Res 2024-41 Variances at 949 Mendota Hts Road St. ThomasCITY OF MENDOTA HEIGHTS
DAKOTA COUNTY, MINNESOTA
RESOLUTION 2024-41
RESOLUTION APPROVING VARIANCES TO ALLOW THE CONSTRUCTION OF
NEW ACCESSORY STRUCTURES, ALL PART OF ST. THOMAS ACADAMEY'S
BASEBALL FIELD IMPROVEMENTS LOCATED AT
949 MENDOTA HEIGHTS ROAD
PLANNING CASE 2024-12
WHEREAS, Bolton and Menk (the Applicant and Owners' representative of St. Thomas
Academy) applied for a Variance to allow the construction of new accessory structures located at
949 Mendota Heights Road, as proposed under Planning Case No. 2024-12, and as legally
described in attached Exhibit A (the "Subject Property"); and
WHEREAS,
the subject property is
guided
Low Density Residential in the 2040
Comprehensive Plan,
situated in the R-1 Single
Family
Residential District; and
WHEREAS, the Applicant is seeking approval of a number of Variance requests to allow
a new covered batting cage structure to exceed the maximum height standard from 15-ft to 24-14-
inches, and size to approximately 3,093 sq. ft. in area, and a new shade canopy structure within
the north seating and bleacher area to exceed the maximum height standard of accessory structures
from 15-ft to 214t.74nches, and size to approximately 1,562 sq. ft. in area, all proposed and
presented under Planning Case No. 2024-12; and
WHEREAS, Title 12-1L-5 of the City Code (Variances) allows for the Council to grant
variances or certain modifications from the strict application of the provisions of the City Code,
and impose conditions and safeguards with variances if so needed or granted; and
WHEREAS, on June 25, 2024, the Mendota Heights Planning Commission held a public
hearing on the proposed Variance, and whereupon closing the heazing, recommended unanimously
(7-0 vote) to approve the application for Variances on the subject property, with certain conditions
and findings -of -fact to support said approval.
NOW, THEREFORE, BE IT RESOLVED by the Mendota Heights City Council that
the recommendation from the Planning Commission on Planning Case No. 2024-12 is hereby
affirmed, and the Variance requested for the property located at 949 Mendota Heights Road is
approved based on the following findings -of -fact:.
1. The Applicant has met the burden of demonstrating the requisite "practical difficulties" in
order to justify the granting of the Variance to City Code Section 12-1D-1, as it relates to
allowing additional over -sized accessory structures with an increased peak height in the
R-1 One Family Residential District,
Res. No 2024-41 Page � 1
2. The City Code's accessory structure standards for residential districts causes a practical
difficulty for a school use in this district, due to the overall size, scale and historical
nature of the school at the subject location.
3. The plight of the landowner is due to circumstances unique to the property, as this school
use functions more like an institutional use rather than a typical single-family use in the
underlying R-1 One Family Residential District, and therefore warrants the approval or
granting of these variances.
4. The variances, if granted, wIll not alter the essential character of the neighborhoods; since
the school is and has been in place and operation for a number of years in the community,
and there is a general accepted expectation that similar athletic field improvements and
related accessory structures can be considered a reasonable improvement for the overall
benefit and enjoyment of the school, its students, faculty, and the community.
5. The scale and scope of the variances needed to approve the number, sizes and heights of
the proposed accessory structures, including the new spectator pavilion and batting cage
area are considered consistent with the spirit and intent of the City Code and
Comprehensive Plan for the community, and may be approved as presented herein.
6. The Applicant has proven a reasonable justification and demonstrated a practical
difficulty in this case for granting of these variances presented herein.
The City has considered the factors required by Title 12-1L-SEl of the City Code,
including but not limited to the effect of the Variances upon the health, safety, and
welfare of the community, existing and anticipated traffic conditions, the effect of the
Variances on the danger of fire and the risk to public safety, and upon the value of
properties in the surrounding area, and upon the Comprehensive Plan, and has determined
this Variances will not affect or pose any negative impacts upon the neighborhood or the
community in general.
8. Approval of the Variances noted herein are for Saint Thomas Academy (949 Mendota
heights Road) only and does not apply or give precedential value to any other properties
throughout the City. All variance applicants must apply for and provide a project
narrative to the City to justify a variance. All variance requests must be reviewed
independently by City staff and legal counsel under the requirements of the City Code,
BE IT FURTHER RESOLVED, by the Mendota Heights Ciry Council that the Variance
requested for the property located at 949 Mendota Heights Road is hereby approved, with the
following conditions:
1. The Applicant shall obtain a building permit for all new structures identified herein,
including any fence permits for the other associated improvements.
Any public addressing/speaker system used on this baseball field must be centered or
focused directly on to the baseball field or the bleacher/spectator stands. No speakers or
Res. No 2024-41 Page � 2
noise shall be directed towards the neighboring businesses or residential uses to the north
and east of the school.
3. The Applicant shall not deviate from the site plan under this application review; nor
increase any accessory structure numbers, area (footprint), or height without first seeking
and receiving city approvals, unless City Code provides for certain or allowable
improvements to be made without any special application review process.
4. Any and 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,
5. Approval of the variance is contingent upon City Council approval of the application and
corresponding site plan. If the variances are approved by the City Council, the Applicant
shall obtain all necessary building permits for construction of the proposed improvements
within one-year from said approval date. If after one year no work has commenced, the
approval shall expire. The Applicant may request an additional extension (to be
determined by the City Council) if needed within one year of expiration.
Adopted by the City Council of the City of Mendota Heights this 2aa day of July 2024.
CITY COUNCIL
CITY OF MEN�DOTA HEIGHTS
�740�
Step anie 13. Levine, Mayor
ATTEST:
N ncy B uer, City Clerk
Res. No 2024-41 Page � 3
EYIMIT A
Property Address: 949 Mendota Heights Road
PIN: 27-03500-i1-010
Legal Description: NE 1/ 4 OF SW 1? 4 EX N 198 FT OF E 636 FT, SECTION 3� TR�N 28
RANGE 23: DAKOTA COUNTY, MINNESOTA
[Abstract Property]
Res. No 202a-41 Page � 4