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2023-12-20 Planning Commission Agenda Packet
Auxiliary aids for persons with disabilities are available upon request at least 120 hours in advance. If a notice of less than 120 hours is received, the City of Mendota Heights will make every attempt to provide the aids, however, this may not be possible on short notice. Please contact City Hall at 651.452.1850 with requests. CITY OF MENDOTA HEIGHTS PLANNING COMMISSION MEETING AGENDA WEDNESDAY, December 20, 2023 - 7:00 PM Mendota Heights City Hall – Council Chambers 1101 Victoria Curve Mendota Heights MN 55118 1.Call to Order / Roll Call 2.Approval of Minutes a.Approve the November 28, 2023 Regular Meeting Minutes b.Acknowledge the November 29, 2023 City Council and Planning Commission Joint Work Session Minutes 3. Public Hearings a.CASE No 2023-29 Wetlands Permit – to authorize the construction of new single- family dwelling adjacent to Rogers Lake and for property located at 947 Wagon Wheel Trail (SD Custom Homes /Sean Doyle – Applicant / Owner) 4. New Business 5. Adjourn Meeting 1 November 28, 2023 Mendota Heights Planning Commission Meeting Page 1 of 9 CITY OF MENDOTA HEIGHTS DAKOTA COUNTY, MINNESOTA DRAFT PLANNING COMMISSION MINUTES November 28, 2023 The regular meeting of the Mendota Heights Planning Commission was held on Tuesday, November 28, 2023 in the Council Chambers at City Hall, 1101 Victoria Curve at 7:00 P.M. The following Commissioners were present: Chair Litton Field, Commissioners Patrick Corbett, Cindy Johnson, Brian Udell, Jason Stone, and Andrew Katz. Those absent: Commissioner Brian Petschel. Approval of Agenda The agenda was approved as submitted. Approval of October 24, 2023 Minutes Commissioner Katz noted on page five there are some formatting issues for condition three. He stated that beginning on page seven, some of the last names are highlighted. He also noted a formatting issue on pages eight, nine, and 12. COMMISSIONER KATZ MOVED, SECONDED BY COMMISSIONER STONE, TO APPROVE THE MINUTES OF OCTOBER 24, 2023 WITH THE NOTED CORRECTIONS. AYES: 6 NAYS: 0 Chair Field welcomed the new Community Development Manager Sarah Madden, who joined the City the previous day. Community Development Manager Sarah Madden introduced herself and stated that she is excited to learn more about the Commission and the community. Hearings A)PLANNING CASE 2023-27 DAVID ELLIS, 1037 MAYFIELD – MRCCA, CUP AND VARIANCE Planning Consultant Jennifer Haskamp stated that David Ellis, the applicant and owner of the property located at 1037 Mayfield Heights Lane is requesting a Mississippi River Corridor Critical Area (MRCCA) Permit and variances from the required side-yard and backyard setbacks to construct an addition to the existing single-family residence. As part of the application review, staff determined that a Conditional Use Permit (CUP) is also needed to construct a covered front stoop that encroaches (approximately three feet) into the front yard setback. 2 2a. November 28, 2023 Mendota Heights Planning Commission Meeting Page 2 of 9 Hearing notices were published and mailed to all properties within 350-ft. of the site; one comment was received from a neighbor who wanted to ensure that there would be no impacts to their property as a result. Planning Consultant Jennifer Haskamp 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). Staff recommended approval of this application based on the findings and with conditions. Commissioner Corbett asked if the approvals would be all or nothing. Planning Consultant Jennifer Haskamp confirmed that the approvals are interrelated and would need to either be approved or denied together. Commissioner Johnson referenced the issue of stormwater, which is proposed to be piped to a catch basin and asked for more details. Planning Consultant Jennifer Haskamp replied that the drainage plan has not yet been approved and noted that the applicant would need to follow the Land Disturbance Guidance document and the stormwater permitting process which is reviewed by the Public Works Director. Public Works Director Ryan Ruzek replied that per City Code, an addition to an existing residential property is exempt from stormwater requirements. He stated that he has not yet reviewed the grading plan for the site. He stated that because this property is on the bluff, State laws would prohibit infiltration within a distance of certain features. Chair Field asked if there would be an impact to the utility easement along the property line. Public Works Director Ryan Ruzek stated that he was not aware of the neighbor’s concern and will review to determine where the utilities lie. He stated that generally the side lot line is five feet, and this would only encroach into the side yard setback and not the easement. Commissioner Corbett asked if staff worked with the applicant to determine if this could be achieved without variances. Planning Consultant Jennifer Haskamp replied that they did review options to potentially locate on the other side of the property. She noted that the size of the addition is the choice of the applicant. Commissioner Corbett asked if the applicant considered adding the square footage as a second level. Planning Consultant Jennifer Haskamp replied that they did not speak about that option. 3 November 28, 2023 Mendota Heights Planning Commission Meeting Page 3 of 9 Commissioner Johnson thanked the applicant for the detailed landscaping plan, noting two items on the plant list which are labeled NA. She referenced the areas denoted in pink which will retain existing vegetation and noted that it would be helpful to have the species detail to ensure they are not keeping invasive species. Chair Field opened the public hearing. David Ellis, applicant, stated that he has lived in the home for 25 years and loves his neighborhood. He stated that he is excited about the project and believes it will be a great addition to his community. He stated that he does not have the names of plant materials. Commissioner Stone noted that the applicant is using Lilydale Landscaping, which is an experienced company. Mr. Ellis commented that he could get that information from his contractor. Commissioner Corbett asked how much investigation there was to making an addition that would conform to the setbacks. Mr. Ellis commented that he wanted to avoid the other side as that is more protected. He stated that this addition would provide him with the needed space. He commented on medical issues he has experienced which led him away from adding stairs for a second level. He stated that his architect stated that this would be a small sliver of encroachment on the setback. Cecelia Robinson, 2136 4 Parkway in Saint Paul, commented that she is helping to manage the project. She stated that when they considered adding a second level it was avoided because of the hand framing of the existing roof structure along with the desire to keep the home one level. Commissioner Corbett asked if there was consideration for a non-square addition. Mr. Ellis stated that they did consider that but preferred the additional space as he is investing in the home to ensure that his family can continue to be comfortable in the home. Seeing no one further coming forward wishing to speak, Chair Field asked for a motion to close the public hearing. COMMISSIONER KATZ MOVED, SECONDED BY COMMISSIONER JOHNSON, TO CLOSE THE PUBLIC HEARING. AYES: 6 NAYS: 0 COMMISSIONER KATZ MOVED, SECONDED BY COMMISSIONER STONE, TO RECOMMEND APPROVAL OF THE MRCCA PERMIT, VARAINCE REQUESTS, AND CONDITIONAL USE PERMIT REQUEST FOR 1037 MAYFIELD HEIGHTS LANE, WITH THE FOLLOWING CONDITIONS: 4 November 28, 2023 Mendota Heights Planning Commission Meeting Page 4 of 9 1.A BUILDING PERMIT, INCLUDING A GRADING PLAN, MUST BE APPROVED BY THE CITY PRIOR TO THE COMMENCEMENT OF ANY SITE WORK. 2.THE PROPOSED PROJECT MUST COMPLY WITH ALL REQUIREMENTS OF THE CITY’S LAND DISTURBANCE GUIDANCE DOCUMENT. ALL PLANS MUST BE REVIEWED AND APPROVED BY THE PUBLIC WORKS DIRECTOR. 3.ALL EROSION CONTROL REQUIREMENTS AS APPROVED IN THE EROSION CONTROL PLAN MUST BE PUT IN PLACE PRIOR TO THE COMMENCEMENT OF ANY GRADING AND SITE WORK ACTIVITIES. SUCH MEASURES MUST REMAIN IN PLACE FOR THE DURATION OF THE CONSTRUCTION ACTIVITIES UNTIL PROPER SITE RESTORATION PLANS ARE COMPLETED. 4.ALL GRADING AND CONSTRUCTION ACTIVITY MUST COMPLY WITH APPLICABLE FEDERAL, STATE, AND LOCAL REGULATIONS AND CODES. 5.ALL WORK ON SITE WILL ONLY BE PERFORMED BETWEEN THE HOURS OF 7:00 A.M. AND 8:00 P.M. MONDAY THROUGH FRIDAY AND 9:00 A.M. TO 5:00 P.M. ON WEEKENDS. 6.CONSTRUCTION ACTIVITIES SHALL BE CONTAINED ONSITE. ANY ENCROACHMENT MAY REQUIRE A CONSTRUCTION EASEMENT WITH ADJACENT/NEIGHBORING PROPERTY. Further discussion: Commissioner Corbett commented that there have been multiple cases like this, which may have even been less of a request, but were denied and made to conform with the setbacks. He appreciated the planning and design but noted that they would appear to come down to financial aspects, which is not a suitable reason. He commented that the property may be irregular, but that has been the same in previous requests that have been denied and therefore would support consistency. Commissioner Johnson noted that a second level could not be added because of the framing of the existing home, which could not support the additional load. Commissioner Corbett stated that while it would be inconvenient and a higher cost, there would be options to do that and ways to add space that would conform to the standards. AYES: 5 NAYS: 1 (Corbett) Chair Field advised the City Council would consider this application at its December 6, 2023 meeting. B) PLANNING CASE 2023-28 GLENN BARON, 1415 MENDOTA HEIGHTS ROAD – CUP AND VARIANCE Planning Consultant Jennifer Haskamp explained that Glenn Baron, the applicant and owner of the property located at 1415 Mendota Heights Road is requesting a Conditional Use Permit (CUP) to construct outdoor Padel and Pickleball courts (outdoor recreation) and a Variance from City Code Section 12-1D-15(E), which prohibits signs that are painted directly on the outside wall of buildings. 5 November 28, 2023 Mendota Heights Planning Commission Meeting Page 5 of 9 Hearing notices were published and mailed to all properties within 350-ft. of the site; no comments or objections to this request were received. Planning Consultant Jennifer Haskamp 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). Staff recommended approval of this application based on the findings and with conditions. Commissioner Corbett asked the justification for painting versus a sign. Planning Consultant Jennifer Haskamp replied that the practical difficulty is the orientation of the building, how it sits, and for the purpose of wayfinding. Commissioner Corbett asked if a regular sign was considered as this is a prohibited application for signage. Planning Consultant Jennifer Haskamp replied that a sign would not be permitting either in the interpretation of the ordinance. Commissioner Corbett commented that there would seem to be some type of signage that would be applicable. Planning Consultant Jennifer Haskamp replied that the applicant does have the right to request a variance. She stated that the applicant originally requested a mural and in the way the sign ordinance is drafted, murals are not addressed. She stated that if the wall were painted with a mural that would not be addressed by the ordinance. She stated that the ordinance does say a sign cannot be painted on a wall and therefore a variance can be requested from that standard. She stated that there is ambiguity between signage and mural. She stated that a monument sign could be used. Chair Field asked how much signage the applicant could have if a sign were allowed. Public Works Director Ryan Ruzek replied that this would be about 100 square feet. Planning Consultant Jennifer Haskamp replied that this is also a multi-tenant building which has additional signage provisions. She stated that this is also an industrial property which would allow a comprehensive sign package that would provide additional flexibility. She stated that she is not sure where a mural would fit and perhaps that is something that should be considered more comprehensively. She noted that the City has provided flexibility to its sign standards. Commissioner Stone commented that the signage on the building looks nice and believed that this would also look nice. 6 November 28, 2023 Mendota Heights Planning Commission Meeting Page 6 of 9 Planning Consultant Jennifer Haskamp commented that there has been a trend towards more murals and painted buildings and many cities are addressing that through a conditional use permit process. Commissioner Corbett commented that while he appreciates the discussion, he would think there should be more consideration towards why it was expressly prohibited. Commissioner Stone commented that while he agrees, when driving through that area there are buildings that need to be updated and this building is being updated in a way that benefits and improves the community. Commissioner Corbett commented that he agrees that the space looks nice, and he has talked with the business about becoming a member. He stated that he is not against this but believes that it would warrant serious and further review. He stated that they should at least consider what the previous concerns were that prohibited this use. Chair Field opened the public hearing. Glenn Baron, applicant, commented that they liked the look of the proposed sign. He stated that in terms of wayfinding, the entry to the club is by the dock area and this would provide wayfinding to direct people around the side of the building. He stated that while a monument sign could be used, he did not believe it would be as effective. Commissioner Corbett asked if the applicant explored using anti-graffiti metal signage. Mr. Baron replied that he was told that was not allowed, which is why they proposed painting on the building. Planning Consultant Jennifer Haskamp replied that would also not be allowed. Mr. Baron replied that they could explore a sign, but believed that was also not allowed. Commissioner Corbett commented that he agrees that it looks clean, but perhaps in five years it would not look the same. Mr. Baron commented that if the painting fades or needs attention, they would repaint. Commissioner Johnson asked if the applicant has thought about putting entrance along with the arrow. Mr. Baron commented that could be a good idea. Commissioner Corbett asked if the applicant has considered the allowed use for the dog business’s bathroom area. 7 November 28, 2023 Mendota Heights Planning Commission Meeting Page 7 of 9 Mr. Baron replied that they were not aware of that but noted that they would respond to that with the placement of that space. He did not doubt that the court could be moved to the west and still have adequate space for the dog area. He confirmed that staff could check the variance to determine the exact space designation and ensure they do not conflict. Commissioner Stone asked if the applicant owns the space. Mr. Baron confirmed that he owns the building and is also a partner in the racquet club. Commissioner Stone asked if the applicant is planning any other projects. Mr. Baron replied that this is the project they have been working on and already have 90 members, with the plan to open later this week. He stated that people appreciate outdoor courts in the summer, which is why they hope to add that amenity. Commissioner Johnson asked if there would be consideration for lighting at some time. Mr. Baron replied that he is unsure that would be needed as dusk comes around 9:00 p.m. in the summertime. He commented that if there were lighting he did not think that would cause a problem as there are not homes in the area and perhaps he would come back in the future if they would like to add that. Planning Consultant Jennifer Haskamp replied that there are not specific standards to affixing a piece of wood to the building which could have the mural. She reviewed the Code language specific to industrial property and the ability to have a comprehensive signage plan which would allow exceptions to the signage regulations. She stated that there has been a similar issue with window signage, as under the strict interpretation of Code that would be affixed to the wall and would therefore be prohibited but has been allowed. She commented that there are exceptions and nuisances in the Code that make it difficult to determine the intent. Chair Field commented that the difficulty that he has is that the whole wall is the signage, and the blue color is intended to draw the attention of passing vehicles and therefore seems like a huge sign. He stated that he would hate to set a standard that would deviate and would like to find an alternative. He stated that perhaps the wall was painted blue with a sign in front of it. Commissioner Corbett commented that he understands the need for the sign as he almost walked into the dog business when trying to go into the business as you would not think the entrance is near the docks. He stated that approving this at this time would seem premature. He believed that there should be additional consideration of murals and why they were prohibited and perhaps the issue is addressed on the larger scale rather than through a variance. Commissioner Johnson asked if affixed letters on the wall would be allowed. Planning Consultant Jennifer Haskamp replied that would be allowed. Commissioner Johnson stated that lettering could then be affixed onto the wall. 8 November 28, 2023 Mendota Heights Planning Commission Meeting Page 8 of 9 Chair Field commented that he would like to see it confined to 100 square feet, recognizing that the lettering may fall into that square footage but with the blue the entire wall becomes a sign. He commented on other requests the City has considered for similar signage. Planning Consultant Jennifer Haskamp replied that those other users and requests received a variance from the standard and use a comprehensive sign package. She noted that the schools are also in an R-1 district rather than the industrial district and therefore is handled differently. She stated that the square footage of the lettering was calculated while wayfinding and borders were excluded from the square footage calculation. She stated that the arrow would be considered wayfinding and would not be included in the calculation, noting that the arrow would be set around the words to determine the square footage of the sign portion. Commissioner Udell noted that the sign area would be 96 square feet, inclusive of the arrow. Commissioner Stone asked if this would be the same sign that exists on the building. Mr. Baron noted that is a banner. Planning Consultant Jennifer Haskamp commented that the building could not be painted at this time because of the weather. She provided the scenario that this were to come forward as part of a comprehensive sign package, which would allow exceptions, and asked if that would make the Commission more comfortable. Commissioner Stone commented that he likes the proposal and did not see a difference as to whether this were painted on the building or having a sign on the building. He stated that he likes the idea that this could be repainted if needed and did not see a concern. Chair Field stated that he also likes this, but as it applies to the ordinance there needs to be consistency and definition. Commissioner Corbett agreed that it would look sharp but also believes that this could be done in a conforming way. Chair Field asked if there is any timeline for the applicant. Mr. Baron replied that they would not be painting or installing the courts at this time but would like to start planning for the outdoor courts as soon as possible. Chair Field stated that perhaps they could provide a straw poll about the outdoor courts, recognizing that the issue is with the variance. He stated that perhaps this could then be tabled to allow more investigation into the signage issue. He stated that perhaps there could be a change to the ordinance to allow murals, this could then be declared a mural, and this could be approved through that method. 9 November 28, 2023 Mendota Heights Planning Commission Meeting Page 9 of 9 Planning Consultant Jennifer Haskamp commented that may be a topic on the agenda for the meeting the following night. Commissioner Katz agreed that this could be discussed the following night with the Council and approved the following week at the City Council meeting which would allow a path forward without the variance. He stated that there is language within the Code already which would allow this type of signage through the use of a comprehensive sign package in the industrial district. Commissioner Corbett commented that this is blatantly prohibited and therefore they should pump the brakes and find a path forward. Mr. Baron commented that he thought that this looked good, but he is not married to this concept and will put up whatever is allowed by Code. He stated that if the preference is for an affixed sign, he could bring that back. Chair Field explained that the intention would be to pause this, as they will be considering some changes to the Code which could then potentially allow this. Commissioner Corbett stated that he would be okay conditionally approving the CUP based on consideration for the square footage of the dog use area. Planning Consultant Jennifer Haskamp commented that could be done, but would suggest tabling this to allow adjusting the site plan to accommodate for the dog use area. Chair Field conducted a straw poll on the outdoor courts and confirmed consensus of all the Commissioners in support of the CUP conditional upon accommodation for the dog use area. COMMISSIONER CORBETT MOVED, SECONDED BY COMMISSIONER STONE, TO ELECT AN EXTENSION OF THE 60-DAY REVIEW PERIOD TO FEBRUARY 29, 2024 AND TABLE CONSIDERATION OF THIS REQUEST TO JANUARY 30, 2024. AYES: 6 NAYS: 0 New Business Chair Field noted that there will be an item to consider in December and confirmed the consensus of the Commission to hold the meeting on December 20, 2023. Adjournment COMMISSIONER CORBETT MOVED, SECONDED BY COMMISSIONER STONE, TO ADJOURN THE MEETING AT 8:30 P.M. AYES: 6 NAYS: 0 10 CITY OF MENDOTA HEIGHTS DAKOTA COUNTY STATE OF MINNESOTA DRAFT Minutes of the City Council and Planning Commission Joint Work Session Tuesday, November 29, 2023 CALL TO ORDER Mayor Levine called the work session to order at 5:30 p.m. Councilmembers Lorberbaum, Mazzitello, Lorberbaum were present. Planning Commissioners Field, Stone, Corbett, Johnson, Katz, Petschel, and Udell were present. Absent: Councilmembers Miller and Paper. Staff in attendance included City Administrator Cheryl Jacobson, Public Works Director Ryan Ruzek, Assistant City Administrator Kelly Torkelson, Community Development Manager Sarah Madden, and Planning Consultant Jennifer Haskamp. Planning Consultant Jennifer Haskamp introduced the zoning code update discussion. She reviewed that there has been significant discussion on the part of the planning commission as well as significant comments by members of the city council on the proposed draft and that the discussion for the meeting would focus on reviewing comments and questions made to the draft. The goals of the zoning code update include making the code consistent with the 2040 comprehensive plan, making it more organized and easier for the public to read and understand. The comments to be reviewed were made on the second draft of the zoning code update. Haskamp noted that it was not practical to share a track-changes version of the document as that method would make it look as though the entire document had changed. Instead, they would review the significant changes as topic areas and discuss changes from there. Following revisions from the planning commission and the city council, staff would then bring the draft to a public open house for additional public comments to inform additional revisions prior to the public hearing. Staff anticipate the public open house to be in January 2024. Mayor Levine was interested in defining the administrative review checklists, however Planner Haskamp noted that those checklists would be independent from the official zoning code and would not need to be defined as a part of this process, rather that the discussion should focus on policy positions. Haskamp introduced the Public/Semi-Public Overlay District and noted that it would set conditions that would only transfer beyond initial ownership in the case that the new owners were able to maintain the specific standards outlined in the conditional use permit. Examples would include things such as a cemetery or a school’s athletic facility. In the case that a new owner was not able to replicate the use case then the approved uses would defer to the zoning 11 2b. map. Haskamp requested that council members and planning commissioners should share specific use cases that represent challenges with the existing code that staff can follow up on to incorporate into the revision. Mayor Levine expressed concerns of the environmental impact of large areas being developed. The planning commission expressed concerns about environmental restrictions preventing development. Director Ruzek clarified that the Natural Resources Commission is in the process of developing a tree preservation ordinance which would address those concerns. The group discussed how the code would address tree houses. Concerns included specifying what constituted a tree house, privacy concerns from elevated structures, the need for public education in the case of additional permits being required for tree house construction, and setbacks. Haskamp emphasized that the initial question the group should consider is whether or not they wanted the public to have to apply for a permit in the case that they wanted to construct a tree house on their property. The group acknowledged that many people build tree houses without checking if a permit was required. Introducing a process in which property owners would need to get a permit for a tree house would introduce administrative challenges. Haskamp clarified that as written, that tree houses were not able to include electricity or plumbing. Councilor Paper joined the meeting at 6:52 pm. The group discussed the construction of home offices above detached garages. As written, the code did not allow plumbing or upgraded electrical to detached garages and limited operation of home businesses from within detached garages. Councilor Mazzitello was against expansion of code to allow for plumbing and electricity to home offices located in garages as it would open up the code to allow for Accessory Dwelling Units above garages. The Planning Commission with the exception of commissioner Johnson was in favor of allowing home office construction in the zoning code update. Councilor Paper also expressed support of allowing home offices in detached garages. Councilors Mazzitello and Lorberbaum were against it. Mazzitello stated that to change the code to allow these would open it up to change the character of Mendota Heights. Mayor Levine asked staff to include this as a question for additional public feedback that the commission and council could continue to review. Mayor Levine also expressed interest in prioritizing undeveloped right of way for the placement of telecommunication facilities to allow for additional cell towers in order to improve cell phone coverage. ADJOURNMENT Mayor Levine adjourned the meeting at 7:49 p.m. 12 ____________________________________ Stephanie B. Levine, Mayor ATTEST: _______________________________ Nancy Bauer, City Clerk 13 PLANNING STAFF REPORT DATE: December 20, 2023 TO: Planning Commission FROM: Sarah Madden, Community Development Manager SUBJECT: Planning Case 2023-29 WETLANDS PERMIT APPLICANT: SD Custom Homes (Sean Doyle) PROPERTY ADDRESS: 947 Wagon Wheel Trail ZONING/GUIDED: R-1 One Family Residential/LR Low Density Residential ACTION DEADLINE: January 26, 2024 INTRODUCTION The applicants are seeking a Wetlands Permit to allow the permitting and construction of a new single- family dwelling adjacent to Upper (North) Rogers Lake. A public hearing notice for this planning item was published in the Pioneer Press and notice letters were mailed to all properties within 350-feet of the subject property. The city has not received any comments or objections to this land use request. BACKGROUND / PROJECT DESCRIPTION The subject property is generally located at the northwest corner of where Wagon Wheel Trail meets up with Rogers Lake-North. The property is accessed by a partially paved and shared driveway off Wagon Wheel Trail, which also serves two separate single-family properties to the west. The original 945 WWT property was an un-platted parcel of land consisting of 6.05 total acres (including part of the adjacent lake). On April 26, 2022, the Planning Commission reviewed a proposed preliminary plat of “Lillies Lakeview” submitted by SD Homes/Sean Doyle, which plat was later approved creating two new single-family lots: Lot 1 consisting of 3.28 total acres and Lot 2 consisting of 2.06 total acres. The plat approval noted that the future building pad layouts were preliminary and that a future wetlands permit review would follow. The dwelling proposed under this Wetlands Permit application is only for Lot 1 Lillies Lakeview addition. Of the 3.28 acres within the parcel boundaries, 1.23 acres are above 14 3a. Planning Case 2022-23 (945 Wagon Whl. Trl. – SD Custom Homes) Page 2 of 11 the Ordinary High Water Line (OHWL) of Rogers Lake-North and the remaining acres are considered “water acres” of Rogers Lake (see GIS image – right). The applicant is seeking to construct a new two story home on the new (northern) lot. The home will be accessed from the “Rogers Avenue” ROW, which is not a fully improved public road system, and is currently being used as a shared driveway easement between the surrounding properties. The proposed Site Plan shows a large number of significant existing trees scattered throughout the subject property, sixty-five (65) of which are scheduled for removal as part of this new home location. ANALYSIS Per Title 12-Zoning, Chapter 2 Wetlands Systems, Sect. 12-2-3, any development or construction work on lands within 100-feet of normal high water markers of wetlands and water resources (as delineated on the official city wetlands systems map) shall be subject to a Wetlands Permit application review process. The Wetlands Ordinance further states that any work or development upon or which would otherwise alter a wetland or potentially impact a water related resource area, must obtain a written permit from the city. While the building pad location is greater than 100-feet of the Ordinary High Water Line (OHWL) of Rogers Lake-North, the site work including grading in and around the property, and vegetation removal to prepare the site for home construction requires this permit before any work may begin. The purpose of the Wetlands Systems chapter of City Code Section 12-2-1 is to: • Provide for protection, preservation, maintenance, and use wetlands and water resource-related areas; • Maintain the natural drainage system; • Minimize disturbance which may result from alteration by earthwork, loss of vegetation, loss of wildlife and aquatic organisms as a result of the disturbance of the natural environment or from excessive sedimentation; • Provide for protection of potable fresh water supplies; and • Ensure safety from floods. As part of any Wetlands Permit review, the city must consider and evaluate the following standards and conditions as noted in the Wetland Ordinance Section 12-2-7: • Runoff from developed property and construction projects may be directed to the wetland only when reasonably free of silt and debris and chemical pollutants, and at such rates such as not to disturb wetland vegetation or increase turbidity. • No deleterious waste shall be discharged in a wetland or disposed of in a manner that would cause the waste to enter the wetland or other water resource area. • Removal of vegetation shall be permitted only when and where such work within the W district has been approved in accordance with the standards of this chapter. • Removal of vegetation within the W district but outside the wetland shall be limited to that reasonably required for the placement of structures and the use of property. As part of the planning review for Lilies Lakeview subdivision in early 2022, staff provided a plat illustration which included proposed “setback delineation” boundaries for any new dwelling structure on each lot. This plat included a minimum front-yard setback of 30-feet from new easterly ROW line of Rogers Avenue (note: Lillie’s Lakeview dedicated an additional 30-feet of land from the original 945 Wagon Wheel parcel, which created a 60-foot ROW section for future roadway purposes); a 15-foot side- yard setbacks; and a 75-foot rear yard setback – as measured from the ordinary high water line (OHWL) on Rogers Lake. This added setback is part of the Minn. Dept. of Natural Resources (DNR) identification 15 Planning Case 2022-23 (945 Wagon Whl. Trl. – SD Custom Homes) Page 3 of 11 of Rogers Lake as a Recreational Development water body; with various structure setbacks noted in the table – below: Since this new home is considered a Sewered Structure, it must meet or exceed the 75’ setback as indicated. The new home meets all required setbacks for this lot. The proposed Site and Grading Plan for the new single-family dwelling is shown with a 30-foot setback from the west lot line or the easterly ROW line of the recently expanded Rogers Avenue roadway section; along with a setback 20’ feet from the south line (shared with Lot 2, Lillies Lakeview; approximately 230-ft. from the east line (within Rogers Lake-North); and approximately 164-ft. from the north property line. The Site Plan includes a 75-foot setback line, along with a 37.5-foot “No Disturbance Buffer” line – both of which are offset from the OHWL of nearby Rogers Lake (see partial Site Plan image – below). The applicant has provided a 37.5’ buffer, which is above and beyond what the City ordinance would require for a 25’ no disturbance buffer on this lot. The proposed patio, upper screened porch, deck, and deck stairs are beyond the 75’ setback from the OHWL. The Site and Grading Plan shows a future 30’x24’ shed to the north of the proposed home and a future pool east of the home and adjacent to the deck stairs and rear patio area. Both improvements are shown to be 16 Planning Case 2022-23 (945 Wagon Whl. Trl. – SD Custom Homes) Page 4 of 11 located outside of the 75’ setback, however the corner of the surrounding pool decking is illustrated to encroach approximately 6’ into the setback, and the proposed pool itself is within the 100’ wetland buffer and would be subject to an additional future Wetlands permit if the future homeowners proceed with a pool in that location. The identified future shed is beyond the 100’ buffer and may not require additional review beyond the administrative building permit process. The closest point of the new dwelling (the SE corner) is approximately 116-feet to the OHWL line of Rogers Lake. The closest point of the proposed deck stairs is 103’ from the OHWL and the closest point of the proposed patio is 101’ from the OHWL. The Site and Grading Plan illustrates new, gradual grades to be created from the outer perimeter of the new dwelling, with slopes and drainage patterns leading away from all sides. The City reviews grading, drainage and erosion control as part of the Wetlands Permit process for stormwater runoff and management. The Erosion Control Plan illustrates the proposed drainage direction away from the new dwelling. Drainage from the north and east sides of the home are being directed partially or directly towards Rogers Lake. The ground-floor elevation of the northwest corner of the proposed dwelling is 885.3, and the lowest grade of the dwelling in the southeast corner is 876.63 which is consistent with the Wetlands System ordinance requirement that the lowest floor elevation must be at least 3’ above the highest known water level. The OHWL of Rogers Lake is 872.2, and the highest known water level The Plan outlines a perimeter of silt fence or bio rolls which will be present prior to construction (see partial Erosion Control Plan - below) and identifies a “37.5-ft. No Impact Shore Zone” as a wetland buffer following the lake edge and beginning in width at the OHWL. The contours illustrated on both the Site and Grading Plan, and the Erosion Control Plan indicate that no additional tree removal or disturbance through grading associated with the project will be located beyond the perimeter erosion control measures. Some tree removal and grading will occur west of the parcel within the undeveloped Rogers Avenue ROW; grading and placement of erosion control will also be present on the adjacent property to the south, which is owned in common by the applicant/developer. 17 Planning Case 2022-23 (945 Wagon Whl. Trl. – SD Custom Homes) Page 5 of 11 The proposed 116-foot building setback of the home from the OHWL is in excess of the 75-foot OHWL setback which was delineated as part of the Preliminary and Final Plat of this site. In addition, the proposed 37.5-ft. No Impact Shore Zone exceeds the width of the 25’ No Disturbance wetlands buffer that the City has required as a condition of approval on other wetland permit applications. The enhanced buffer along this lake edge will help to reduce and eliminate any runoff from the site and into the water resource area. To provide an even more effective filtration system, city staff is also requesting the developer seed this buffer area with a preferred native seed mixture, in order to create and maintain a permanent vegetative area and buffer along this lake edge. With other wetland permit applications, the City has included a condition of approval that developers provide a MnDOT Seed Mix #33-261, as that is particularly designed and formulated for areas along wetland features. As part of the city’s updated Stormwater Management standards, all new (larger) residential development sites must now provide a Stormwater Best Management Practice (BMP) Plan, which proves or demonstrates the site will retain 1.1 inches of rainwater/runoff from any new impervious surfaces. A BMP Agreement is now being required as part of new building permit submittals, and recorded against the property. This BMP Agreement is typically handled through the building permit process. Trees & Vegetation As part of the previous planning report on Lillies Lakeview plat request, this same Applicant/Developer provided a very detailed survey and plan that illustrates a large number of significant trees scattered throughout the original 945 WWT property. Most of these trees were identified as deciduous species consisting of ash, maples, cherry, cottonwood, and oaks ranging in various sizes between 6 – 24-inches in diameter, along with a few 6 – 12-ft. high pine or coniferous trees; and this report indicated or stated the following: “The Applicant/Developer intends to preserve and protect a number of these trees during the removal of the old structures, and save as many as possible during the course of constructing the new homes on each lot. However, the large number of ash trees identified on this site may lead to a number of these trees to be removed as part of the EAB management program. [Developer] has stated they will make every effort to save and protect any significant trees throughout the site; and agreed to provide individualized and custom designed (architectural) landscape plans on each new home site that will comply with the city’s Pollinator Friendly Policy, with new trees and vegetation to comply with the related Native Plantings List. “ As noted previously, the Site Plan shows many existing trees, with 65 trees indicated for removal on the attached “Trees to Be Removed Plan”. (The majority of the scheduled removals are ash trees, with an additional 3 Maples and 2 Cottonwood trees). A number of existing trees on the subject site will remain in place or be made part of the overall landscaping plans for this new home project – primarily a significant number of mature ash trees, as well as 5 maples, 1 cottonwood, 2 cherry, 2 pines, and 3 oaks. With the 65 trees indicated for removal, approximately 88 trees are scheduled to remain which does not place this removals plan beyond the 50% maximum removals threshold within Chapter 2: Wetlands Systems of the Zoning Title. The ordinance also notes that the removal of damaged or diseased trees shall not be prohibited; there are a significant number of ash trees on this site that may lead to future removal as a result of the Emerald Ash Borer. A separate landscape plan noting new vegetation and plantings was not submitted by the Applicant, however the Erosion Control Plan does indicate that the site will be re-vegetated following final grading, and that final landscaping would have a seeding or sod component. A condition has been included in the recommendation section of this report which requires that all new landscaping be consistent with the Native and Pollinator Friendly Plantings List of the City. Utility & Access Plans The approved Lillies Lakeview plat showed new and separate water and sanitary service lines would be connected to the existing Wagon Wheel Trail systems, and extended north inside the Rogers Avenue ROW section, and serve both new lots at this location. It was assumed that any proposed new home on Lot 2 would re-use the existing services provided to the old 945 WWT dwelling. The applicant/developer has made the decision to move forward with developing Lot 1 (this application) first, with plans to come back 18 Planning Case 2022-23 (945 Wagon Whl. Trl. – SD Custom Homes) Page 6 of 11 to the southern Lot 2 in the future. For the existing connections that served the old 945 WWT dwelling, if it is determined by the developer these services are no longer feasible, approval of any new (or existing) service lines will have to be reviewed by the Public Works Director and/or St. Paul Regional Water Services prior to the issuance of any building permit. The two properties to the west of the subject site - 953 and 963 Wagon Wheel Trail have access over and across the undeveloped section of Rogers Avenue ROW by means of a License Agreement approved by the City in 2013 (see attachments). This agreement was created as part of a lot split approval at or around the same time. This license agreement also provided a Shared Driveway Maintenance Agreement between all the properties using this right of way. The two new properties created under Lillies Lakeview were also approved to have their access granted under a new (or revised) License Agreement with the city, and if necessary, the two adjacent properties to the west (which currently have such an agreement). The Applicant was required to prepare or submit a revised Shared Driveway Agreement between all residential properties utilizing this undeveloped ROW for private driveways and access. At this time, the Applicant has not provided this agreement; and no building permit can be issued until such agreement has been submitted, reviewed and approved by the city. City Goals and Policies City staff has identified a select number of Goals and Policy statements from the Natural Resource chapter of the 2040 Comprehensive Plan, which we feel provides additional support in granting approval of this requested Wetlands Permit, as follows: GOAL 1: Develop a professional, comprehensive, strategic Natural Resources Management Plan for city-wide natural areas and natural resources. Policies: 9. Protect steep slopes, bluffs, and other sensitive areas from erosion and other threats, specifically throughout the development process. 10. Encourage and promote the use of conservation design principles. GOAL 2: Protect, connect, restore, buffer, and manage natural areas, wildlife habitat, and other natural resources, for high ecological quality and diversity of plant and animal species. Policies: 1. Monitor new developments for restoration and invasive plant management. 4. Restore areas throughout the city with pollinator-friendly or native species to protect and enhance habitat for native pollinators and birds. 7. Explore the development of ordinances and or policies that establish minimum soil standards for development and redevelopment that can support turf, plantings, and/or healthy turf alternatives. 10. Prior to approval of landscape and development plans, work with applicants to encourage the preservation and installation of high ecosystem value communities. GOAL 3: Protect and restore the natural ecological functions of the city’s water resources with emphasis on the improvement of stormwater management. Policies: 1. Explore and develop operational and procedural modifications to better enhance and support the thriving of the natural environment. 19 Planning Case 2022-23 (945 Wagon Whl. Trl. – SD Custom Homes) Page 7 of 11 2. Work with partners to implement projects and develop and support programs that encourage infiltration, to reduce stormwater runoff and pollution to water-bodies. 4. Identify areas within the city, including public and private land that are lacking adequate stormwater treatment, and other stormwater BMPs. Implement projects to establish functioning stormwater treatment in order to protect and improve the city’s water resources. ALTERNATIVES 1. Approve the Wetlands Permit for 947 Wagon Wheel Trail based on certain findings-of-fact, along with specific conditions of approval; or 2. Deny the Wetlands Permit for 947 Wagon Wheel Trail based on revised findings-of-fact supporting such a recommendation as determined by the Planning Commission; or 3. Table the request and direct staff to extend the application review period an additional 60-days, pursuant to MN State Statute 15.99. STAFF RECOMMENDATION Staff recommends approval of the requested Wetlands Permit to SD Custom Homes/Sean Doyle and for the property located at 947 Wagon Wheel Trail, which would allow the construction of a new single-family residential dwelling, based on the attached findings-of-fact and subject to the following conditions: 1. Prior to the issuance of any building permit, the Applicant/Developer must provide a new and/or revised License Agreement with the city to approve any access from the undeveloped section of Rogers Avenue right-of-way. 2. The Applicant/Developer must provide to the City a revised (or new) Shared Driveway Easement Agreement signed by all owners (of record) of the adjacent residential properties utilizing Rogers Avenue right-of-way for private driveways and access. 3. The Applicant/Developer must provide a Best Management Practices (Stormwater Management) Agreement to the City as part of the building permit submittal and review process. 4. A landscape plan must be approved by city staff prior to issuance of any new building permit; and all new landscaping must comply with the Native and Pollinator Friendly Plantings List of the city. 5. All disturbed areas adjacent to the Rogers Lake edge shall be planted or seeded with MnDOT Seed Mix List #33-261. 6. Prior to the release of any escrow payment or issuance of any certificate of occupancy (C.O.) on the new dwelling, all disturbed areas must be shown or demonstrated that the new vegetative buffer seed mixture was successfully planted, and plant growth has been established, taking place or is holding. 7. Best efforts will be made by the contractor(s) to “come clean, leave clean” during the course of construction on the Subject Property, and ensure new ground mulch or plant materials are free of any invasive species. 8. No additional grading or other land disturbance shall occur within thirty-seven and one-half feet (37.5’) from the edge of the adjacent water body, except for the installation of erosion control measures (if needed) or for the plantings of any new seed mixtures or landscaping materials, and only with city approvals. 9. Any grading and/or construction activity related to the development of this lot shall comply with all applicable federal, state, and local regulations and codes, as well as in compliance with the City’s Land Disturbance Guidance Document. 20 Planning Case 2022-23 (945 Wagon Whl. Trl. – SD Custom Homes) Page 8 of 11 10. Any new or existing sanitary or water service lines will have to be reviewed by the Public Works Director and/or St. Paul Regional Water Services prior to issuance of any building permit. 11. Full erosion/sedimentation measures shall be installed prior to commencement of work and maintained throughout the duration of the construction project. Erosion barriers shall be placed and maintained along the outer edges of the new home project work area and remain in place until all disturbed areas have been restored. 12. The new dwelling and any related construction work shall comply with all other and applicable standards and conditions under Title 12, Chapter 2 Wetlands Systems of City Code. 13. A building permit must be approved prior to the commencement of any construction work on the new residential dwelling. 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. 14. The concept building pad for the future shed and concept outline for the future pool illustrated on the provided Site and Grading Plan to not represent or provide any pre-approval of these site improvements. Final layouts and setbacks must meet zoning ordinance standards and shall be reviewed under separate Wetlands and/or Building Permit applications in the future. ATTACHMENTS 1. Letter of Intent (Applicant/Developer) 2. General Location/Aerial Map 3. Certificate of Survey 4. Site & Grading Plan 5. Erosion Control Plan 6. Trees To Be Removed Plan 7. Wetlands Map 8. Soils Map / Classification 9. License Agreement 10. Shared Driveway Maintenance Agreement 11. Proposed Basement Floor Plan 12. Proposed First Floor Plan 13. Proposed Second Floor Plan 14. Proposed Exterior Elevations 21 Planning Case 2022-23 (945 Wagon Whl. Trl. – SD Custom Homes) Page 9 of 11 FINDINGS-OF-FACT FOR APPROVAL Wetlands Permit for SD Custom Homes/Sean Doyle 947 Wagon Wheel Trail Planning Case No. 2023-29 1. The proposed construction activities related to the new dwelling project and allowed under this Wetlands Permit meets the purpose and intent of the City Code; and meets a number of goals and policies established under the Natural Resources chapter of the 2040 Comprehensive Plan. 2. All new work will have little, if any impacts to the adjacent lake, or the existing on-site drainage or drainage from surrounding properties. 3. Applicant will provide additional and suitable wetland protective vegetation material to serve as an effective natural buffering along the adjacent lake edge, which will help reduce any impacts caused by stormwater run-off from the yard areas, and help reduce any soil and contaminant runoff. 4. This property will provide adequate erosion control measures throughout the duration of the project and until all areas of the property have been fully planted and restored, which will ensure protection and lessen any runoff impacts to the adjacent pond during and after construction. 5. The new dwelling project contemplated under this wetlands permit shall be done in accordance with the current rules and standards of the City’s Land Disturbance Guidance document; and will be closely monitored by city staff to ensure compliance with all Building Codes and related City Codes. 22 SITE PHOTOS – 945-947 WAGON WHEEL TRAIL (EARLY 2022) LOOKING NORTHWARD FROM SOUTH LOT LINE LOOKING NORTHEAST FROM SOUTH LOT LINE LOOKING EASTERLY – TOWARDS ROGERS LAKE EXISTING ACCESS. BUILDINGS & SHEDS (HOME SITE) 23 Planning Case 2022-23 (945 Wagon Whl. Trl. – SD Custom Homes) Page 11 of 11 LOOKING EASTERLY FROM FUTURE DRIVEWAY ENTRANCE (HOME SITE) LOOKING SOUTHWARD – SHARED DRIVEWAY LOOKING NORTHWARD – ROGERS AVE. ROW (WOODED AREA TO RIGHT OF PHOTO IS NORTHERN SIDE YARD OF HOME) LOOKING SOUTHWARD – ALONG SHARED DRIVEWAY 24 November 27, 2023 Ryan Ruzek City of Mendota Heights 1101 Victoria Curve Mendota Heights, MN 55118 RE: 947 Wagon Wheel Wetland Permit Ryan: We are requesting a Wetland Permit relating to the property at 947 Wagon Wheel Trail. Please consider the following: Intent: We are building a single-family home that requires a Wetland Permit. Our Request: That we are granted a Wetland Permit for the construction of a new single-family home. Sincerely, Sean Doyle Chief Manager SD Companies, LLC, d.b.a. SD Custom Homes 750 Main Street, Suite 223, Mendota Heights MN 55118 651-248-8494 25 WAGON WHEEL TRLPRIVATE RDCHERI LNSWAN CTCYGNET LNMENDAKOTA CTSWAN DRWAGON WHEEL CTNearmap US Inc, Dakota County, MN Location Aerial Map947 Wagon Wheel Trail Date: 12/13/2023 City of Mendota Heights0340 SCALE IN FEET GIS Map Disclaimer:This data is for informational purposes only and should not be substituted for a true title search, property appraisal, plat,survey, or for zoning verification. The City of Mendota Heights assumes no legal responsibility for the information containedin this data. The City of Mendota Heights, or any other entity from which data was obtained, assumes no liability for any errorsor omissions herein. If discrepancies are found, please contact the City of Mendota Heights. Contact "Gopher State One Call" at 651-454-0002 for utility locations, 48 hours prior to any excavation. 26 27 28 29 30 6666666666 6 6 *³³" """* * *³ " " " ³" ""6 6 6 6 6 666 !!2 !!2 !!2 !!2 !!2 !!2!!2 945 945953 2075 2270 954 2247 954 940 2219 940 954 2225 987 2231 2239 987 2270 987 2270 945 940 900 954 2213 898 954 2275 900 953 PRIVATE ROADWAGON WHEEL TRL361' 324' 2 0 2 ' 121' 77' 109' 4 5 ' 100' This imagery is copyrighted and licensed by Nearmap US Inc, which retains ownership of the imagery. It is being provided by Dakota County under the terms of that license. Under that license, Dakota County is allowed to provide access to the “Offline Copy Add-On for Government”, on which this image services is based, at 6-inch resolution, six months after the capture date, provided the user acknowledges that the imagery will be used in their normal course of business and must not be resold or distributed for the WETLANDS MAP 947 Wagon Wheel Trail City of Mendota Heights0140 SCALE IN FEET4/20/2022 31 6RLO0DS²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²'DNRWD&RXQW\0LQQHVRWD :$*21:+((/75$,/ VXUURXGLQJ 1DWXUDO5HVRXUFHV &RQVHUYDWLRQ6HUYLFH :HE6RLO6XUYH\ 1DWLRQDO&RRSHUDWLYH6RLO6XUYH\ 3DJHRI 33 34 35 36 37 38 39 1110 FINISHED SQUARE FEET EXERCISE AREA/GOLF SIMULATOR AREA: 838 UNFINISHED SQUARE FEET: 139 PROPOSED BASEMENT1F.D.CONCRETERUBBER FLOORING22'11"X20'3'TURF16'X18'2'CARPET19'10"X16'10'LVT16'10"X14'10"CARPET13'X12'7"TILE36" CODE RAILING36" CODE RAILING4'-8"13'-8 1/2"10'-8"5'-0"2'-10"9'-5 1/2"5'-8"4'-6"4'-0"6'-4 1/2"4'-3"6'-4"4'-3"TILE6'X6'3'-6 1/2"3'-10 1/2"6'-0"3'-8 1/2"3'-8 1/2"LVTLVT©COPYRIGHT 2023MLITTFIN@HOTMAIL.COM320-224-784440 COMPOSITE DECKING15'X16'TILEWOODTILETILECONCRETE35'X26'/28'WOODCARPET17'8X14'10"TILEWOOD11'X17'6"WOOD2313 FINISHED SQUARE FEET / 1202 GARAGE SQUARE FEET PROPOSED FIRST FLOOR2COMPOSITE DECKING12'X8'F.D.F.D.7'-4 1/2"15'-1 1/2"10'-6"9'-3"10'-7"11'-0"11'-4"12'-6 1/2"4'-0"9'-6"4'-0"4'-0"4'-0"4'-0"5'-10"3'-8 1/2"3'-8 1/2"4'-0 1/2"4'-8 1/2"4'-11 1/2"5'-7"18'-6"6'-1"5'-3 1/2"3'-9"12'-8"2'-8"5'-11"3'-9 1/2"7'-2 1/2"7'-0"6'-0"1'-6"1'-6"7'-6"6'-4"©COPYRIGHT 2023MLITTFIN@HOTMAIL.COM320-224-784441 CARPETCARPET14'X12'6CARPET17'5"X11'6"CARPET7'8"X13'TILETILE1258 FINISHED SQUARE FEET PROPOSED SECOND FLOOR35'-0"5'-0"8'-7 1/2"8'-3"6'-8"6'-3"7'-9 1/2"6'-11 1/2"4'-0 1/2"5'-3"3'-9"5'-0"5'-0"1'-8"3'-4"3'-4"3'-8 1/2"3'-8 1/2"CARPET11'X21'7"FLOOR DROPPED 30"FROM 2ND LEVEL3'-8 3/4"©COPYRIGHT 2023MLITTFIN@HOTMAIL.COM320-224-784442 22'-11 3/4"©COPYRIGHT 2023MLITTFIN@HOTMAIL.COM320-224-784443 ©COPYRIGHT 2023MLITTFIN@HOTMAIL.COM320-224-784444 ©COPYRIGHT 2023MLITTFIN@HOTMAIL.COM320-224-784445 ©COPYRIGHT 2023MLITTFIN@HOTMAIL.COM320-224-784446