2022-06-28 Planning Commission Meeting Agenda PacketAuxiliary 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.
CITY OF MENDOTA HEIGHTS
PLANNING COMMISSION MEETING AGENDA
TUESDAY, JUNE 28, 2022 - 7:00 PM
Mendota Heights City Hall – Council Chambers
1101 Victoria Curve
Mendota Heights MN 55118
1.Call to Order / Roll Call
2.Approve the May 24, 2022 Regular Meeting Minutes
3.Public Hearings
a.CASE No. 2022-11 Miss. River Corridor Critical Area (MRCCA) Permit for new
Swimming Pool Project, located at 1903 Hunter Lane
(Elizabeth & Caleb Johnson - Applicant / Owners)
4.New / Unfinished Business
5. Adjourn Meeting
May 24, 2022 Mendota Heights Planning Commission Meeting Page 1 of 6
CITY OF MENDOTA HEIGHTS
DAKOTA COUNTY, MINNESOTA
PLANNING COMMISSION MINUTES
May 24, 2022
The regular meeting of the Mendota Heights Planning Commission was held on Tuesday, May 24,
2022 in the Council Chambers at City Hall, 1101 Victoria Curve at 7:00 P.M.
The following Commissioners were present: Chair Litton Field, Commissioners Sally
Lorberbaum, Cindy Johnson, Michael Toth, and Andrew Katz. Those absent: Commissioners
Patrick Corbett and Brian Petschel.
Approval of Agenda
The agenda was approved as submitted.
Approval of April 26, 2022 Minutes
Chair Field noted that Commissioner Lorberbaum provided suggested changes to be incorporated
into the minutes prior to the meeting. The Commission agreed with her changes.
COMMISSIONER LORBERBAUM MOVED, SECONDED BY COMMISSIONER KATZ TO
APPROVE THE MINUTES OF APRIL 26, 2022 WITH THE PROVIDED CHANGES.; ALONG
WITH PERIOD TO BE ADDED ON PAGE FIVE, THE SECOND TO LAST PARAGRAPH.
AYES: 5
NAYS: 0
Hearings
A)PLANNING CASE 2022-09
XCEL ENERGY, 800 SIBLEY MEMORIAL HIGHWAY – MRCCA PERMIT
Community Development Director Tim Benetti explained that Xcel Energy (Northern States
Power Company) was seeking approval of a Mississippi River Corridor Critical Area (MRCCA)
Permit in order to provide a number of safety and functional improvements to the Sibley Propane
Plant Facility, located at 800 Sibley Memorial Highway.
Hearing notices were published and mailed to all properties within 350-ft. of the site; two calls
from neighboring properties were received; and no other comments or objections to this request
were received.
Community Development Director Benetti provided a planning staff report and a presentation on
this planning item to the Commission (which is available for viewing through the City’s website).
PACKET PG. # 1
May 24, 2022 Mendota Heights Planning Commission Meeting Page 2 of 6
Staff recommended approval of this application based on the findings and with conditions.
Commissioner Toth commented that in the event a directional bore cannot take place there is a
plan B identified. He asked what would occur that would eliminate the opportunity to do
directional boring.
Community Development Director Benetti commented that they could run into rock or other
features that could preclude that. He noted that the goal is to do directional boring as it would be
the least impactful. He noted that if an open trench (plan B) is needed, there is a tree replacement
plan identified.
Commissioner Johnson asked what is happening after the riprap and whether the velocity would
be slowed down enough.
Community Development Director Benetti provided details on the path drainage would follow,
eventually to interstate valley creek.
Commissioner Johnson asked if staff has looked at the impact to the creek and the velocity that
would be going to the creek. She asked if there would be sufficient plant materials and roots that
could clean the water sufficiently before reaching the creek.
Public Works Director Ryan Ruzek replied that the construction of the pond would drastically
reduce the amount of water going to the creek and therefore staff is comfortable that this will be a
major improvement from what exists today. He noted that the majority of the water would be
collected in the pond and a storm event that would typically discharge to the creek in ten minutes
under the current conditions would take 40 hours after the improvements are completed.
Commissioner Johnson asked if there is enough vegetation after the armoring.
Public Works Director Ruzek replied that he has not been to the bottom of the hill for a few years.
Commissioner Johnson stated that she would be concerned if there is enough vegetation.
Public Works Director Ruzek commented that Xcel has always been a good partner to the City
and therefore if additional plantings were needed, he was confident that Xcel would partner with
the City to get that done.
Chair Field commented that the pond and riprap would dissipate the flow and it would be
drastically better than the existing conditions.
Public Works Director Ruzek confirmed that noting that currently there is no stormwater
management on the site.
Commissioner Lorberbaum noted a suggested recommendation of full erosion and sedimentation
measures and asked for details on what that would entail.
PACKET PG. # 2
May 24, 2022 Mendota Heights Planning Commission Meeting Page 3 of 6
Community Development Director Benetti noted that while the language is vague, more detail is
found under the City’s SWPPP which identifies the elements that can be used.
Chair Field opened the public hearing.
Brian Sullivan, Xcel Energy, stated that they are attempting to make the site compliant with today’s
standards and are willing to work with City staff to incorporate any additional suggestions.
Commissioner Johnson thanked the applicant for the detailed plans. She asked the plan for
ensuring that the trees that will be planted will be successful.
Mr. Sullivan replied that they have a vegetation management group that take care of watering of
new trees and vegetation.
Commissioner Johnson suggested the use of watering bags in the case the watering crew does not
come through enough.
Mr. Sullivan stated that he would be open to that suggestion. He stated that all the trees would
also be guaranteed for one year.
Commissioner Johnson asked if the applicant is familiar with the “come clean, leave clean” policy
to prevent the spread of invasive species.
Mr. Sullivan replied that the vegetation management crew is familiar with that policy.
Commissioner Johnson provided information invasive jumping worm, noting that the only “cure”
is prevention. She also provided information on the “come clean, leave clean” policy.
Chair Field stated that the Commission also had this conversation with Xcel on a previous
application therefore he believes that the proper people are aware of it.
Tom Muck, Farmdale Road, commented that this is a tank farm and even though it is well kept, it
provides the character of an industrial area rather than a residential area. He understood the plan
to cut the new water line through a dirt path that is already there but could not tell how many feet
of tree removal would be required.
It was clarified that the area marked for removal would be 40 feet.
Mr. Muck commented that the plan then envisions cutting a 40-foot swath through the trees that
provide screening to the residential properties. He did not see a necessity to cut any trees. He
believed there was enough room on the trail to come through that. He recognized that there is a
replanting plan but noted that those trees will be small and take time to grow. He referenced an
item within the public hearing notice that states restore and repair a drainage channel outside the
limits of the tank farm and asked for additional details.
PACKET PG. # 3
May 24, 2022 Mendota Heights Planning Commission Meeting Page 4 of 6
Community Development Director Benetti identified the area outside of the tank farm and
provided details on the work that would occur in that area to repair runoff drainage.
Mr. Muck asked that the Commission require no tree removal. He stated that if it is necessary, he
would like to hear a good explanation of why that is needed.
Ed Hanton, 1288 Aspen Way, referenced the new structure that would be used to upload or
download and asked if that would mean there would be more trucks coming in and out of the site.
It was confirmed that there would not be additional trucks coming and going from the site after
construction is completed.
Joanie Tibbets, identified her home on the map, and stated that she is concerned that the screening
could be impacted if trees are removed. She noted that even during the winter months the trees
provide screening but stated that some of those trees have been removed in a previous project. She
stated that stadium lighting was then added as well. She was concerned that if more trees were
removed, it would cause more impact to her property. She stated that she does not want to feel
like she lives next to an industrial park.
Jim Vaughn, 1300 Aspen Way, asked for clarity on which trees are proposed for removal.
Community Development Director Benetti replied that the trees proposed for removal are along
the west side of the driveway. He stated that there would be new plantings near the roadway on
both the west and east sides.
Mr. Vaughn asked where the pond would be located.
Community Development Director Benetti replied that the pond would be located on the southeast
corner of the tank farm.
Mr. Sullivan recognized the concern for the trees mentioned by the residents. He noted that their
intention is to directionally bore the water line through. He commented that sometimes that does
not work and therefore the alternate plan was included to complete that via trench. He stated that
in the eight years he has been with Xcel there has only been one time directional boring did not
work. He stated that if directional boring does not work, they would follow the trail to trench. He
explained why 40 feet would be needed for trenching. He hoped that they would not need to
remove trees and could use directional boring. He stated that they could work with the residents
on the placement of replacement trees as well.
Commissioner Johnson asked the type of lighting that is on the site.
Mr. Sullivan commented that the lighting should be directionally down but noted that he is unsure.
He stated that he can follow up to ensure lighting is not going into neighboring windows.
Commissioner Johnson asked if some evergreens could be planted in the corridor area to help
provide screening.
PACKET PG. # 4
May 24, 2022 Mendota Heights Planning Commission Meeting Page 5 of 6
Mr. Sullivan replied that they can adjust the planting plan. He noted that many of the plantings
are planned along the entrance drive, but some could be moved to the eastern border if desired.
Commissioner Johnson commented that she would not want to take away from what is being down
near the entrance but asked if additional trees could be added.
Mr. Sullivan confirmed that additional evergreens could be added.
Seeing no one further coming forward wishing to speak, Chair Field asked for a motion to close
the public hearing.
COMMISSIONER LORBERBAUM MOVED, SECONDED BY COMMISSIONER KATZ, TO
CLOSE THE PUBLIC HEARING.
AYES: 5
NAYS: 0
COMMISSIONER KATZ MOVED, SECONDED BY COMMISSIONER TOTH, TO
RECOMMEND APPROVAL OF THE MRCCA PERMIT REQUEST FROM XCEL ENERGY
AND FOR THE PROPERTY LOCATED AT 800 SIBLEY MEMORIAL HIGHWAY, WITH
THE FOLLOWING CONDITIONS:
1. THE NEW IMPROVEMENTS AND WORK DESCRIBED, ILLUSTRATED AND
DETAILS ON THE “SIBLEY PROPANE PLANT” PLANS DATED MAY 18, 2022,
AND ANY OTHER PLANS RELATED TO THIS PROJECT, SHALL BE THE ONLY
WORK OR IMPROVEMENTS ALLOWED AND APPROVED UNDER THIS NEW
MRCCA PERMIT.
2. ALL NEW WATER MAIN SYSTEM WORK AND CONNECTION MUST BE
APPROVED OR PERMITTED BY ST. PAUL REGIONAL WATER RESOURCES.
3. THE ENTIRE WATER/FIRE SUPPRESSION SYSTEM, BOTH ABOVE AND BELOW
GROUND MUST BE SUBMITTED TO THE STATE FIRE MARSHALL FOR A FIRE
SUPPRESSION PERMIT, AND COPIES PROVIDED TO THE MENDOTA HEIGHTS
FIRE DEPARTMENT FOR REVIEW AND RECORD KEEPING.
4. FULL EROSION AND SEDIMENTATION MEASURES WILL BE PUT IN PLACE
PRIOR TO AND DURING GRADING AND CONSTRUCTION WORK ACTIVITIES.
5. ALL GRADING AND 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. THE APPLICANTS MUST SUBMIT AND RECEIVE A
SWPPP PERMIT AND NPDES PERMIT (IF NECESSARY) PRIOR TO START OF
ANY NEW CONSTRUCTION WORK.
6. THE APPEARANCE OF THE NEW PUMP HOUSE STRUCTURE MUST BE AS
COMPATIBLE AS PRACTICABLE WITH OTHER (EXISTING) SUPPORT
STRUCTURES ON THE PLANT SITE, INCLUDING HEIGHT, WIDTH, MATERIALS
USED, AND COLOR.
PACKET PG. # 5
May 24, 2022 Mendota Heights Planning Commission Meeting Page 6 of 6
7. ALL NEW TREES AND VEGETATION, INCLUDING GROUND COVER FOR
RESTORING DISTURBED AREAS ON THE SUBJECT SITE, SHALL CONFORM TO
THE TREE REMOVAL AND REPLACEMENT PLANS AND SCHEDULE (DATED
MAY 18, 2022) AS PRESENTED, REVIEWED AND APPROVED UNDER THIS
MRCCA PERMIT PLANNING APPLICATION.
8. ALL DISTURBED AREAS IN AND AROUND THE PROJECT SITE, ESPECIALLY
AREAS IN THE ADJACENT BLUFF AND BLUFF IMPACT ZONE, SHALL BE
RESTORED AND HAVE AN ESTABLISHED AND PERMANENT GROUND COVER
IMMEDIATELY AFTER ALL IMPROVEMENTS HAVE BEEN INSTALLED OR
COMPLETED.
9. ALL WORK ON SITE WILL ONLY BE PERFORMED BETWEEN THE HOURS OF
7:00 A.M. AND 8:00 P.M. MONDAY THROUGH FRIDAY; 9:00 A.M. TO 5:00 P.M.
WEEKENDS.
FURTHER DISCUSSION: CHAIR FIELD NOTED THAT THE TRENCHING WAS A
CONTINGENCY AND THEREFORE DID NOT BELIEVE AN ADDITIONAL CONDITION
WAS NECESSARY TO ADDRESS THAT.
COMMISSIONER KATZ AGREED THAT CONDITION IS NOT NECESSARY.
COMMISSIONER TOTH AGREED.
AYES: 5
NAYS: 0
Chair Field advised the City Council would consider this application at its June 7, 2022 meeting.
New/Unfinished Business
Community Development Director Tim Benetti provided an update on recent Council activity
regarding cases recommended by the Planning Commission.
Commissioner Lorberbaum noted items that had previously been delayed and asked if it would
make sense to discuss those on agendas that are light.
Community Development Director Tim Benetti replied that would be a part of the Code review
and update.
Chair Field agreed that would be the most efficient method to move forward.
Adjournment
COMMISSIONER TOTH MOVED, SECONDED BY COMMISSIONER JOHNSON, TO
ADJOURN THE MEETING AT 7:52 P.M.
AYES: 5
NAYS: 0
PACKET PG. # 6
Planning Case #2022-11 (Johnson) Page 1 of 7
PLANNING STAFF REPORT
DATE: June 28, 2022
TO: Planning Commission
FROM: Tim Benetti, Community Development Director
SUBJECT: Planning Case No. 2022-11
MRCCA PERMIT
APPLICANT: Elizabeth & Caleb Johnson
PROPERTY ADDRESS: 1903 Hunter Lane
ZONING/GUIDED: R-1 One Family Residential/LR Low Density Residential
ACTION DEADLINE: August 6, 2022
INTRODUCTION
The Johnson’s are seeking approval of a Mississippi River Corridor Critical Area (MRCCA) Permit to
construct a new in-ground swimming pool on tier property, located at 1903 Hunter Lane.
This item is being presented under a duly noticed public hearing process. A notice of hearing was published
in the Pioneer Press; and notice letters were mailed to all owners within 350-feet of the subject property.
The city has not received any objection or comments related to this application.
BACKGROUND
The subject property is generally located
at the end of “Hunter Court” (or “Hunter
Circle” – as identified on the survey),
which is an unofficial private driveway
that comes off Hunter Lane and serves
three residential properties
(1903/1905/1907 Hunter Lane (refer to
aerial/location image – right).
The lot is 34,851-sf. in size, and contains
a one-story, 3,900 sq. ft. single family
dwelling, originally built in 1955.
The property is situated in the R-1 One
Family Residential zone, and is in the
Mississippi River Corridor Critical Area
overlay district.
PACKET PG. # 7
Planning Case #2022-11 (Johnson) Page 2 of 7
The Johnson’s are seeking approval to install a new 20’ x 40’ in-ground swimming pool in the rear yard,
directly behind the existing dwelling (see Site Plan image – below).
The pool will have an 8-foot wide concrete deck on each end, and 4-ft. decking on each side, with setbacks
of 28.7-feet from the west line and 26.2 ft. from the south line. The pool is separated from the dwelling by
25-feet, which exceeds the 10-foot minimum setback needed for separation from a residential foundation.
ANALYSIS – MRCCA PERMIT
The subject property is situated in the MRCCA Overlay boundary, and is located within the SR-Separated
by River District.
Properties located in the SR District are characterized or
governed by the following principles:
Description. The SR district is characterized by its physical
and visual distance from the Mississippi River. The
district includes land separated from the river by
distance, topography, development, or a transportation
corridor. The land in this district is not readily visible from
the Mississippi River.
Management Purpose. The SR district provides flexibility
in managing development without negatively affecting
the key resources and features of the river corridor.
Minimizing negative impacts to primary conservation
areas and minimizing erosion and the flow of untreated
storm water into the river are priorities in the district. In
addition, providing public access to and public views of
the river, and restoring natural vegetation in riparian
areas and tree canopy are also priorities in the district.
PACKET PG. # 8
Planning Case #2022-11 (Johnson) Page 3 of 7
Per Code Sect. 12-3-5.B., uses within the MRCCA are generally determined by the underlying zoning. A
swimming pool is considered an allowable accessory use for single-family residential uses in the R-1
District. There are no other special or conditional use permit required to approve such improvements; and
no variance is being requested with this MRCCA permit request.
Sect. 12-3-6.C., structures and impervious surfaces must not be placed in the shore or bluff impact zones
(SIZ/BIZ), unless allowed by means of a specific exemption. No part of the swimming pool structure or
related concrete decking is in or near any SIZ or BIZ.
Per Code Sect. 12-3-12, the MRCCA Permit submittal must include a detailed site plan or survey that
identifies any existing and proposed structures; existing and proposed contours; a stormwater management
or erosion control plan; descriptions of soils and types; and a tree removal and landscape (replacement)
plan. The survey/site plan must also identify any bluffs or steep sloped areas on or adjacent to the subject
property, which may include any Bluff Impact Zones (BIZ) or Shore Impact Zones (SIZ). Applicants are
also required to identify or map out any Significant Vegetative Stands, Vegetation Restoration Priority
Areas or Native Plant Communities, referred to as Primary Conservation Areas (PCA), and provide any
explanation or details if there are any planned impacts to these protected areas.
As identified in the MRCCA Map image (above), this property does not contain any bluffs, steep slopes or
shorelines; nor any significant and native plant areas; nor any restoration priority areas. Since the subject
site does not contain any BIZ/SIZ or Significant/Priority Areas, a land alteration or vegetation management
permit was not needed.
The Site Plan identifies a number of large over-story and significant trees in the back yard, where the new
pool is being proposed, which include a nice 24-inch oak; two – 24-inch maples; and three pines of 12, 20
and 24 inches respectively. The owners are fortunate to have an area open in this back yard space that
should easily accommodate the placement of the pool, with no loss or removal of trees in the yard (see
image – below).
The Applicants have also submitted a Landscape Plan that illustrates the placement of two (2) new “Soft-
scape” areas off each corner of the pool, with one area (“W”) comprised of native grasses, bluestem,
butterfly milkweed, goldenrod, and strawberry plantings; while the other “Hillside-S” area will have native
shrubs and perennials, such as red-twig dogwoods, sumac, prairie clover and silver sage. The plan also
calls for the installation of two (2) new trees, to be either plum, silver maple, ironwood, or Japanese lilac.
The plans also includes a row of wildflower/native pollinator mix plantings along the back of the home.
PACKET PG. # 9
Planning Case #2022-11 (Johnson) Page 4 of 7
The construction of this new swimming pool will comply with all standards and regulations of City Code
of Ordinances Ch. 9 - Building Regulations (Sect. 9-2-1: Swimming Pools) and Ch. 12 – Zoning. Although
the plans do not show an enclosure, the outer perimeter of the swimming pool area or the rear yard must
provide a security/safety fence of at least 5’- 6’ in height. The city would also recommend that any new
lighting for the pool (if added) must include a down-cast/cut-off light feature, and all new lights must be
directed down or towards the pool area only and away from any neighboring properties.
The Applicant must also demonstrate the development of this site will not impact neighboring residential
properties, and must ensure that proper and positive drainage is maintained during and after construction
of the new pool. The new grades and slopes to be created around the new pool structure has been reviewed
by the city staff and are deemed acceptable. All final grades and any other related improvement standards
will be inspected and approved upon completion of the pool project.
City staff feels this Survey/Site Plan and related information submitted with this MRCCA Permit appears
to be all in order; and the information provided in the stormwater/grading/erosion plans appear to be
accurate and acceptable for on-site stormwater management and erosion protection under this proposed
pool project. The landscaping plan and identification of new planting and areas of improvements also
appear appropriate and acceptable.
Approval of this MRCCA Permit and allowing construction of this new in-ground swimming pool on the
subject property, should have little, if any effect upon the Mississippi River Critical Area or the surrounding
neighborhood and environment.
INTERAGENCY REVIEW
The city is required to give Minnesota Dept. of Natural Resources and National Park Service at least 20-
day notice of any new MRCCA Permit application request. These notices were emailed (06/08/2022)
directly to the appropriate DNR and NPS staff; and the city received responses from both agencies,
indicating no comment or issues with the proposed pool improvement project.
ALTERNATIVES
1. Approve the MRCCA Permit request to Elizabeth and Caleb Johnson and for 1903 Hunter Lane, to
allow the installation of a new in-ground swimming pool and related improvements, based on the
findings-of-fact that the proposed pool project is compliant with the policies and standards of the
MRCCA Ordinance and City Code, and subject to certain conditions; or
2. Deny the MRCCA Permit request to Elizabeth and Caleb Johnson and for 1903 Hunter Lane, based on
an alternative recommendation the application and project does not meet certain policies and standards
of the MRCCA Ordinance and City Code, based on revised findings-of-facts as determined by the
Planning Commission; or
3. Table the request; direct staff to work with the Applicants and allow more time to revise or refine the
plans submitted for review, and/or provide additional information for the Planning Commission to
further consider, and extend the application review period an additional 60 days, in compliance with
MN STAT. 15.99.
STAFF RECOMMENDATION
Staff recommends approval of the proposed MRCCA Permit request from Elizabeth and Caleb Johnson
and for 1903 Hunter Lane Alternative No. 1), with the following conditions:
1. A building permit must be approved prior to the commencement of any construction work on the
swimming pool or related landscaping work. Construction work shall occur only between the hours
of 7:00 am and 8:00 pm weekdays; and 9:00 am to 5:00 pm weekends.
PACKET PG. # 10
Planning Case #2022-11 (Johnson) Page 5 of 7
2. Best efforts will be made by the Applicant’s contractor(s) to “come clean, leave clean” during the
course of any construction work performed on the Subject Property in order to prevent the spread
or contamination of invasive species to and from the property.
3. All grading and 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 and sedimentation prevention measures will be put in place prior to and
during grading and construction work activities.
4. The pool area shall be enclosed with fencing, which shall be at least five feet (5'), but not exceeding
six feet (6') in height to prevent uncontrolled access to the pool area. Said fence must have self-
closing and self-latching gates with provisions for locking, and shall be completely installed prior
to the filling of the pool and prior to the issuance of any C.O. or final inspection by the city.
5. Any new lighting for the pool must include down-cast/cut-off features that prevent glare or light
spill-over, and all new lights must be directed down or towards the pool area only and away from
any neighboring properties.
6. Any draining or back-flushing of water from pool shall be directed onto the Subject Property only.
Any drainage onto public streets or other public drainage ways shall require permission of the
Public Works Director.
7. All new trees and vegetation, including ground cover for restoring disturbed areas on the subject
site, shall conform to the Landscape Plan - Exhibit D as presented, reviewed and approved under
this MRCCA Permit application.
8. Prior to the release of any escrow payment, 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.
Attachments
• Applicant’s Letter of Intent -Narrative
• Location Map – 1903 Hunter Lane
• MRCCA Map – 1903 Hunter Lane
• PCA’s Map – 1903 Hunter Lane
• General Soils Map – 1903 Hunter Lane
• Survey- 1903 Hunter Lane
• Site and Grading Plan – 1903 Hunter Lane
• Erosion Control Plans – 1903 Hunter Lane
• Landscape Plans – 1903 Hunter Lane
PACKET PG. # 11
Planning Case #2022-11 (Johnson) Page 6 of 7
FINDINGS-OF-FACT FOR APPROVAL
Miss. River Corridor Critical Area Permit for
1903 Hunter Lane
The following Findings-of-Fact are made in support of approval of the proposed MRCCA Permit request:
1. The proposed swimming pool project meets the general purpose, standards and regulations
provided for an under the Mississippi River Corridor Critical Area (MRCCA) Overlay District and
ordinances.
2. The proposed work and disturbance to construct this new swimming pool is deemed minimal,
reasonable and within the spirit and intent of the MRCCA Overlay District.
3. The proposed swimming pool as proposed under this application can be considered a reasonable
request and improvement to a typical single family residential use in the city’s R-1 One Family
Residential District, and represents a valuable reinvestment in a residential neighborhood, which is
consistent with the Comprehensive Plan’s goals for residential land uses; fits well with the current
developed character of the neighborhood; and will be a nice addition to the neighborhood.
4. The proposed swimming pool will not be detrimental to the health, safety or general welfare of the
community; should not cause any serious traffic congestion nor hazards; will not seriously
depreciate surrounding property value; and said use appears to be in harmony with the general
purpose and intent of the City Code and the Comprehensive Plan.
5. The overall construction of this proposed swimming pool will comply with all standards and
regulations of the City Code of Ordinances, including Chapter 9 Building Regulations (Sect. 9-2-
1: Swimming Pools) and CH. 12 Zoning, and other applicable ordinances.
PACKET PG. # 12
Page 7 of 7
SITE PHOTOS – 1903 HUNTER LANE
REAR YARD - LOOKING NORTHERLY
LOOKING WESTERLY
LOOKING SOUTHERLY
LOOKING WESTERLY
LARGE MAPLE / PINES
NW’LY CORNER – OAKS & PINES
PACKET PG. # 13
PACKET PG. # 14
PACKET PG. # 15
PACKET PG. # 16
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1903 HUNTER LANE MENDOTA HEIGHTS, MNMRCCA MAP
City ofMen dotaHeights0100
S CALE IN FEET
Legend
Mun icipal Boun dary
MRCCA Boun dary
Bluff_Elem
18% an d 75 Degree Bluffs
18% over 25 ft Bluffs
20 ft bluff buffer
75 Degree Bluffs
Date: 6/9/2022
PACKET PG. # 17
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This im agery is copy righted and licensed by Nearm ap US Inc, whichretains ownership of the im agery. It is being provided by Dakota Countyunder the term s of that license. Under that license, Dakota County isallowed to provide access to the “Offline Copy Add-On for Governm ent”,on which this im age services is based, at 6-inch resolution, six m onthsafter the capture date, provided the user acknowledges that the im agerywill be used in their norm al course of business and m ust not be resold or
1903 HUNTER LANE MENDOTA HEIGHTS, MNMRCCA MAP
City ofMendotaHeights0100
S CALE IN FEET
Legend
Municipal Boundary
MRCCA Boundary
Bluff_Elem
18% and 75 Degree Bluffs
18% over 25 ft Bluffs
20 ft bluff buffer
75 Degree Bluffs
MRCCA Districts
CA-ROS
CA-RN
CA-S R
CA-RTC
Water
Date: 6/21/2022
PACKET PG. # 18
Mississippi River Corridor
Critical Area
Sublayers Legend
MRCCA Boundary
City and Township Boundaries
Parcels
MRCCA Primary Conservation
Areas
Natural Drainage Routes
Shore Impact Zones
Native Plant Communities
Significant Existing Vegetative
Stands
Bluff Impact Zone
Wetlands
100 Year Floodplain
River
Legend
Light Gray
Canvas
0 30 60ft
Zoom to
1903 Hunter Lane
County PIN 277770001030
Address
Number
1903
Street Name
Pre Directional
Street Name
Pre Type
Street Name
Pre Separator
Street Name Hunter
Street Name
Post Type
Lane
Street Name
Post Directional
PACKET PG. # 19
Soil Map—Dakota County, Minnesota
(1903 HUNTER LANE - SOILS MAP)
Natural Resources
Conservation Service
Web Soil Survey
National Cooperative Soil Survey
6/21/2022
Page 1 of 34970370497038049703904970400497041049704204970430497044049704504970460497047049703704970380497039049704004970410497042049704304970440497045049704604970470487790487800487810487820487830487840487850487860487870487880487890487900487910487920487930487940487950
487790 487800 487810 487820 487830 487840 487850 487860 487870 487880 487890 487900 487910 487920 487930 487940
44° 53' 15'' N 93° 9' 16'' W44° 53' 15'' N93° 9' 9'' W44° 53' 11'' N
93° 9' 16'' W44° 53' 11'' N
93° 9' 9'' WN
Map projection: Web Mercator Corner coordinates: WGS84 Edge tics: UTM Zone 15N WGS84
0 35 70 140 210
Feet
0 10 20 40 60
Meters
Map Scale: 1:758 if printed on A landscape (11" x 8.5") sheet.
Soil Map may not be valid at this scale.PACKET PG. # 20
Map Unit Legend
Map Unit Symbol Map Unit Name Acres in AOI Percent of AOI
39B2 Wadena loam, 2 to 6 percent
slopes, eroded
1.2 50.8%
415C Kanaranzi loam, 6 to 12
percent slopes
1.1 49.2%
Totals for Area of Interest 2.3 100.0%
Soil Map—Dakota County, Minnesota 1903 HUNTER LANE - SOILS MAP
Natural Resources
Conservation Service
Web Soil Survey
National Cooperative Soil Survey
6/21/2022
Page 3 of 3
PACKET PG. # 21
MAP LEGEND MAP INFORMATION
Area of Interest (AOI)
Area of Interest (AOI)
Soils
Soil Map Unit Polygons
Soil Map Unit Lines
Soil Map Unit Points
Special Point Features
Blowout
Borrow Pit
Clay Spot
Closed Depression
Gravel Pit
Gravelly Spot
Landfill
Lava Flow
Marsh or swamp
Mine or Quarry
Miscellaneous Water
Perennial Water
Rock Outcrop
Saline Spot
Sandy Spot
Severely Eroded Spot
Sinkhole
Slide or Slip
Sodic Spot
Spoil Area
Stony Spot
Very Stony Spot
Wet Spot
Other
Special Line Features
Water Features
Streams and Canals
Transportation
Rails
Interstate Highways
US Routes
Major Roads
Local Roads
Background
Aerial Photography
The soil surveys that comprise your AOI were mapped at
1:15,800.
Warning: Soil Map may not be valid at this scale.
Enlargement of maps beyond the scale of mapping can cause
misunderstanding of the detail of mapping and accuracy of soil
line placement. The maps do not show the small areas of
contrasting soils that could have been shown at a more detailed
scale.
Please rely on the bar scale on each map sheet for map
measurements.
Source of Map: Natural Resources Conservation Service
Web Soil Survey URL:
Coordinate System: Web Mercator (EPSG:3857)
Maps from the Web Soil Survey are based on the Web Mercator
projection, which preserves direction and shape but distorts
distance and area. A projection that preserves area, such as the
Albers equal-area conic projection, should be used if more
accurate calculations of distance or area are required.
This product is generated from the USDA-NRCS certified data as
of the version date(s) listed below.
Soil Survey Area: Dakota County, Minnesota
Survey Area Data: Version 17, Sep 10, 2021
Soil map units are labeled (as space allows) for map scales
1:50,000 or larger.
Date(s) aerial images were photographed: May 15, 2020—Jun
9, 2020
The orthophoto or other base map on which the soil lines were
compiled and digitized probably differs from the background
imagery displayed on these maps. As a result, some minor
shifting of map unit boundaries may be evident.
Soil Map—Dakota County, Minnesota
(1903 HUNTER LANE - SOILS MAP)
Natural Resources
Conservation Service
Web Soil Survey
National Cooperative Soil Survey
6/21/2022
Page 2 of 3 PACKET PG. # 22
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