in the 2030 Plan was guided Rural
Residential. It is actually developed as single-family residential on sewered lots
and is guided Low Density Residential in the 2040 Plan.
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Chapter 2 - Land Use & Growth - DRAFT 12-4-2020
City of Mendota Heights 2040 Comprehensive Plan Update
• Somerset 19 Condominiums: The two-building condo project at Dodd Road
and Wentworth Avenue on 8.1 acres was guided Low Density Residential in
the 2030 Plan, but is now guided Medium Density Residential in the 2040
Plan, reflecting its actual density and use.
• 723 - 3rd Avenue: The 3-acre privately-owned single-family parcel was guided
Parks in the 2030 Plan, but is now guided Low Density Residential in the
2040 Plan, reflecting its actual single-family residential ownership use.
• City Parcel, Highway 13 at Ivy Falls: A narrow 2.6-acre parcel of city-owned
land fronting Highway 13 on the bluff where Ivy Falls drains toward the
river between Wachtler Avenue and Sylvandale Road was guided Low Density
Residential in the 2030 Plan. It is now guided Park/Open Space in the 2040
Plan, reflecting its actual use as permanent open space.
• Ivy Hill - Ivy Keep Townhomes: The Ivy Hill –Ivy Keep community is
comprised of approximately 19 acres near Dodd Road, Ivy Hill Drive and
Maple Park Drive, and was originally guided Low Density Residential in
the 2030 Plan, but is now guided Medium Density Residential in the 2040
Plan, reflecting its actual density and use. The exception is the Ivy Keep
Association’s 2.67-acre vacant tract known as Outlot F, which has been
requested to be re-guided to Park/Open Space, reflecting its actual use as
permanent open space.
• Lilydale Regional Park, St. Paul Parcel: A 0.7-acre parcel at the far northern
edge of the city on the west side of Highway 13 is owned by the City of St.
Paul and is within the Lilydale Regional Park. It was guided Low Density
Residential in the 2030 Plan but is now guided Park/Open Space in the 2040
Plan, reflecting its actual ownership and use.
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Chapter 2 - Land Use & Growth - DRAFT 12-4-2020
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MOVE TO APPENDIX
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Chapter 2 - Land Use & Growth - DRAFT 12-4-2020
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MOVE TO APPENDIX
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Chapter 2 - Land Use & Growth - DRAFT 12-4-2020
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MOVE TO APPENDIX
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