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03 31 2026 Planning Commission Packet.pdf
CITY OF MENDOTA HEIGHTS PLANNING COMMISSION REGULAR MEETING AGENDA March 31, 2026 at 7:00 PM Mendota Heights City Hall, 1101 Victoria Curve, Mendota Heights 1.Call to Order 2.Roll Call 3.Election of Planning Commission Chair and Vice Chair for Year 2026 4.Approval of Minutes a.Approve meeting minutes from the January 27, 2026, Planning Commission Meeting b.Approve meeting minutes from the February 24, 2026, Planning Commission Work Session Meeting 5.Public Hearings a.CASE No. 2026-02 Variance Application of Clarence Tweh for a Variance to the front yard setback to accommodate the installation of an accessibility ramp at 537 Junction Lane b.CASE No. 2026-04 Conditional Use Permit Application of M&M Home Contractors for a Conditional Use Permit (CUP) for residential building height for a new single- family home at 655 Callahan Place c.CASE No. 2026-05 Conditional Use Permit Application of Buell Consulting, Inc. on behalf of The Towers LLC, requesting a Conditional Use Permit (CUP) for a new freestanding wireless monopole tower at 739 Wentworth Avenue (Wentworth Park) d.CASE No. 2025-04 Ordinance Amendment Application of City of Mendota Heights for an Ordinance Amendment to repeal and replace Title 11: Subdivision Regulations 6.New and Unfinished Business 7.Updates/Staff Comments 8.Adjourn 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 aid. However, this may not be possible on short notice. Please contact City Hall at 651.452.1850 with requests. Page 1 of 166 Page 2 of 166 This page is intentionally left blank January 27, 2026 Mendota Heights Planning Commission Meeting Page 1 of 6 CITY OF MENDOTA HEIGHTS DAKOTA COUNTY, MINNESOTA DRAFT PLANNING COMMISSION MINUTES JANUARY 27, 2026 The regular meeting of the Mendota Heights Planning Commission was held on Tuesday, January 27, 2026, in the Council Chambers at City Hall, 1101 Victoria Curve, at 7:00 P.M. The following Commissioners were present: Chair Litton Field, Commissioners Cindy Johnson, Brian Udell, Jeff Nath, and Steve Goldade. Those absent: Commissioners Patrick Corbett and Jason Stone. Approval of Agenda The agenda was approved as submitted. Approval of December 29, 2025, Minutes COMMISSIONER NATH MOVED, SECONDED BY COMMISSIONER GOLDADE, TO APPROVE THE MINUTES OF DECEMBER 29, 2025. AYES: 5 NAYS: 0 Hearings A)PLANNING CASE 2026-01 HOMES BY TADITION, LLC, NORTHWEST CORNER OF GLEHNHILL ROAD AND VICTORIA CURVE – MISSISSIPPI RIVER CORRIDOR CRITICAL AREA PERMIT Community Development Manager Sarah Madden explained that Homes by Tradition is the applicant and owner’s representative of the vacant property at the northwest corner of Glenhill Road and Victoria Curve (PID #27-81251-00-013) and has requested a Mississippi River Corridor Critical Area (MRCCA) Permit to construct a new single-family home, with associated site work and improvements. Hearing notices were published and mailed to all properties within 350 feet of the site; no comments or objections to this request were received. Community Development Manager Sarah Madden 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. Page 3 of 166 4.a January 27, 2026 Mendota Heights Planning Commission Meeting Page 2 of 6 Commissioner Johnson provided background information on keystone species and asked staff for more information on the Forest Alteration Permit and that process. Community Development Manager Sarah Madden explained that the Forest Alteration Permit is required when tree removal thresholds are triggered. She explained how that is reviewed by staff and what is required to be shown on the plan. She stated that there are selective trees to be removed in the bluff impact zone (BIZ), which are dead or diseased, along with those planned for removal within the building pad. Commissioner Johnson noted that there are additional steps identified within the ordinance for the protection of trees during construction. She asked for clarification on a discrepancy for tags 52 and 60 and whether those would be removed or retained. Chair Field opened the public hearing. Dean Nelson, Homes by Tradition, commented that they are building a beautifully designed home in a beautiful neighborhood. He stated that they carefully place the home on the property and consider which trees will be removed or protected. He recognized the work that must still be done to move or remove the pool. He noted that he would review and update the information related to trees 52 and 60. Chair Field asked if the applicant agrees to condition two related to the pool. Mr. Nelson confirmed that they will adjust the placement of the pool and resubmit. Alan Olstein, 1954 Glenhill Road, stated that he was involved in a previous discussion for the development of this site back in 2020. He submitted a hydrogeological investigation of this area related to the buildability and stability of the slope. He noted that the pool is proposed very close, or within the BIZ. He asked that the City be the most conservative when judging the safety of this proposed project with regard to the potential of failure and landslides. He did not believe that some of the issues identified in the hydrogeological investigation had been addressed. He provided a copy of the investigation report to staff. Commissioner Goldade stated that he was a member of the Park and Recreation Commission during that previous review. He recognized the concern from those below the bluff and asked about the concern of the resident across the street. Mr. Olstein stated that a catastrophic failure of this site could impact infrastructure and utilities and have a broader impact on the community. Stephen Golias, 1308 4th Street in Mendota, thanked the previous speaker for his comments. He stated that he had grave concerns with the plan proposed in 2020 and is excited for this new plan, although he still has similar concerns, as he is downhill from the project. He referenced the proposed holding pond for the property and asked how that would be engineered. He asked if all impervious drainage would go into that pond, the storm level to which the pond would be designed, Page 4 of 166 January 27, 2026 Mendota Heights Planning Commission Meeting Page 3 of 6 and how water would percolate out. He also asked how the sewage would be handled. He referenced the retaining walls and hoped that they would be built with a lifespan longer than 40 years. Lynn Burow, 1219 Victoria Curve, commented on the trees that will be lost through this proposal and asked for clarification if the trees within the right-of-way would be preserved. She also had concerns with the drainage plan and impacts that could result from rainfall with the reduced vegetation on the property. Mr. Nelson stated that he shared the concerns of the first resident. He commented that he and his clients are working with Braun Intertec who completed a study on the proposed footings, foundation, and retaining wall. He stated that because Braun was involved in that original study, they are comfortable with the finding that the construction is feasible and there would not be any issues with drainage or slope with the proper retaining walls. He confirmed that all impervious areas would drain to the infiltration basin, which would drain out over time. He stated that the BIZ would be stabilized before, during, and beyond construction. He commented that they would connect to the main sewer lines. Commissioner Udell asked and received confirmation that Braun is involved to verify the data to ensure the proposal is consistent with their findings in 2020. James Grahams, Lake and Land Surveying, commented that the holding pond is more of a rain garden, which would hold the one-inch storm and drain within 48 hours. Kathy McGuire, 1942 Glenhill Road, commented that she has concerns with the environment and maintaining the MRCC area. She recalled conflicts in 2020 between the University of Minnesota comments and Braun comments, and asked that the City review both reports, as she believed that the hydrology of the whole area was discussed rather than just the bluff. Seeing no one further coming forward wishing to speak, Chair Field asked for a motion to close the public hearing. COMMISSIONER GOLDADE MOVED, SECONDED BY COMMISSIONER UDELL, TO CLOSE THE PUBLIC HEARING. AYES: 5 NAYS: 0 Commissioner Johnson asked if staff has recollection of that hydrology report. Public Works Director Ryan Ruzek stated that the development proposed in 2020 was more dense. He was not aware of any restrictions placed on the lot split completed in 2023. He stated that the two lots that were created just needed to meet the MRCCA requirements, and he believed that this request was compliant with the MRCCA requirements. He stated that the drainage requirements are met by the infiltration basin proposed by the applicant. He commented that there are springs Page 5 of 166 January 27, 2026 Mendota Heights Planning Commission Meeting Page 4 of 6 located along the bluff throughout the state. He believed that those are more within the BIZ. He stated that there are no publicly mapped springs in this area. Commissioner Goldade asked if anything had been learned from the bluff failures in other areas of the community. Public Works Director Ryan Ruzek replied that there were a couple of failures on Highway 13, but that would not be apples to apples comparisons. He noted that the applicant is doing their due diligence to prevent failures. He stated that existing homes on the Culligan cul-de-sac would have a higher impact on the bluff than the home being proposed tonight. Chair Field recalled that there were failures from the roadway, which impacted the bluff before the failure occurred on 13. Commissioner Johnson commented that this does not seem to be the same type of slope. Public Works Director Ryan Ruzek stated that the new MRCCA ordinance includes slopes that are not steep within the BIZ, confirming that this is not a steep slope area. Commissioner Goldade asked for more information on the lifespan of the retaining wall. Public Works Director Ryan Ruzek stated that he did not recall that discussion of the past. He noted that this would be a boulder retaining wall and was unsure if there was a specific life for a boulder wall, as boulders are naturally occurring. He noted that the retaining wall is related to the pool and urged the Commission not to focus on that detail, as that will be removed or moved. Commissioner Goldade asked if staff reviewed the report provided by the resident tonight prior to the meeting. Community Development Manager Sarah Madden stated that an updated Braun memo was included in the packet, which referenced their work in the previous application and had been updated for the one home. She confirmed that she did review the previous application from 2020 in advance of this application and meeting as well. She also provided additional information on the 2023 lot split approval, which created the two lots and buildable areas. Commissioner Udell recognized that the proposed density of development was different in 2020 and asked for more information on the hydrological report. Public Works Director Ryan Ruzek stated that the 2020 development included roads, utilities, large retaining walls, ponds, more homes, and homes closer to the bluff. He stated that the neighbors privately contracted to have that report done. The Council considered all information and denied the 2020 proposal, but then was comfortable approving the lot split that was completed in 2023. COMMISSIONER UDELL MOVED, SECONDED BY COMMISSIONER NATH, TO RECOMMEND APPROVAL OF THE MRCCA-CRITICAL AREA PERMIT REQUEST BY Page 6 of 166 January 27, 2026 Mendota Heights Planning Commission Meeting Page 5 of 6 HOMES BY TRADITION FOR A NEW SINGLE-FAMILY HOME ON THE VACANT PROPERTY AT THE NORTHWEST CORNER OF GLENHILL ROAD AND VICTORIA CURVE (PID #27-81251-00-013), WITH THE FOLLOWING CONDITIONS: 1.A BUILDING PERMIT, INCLUDING A GRADING PLAN, MUST BE APPROVED BY THE CITY PRIOR TO THE COMMENCEMENT OF ANY SITE WORK. 2.THE SWIMMING POOL AND SURROUNDING POOL DECKING/PATIO AREA MUST BE REMOVED FROM THE SITE PLAN, OR RELOCATED ELSEWHERE ON THE SITE PLAN OUTSIDE THE BLUFFLINE SETBACK PRIOR TO THE CITY TAKING ACTION ON THIS APPLICATION. NO STRUCTURES OR FACILITIES, INCLUDING IMPERVIOUS SURFACES, MAY BE LOCATED WITHIN THE BLUFFLINE SETBACK. 3.A SEPARATE FOREST ALTERATION PERMIT APPLICATION AND FOREST MANAGEMENT PLAN IS REQUIRED TO BE SUBMITTED TO THE CITY PRIOR TO BUILDING PERMIT ISSUANCE. THE APPLICANT SHALL POST A TREE REPLACEMENT ESCROW WITH THE CITY AND SHALL MITIGATE TREE REPLACEMENT IN APPROPRIATE AREAS OF THE PROPERTY AS REVIEWED AND APPROVED BY THE NATURAL RESOURCES MANAGEMENT AND COMMUNITY DEVELOPMENT MANAGER. IF COMPLIANCE WITH THE TREE REPLACEMENT REQUIREMENT IS NOT FEASIBLE, THE CITY MAY APPROVE ALTERNATIVE TREE REPLACEMENT MEASURES WITHIN THE FOREST ALTERATION PERMIT. 4.A FINAL LANDSCAPING AND RESTORATION PLAN FOR THE DEVELOPED AREA OF THE SITE MUST BE SUBMITTED FOR REVIEW AND APPROVAL BY THE NATURAL RESOURCES MANAGER AS PART OF THE BUILDING PERMIT SUBMITTAL PACKAGE, INCLUDING SEED MIX DETAILS, NATIVE PLANT SPECIES, AND SIZING AND DSH OF REPLACEMENT TREES. 5.IN THE BLUFF IMPACT ZONE, ALL NEW VEGETATION ASSOCIATED WITH THE RESTORATION PLAN MUST BE NATIVE AND SUITABLE FOR THE EXISTING CONDITIONS OF THE SLOPE. 6.IN ANY AREAS WHERE BUCKTHORN WILL BE REMOVED, A BUCKTHORN REPLACEMENT GROUNDCOVER MIX MUST BE INSTALLED TO PREVENT EROSION. 7.THE PROPOSED PROJECT MUST COMPLY WITH ALL REQUIREMENTS OF THE CITY’S LAND DISTURBANCE GUIDEANCE DOCUMENT. ALL PLANS MUST BE REVIEWED AND APPROVED BY THE PUBLIC WORKS DIRECTOR. 8.ALL EROSION CONTROL REQUIREMENTS MUST BE PUT IN PLACE PRIOR TO THE COMMENCEMENT OF ANY GRADING AND SITE WORK ACTIVITIES AND MUST REMAIN IN PLACE FOR THE DURATION OF THE CONSTRUCTION ACTIVITIES UNTIL PROPER SITE RESTORATION PLANS ARE COMPLETED, INCLUDING A DUAL ROW OF PERIMETER CONTROL AT THE BACK OF THE PROPERTY ADJACENT TO THE BLUFF, PERIMETER CONTROL SURROUNDING THE INFILTRATION BASIN, AND EROSION CONTROL BLANKETS ON ANY DISTURBED SLOPES 3:1 OR GREATER. 9.ALL GRADING AND CONSTRUCTION ACTIVITY MUST COMPLY WITH APPLICABLE FEDERAL, STATE, AND LOCAL REGULATIONS AND CODES. Page 7 of 166 January 27, 2026 Mendota Heights Planning Commission Meeting Page 6 of 6 10.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. ON WEEKENDS. FURTHER DISCUSSION: Commissioner Johnson thanked staff for identifying the need to remove or relocate the pool. She was also pleased to see the removal of buckthorn and a requirement for replacement vegetation. She believed that the request met the MRCCA requirements. Commissioner Udell asked if any conditions should be added to clarify discrepancies in the tree inventory report. Commissioner Johnson stated that language could be added to update the removal status for tags 52 and 60. It was decided that it should be added as condition 11. AYES: 5 NAYS: 0 Chair Field advised the City Council would consider this application at its February 4, 2026, meeting. New and Unfinished Business Staff Announcements / Updates Community Development Manager Sarah Madden provided an update on City Council actions on cases reviewed by the Planning Commission. She noted an alternate date that could be considered for the March meeting. It was confirmed that the meeting would be rescheduled to March 31, 2026. She noted that the February meeting may be canceled. Adjournment COMMISSIONER UDELL MOVED, SECONDED BY COMMISSIONER NATH, TO ADJOURN THE MEETING AT 8:00 P.M. AYES: 5 NAYS: 0 Page 8 of 166 February 24, 2026 Mendota Heights Planning Commission Work Session Meeting Page 1 of 1 CITY OF MENDOTA HEIGHTS DAKOTA COUNTY, MINNESOTA DRAFT PLANNING COMMISSION WORK SESSION MINUTES FEBRUARY 24, 2026 Pursuant to due call and notice thereof, a work session of the Planning Commission, City of Mendota Heights, Minnesota was held at 1101 Victoria Curve, Mendota Heights, MN 55118. Call To Order Chair Litton Field called the meeting to order at 7:02pm. Commissioners Jason Stone, Cindy Johnson, Brian Udell, Steve Goldade, Patrick Corbett, and Jeff Nath were also present. City staff present included Ryan Ruzek, Public Works Director, Meredith Lawrence, Parks and Recreation Director/Assistant Public Works Director, and Amy Schmidt, City Attorney. Discussion A)ZONING AND LAND USE TRAINING PRESENTATION Attorney Amy Schmidt introduced herself to the Planning Commission and discussed her role in providing legal services to the City of Mendota Heights. Attorney Schmidt presented the following items: the Planning Commission’s Role, Zoning, Conditional Use Permits, Variances, Time Limits, Public Hearings, Public Discretion, Open Meeting Law, and Conflicts of Interest. The Commissioners discussed previous planning cases and their implications to the 2040 Comprehensive Plan, state statute, city ordinances and code, and legal processes. Commissioner Schmidt answered questions pertaining to legal concerns, precedent setting, and procedures for ensuring an efficient, thorough, and legal centered review of planning cases. Commissioners noted the training was very informative and should be a standard training moving forward. B)TITLE 11: SUBDIVISION REGULATIONS ORDINANCE Director Ruzek reviewed the draft Title 11: Subdivision Regulations Ordinance that has been prepared by Community Development Manager Sarah Madden. The Commission provided Director Ruzek with some minor edits to the Ordinance document and asked clarifying questions. Director Ruzek will provide the requested edits, comments, and questions to Community Development Manager Madden to incorporate into the final document. Director Ruzek noted the City Council discussed the cul-de-sac component at their work session the week prior and provided direction to staff to proceed with the 500-foot measurement. The Commission provided their appreciation to staff for the updates to the Ordinance and noted this is an improved document that will provide more clarity to staff, the commission, the city council, and the public moving forward. Adjournment The commission adjourned the meeting at 8:36pm. Page 9 of 166 4.b This page is intentionally left blank 5.a Planning Commission Meeting Date: March 31, 2026 Agenda Item: CASE No. 2026-02 Variance Application of Clarence Tweh for a Variance to the front yard setback to accommodate the installation of an accessibility ramp at 537 Junction Lane Department: Community Development Contact: Sarah Madden, Community Development Manager Introduction: The applicant, Clarence Tweh, is requesting approval of a Variance to the front-yard setback for the installation of an accessibility ramp for the property at 537 Junction Lane. The City Code permits small structures such as accessibility ramps to encroach 5-ft into the front yard setback without the need for a Variance, however the proposed location of this ramp would encroach more than 5-ft into the front yard and as such requires a Variance from the City. This item is being presented under a duly noticed public hearing process. A notice of hearing on this item was published in the Pioneer Press newspaper; and notice letters of this hearing were mailed to property owners within 350 feet from the subject property. As of the submittal of this report, the City has received two public comments related to this item, which are attached to this report. Background: The subject parcel is approximately 7,102 square feet in size and contains a single-family dwelling. The property is zoned R-1 Low Density Residential and guided for low density residential development. The existing single-family home was built in 1968 and is part of the John H Morrison’s Addition subdivision, originally platted in 1923. The lot is substandard in total size to the current base standards for an R-1 lot. There is an accessibility ramp already in place on the property which was identified as a code enforcement violation, leading to this Planning Application being submitted. The current ramp extends from the front stoop of the home towards the street and not only encroaches into the front-yard setback, but encroaches into public right-of-way. With this Variance request, the applicant has committed to relocating the ramp to a new alignment which no longer encroaches onto public right-of-way and which is closer to the existing dwelling. Even with this relocation, a Variance to the front-yard setback is still needed. Analysis: City Code requires structures in the R-1 Low Density Residential District to be setback a minimum of 30-ft from the front property line. The Code provides flexibility on all lots within the City for some encroachments into the yard in cases of decks, stoops, uncovered porches, and accessibility ramps, per 12-4A-3: YARDS AND OPEN SPACE: C1.c (below) c. Uncovered and/or open terraces, steps, porches, decks, egress windows, accessibility Page 10 of 166 ramps, stoops or similar structures that do not extend above the height of the ground floor level of the principal building and do not extend more than five feet (5') in into the front yard or rear yard; or more than three feet (3') into a side yard. The existing home is setback 30-ft from the front property line, consistent with the zoning district requirements. However, in this case the existing front stoop already extends 4-ft 2-in into the front yard. There is an existing sidewalk and small set of stairs that connect to this front stoop, and the connection point is a rise of 28”, which is not sufficient slope for an accessibility ramp. For any accessibility ramp to be installed and to tie into this front stoop, the alignment would always encroach further into the front yard than permitted by City Code. The existing lot width of the subject property is 65-ft, as opposed to the 100-ft minimum required in current City Code standards. This reduction in lot width and the location of the front entrance of the home centered on the lot leaves less space for an alignment of an accessibility ramp that could connect directly to the driveway in the location of the existing sidewalk, and instead requires a turnback to gain more space to achieve adequate slope. The proposed location of the new accessibility ramp would extend an additional 5-ft into the front yard to accommodate a landing area, then make a turnback within the front yard in order to accommodate the grade needed for an accessibility ramp, and connect back to the existing driveway. This alignment extends the structure an additional 11-ft 1-in into the front yard, totaling 15-ft 3-in of an encroachment into the front yard setback (see below). This would total to a 10-ft 3-in setback reduction from the 25-ft standard for accessibility ramps and other uncovered structures. This connection point to the driveway has a rise of 34” from the driveway to the point of the ramp’s beginning. There is a small retaining wall at the perimeter of the driveway which is driving the need for additional length of ramp and the turnback, so that the ramp can be constructed at a 1:12 slope. Based on the needed slope for the accessibility ramp, there is not an alternative location where the ramp could be installed without the need for a Variance. Page 11 of 166 City Code Section 12-5B-7 governs variance requests. The city must consider a number of variables when recommending or deciding on a variance, which generally fall into two categories: (i) practical difficulties; and (ii) impact to the community. The “practical difficulties” test contains three parts: (i) the property owner proposes to use the property in a reasonable manner not otherwise permitted by the zoning ordinance; (ii) the plight of the property owner is due to circumstances unique to the property, not created by the property owner; and (iii) the variance, if granted, will not alter the essential character of the locality or neighborhood. It is also noted that economic considerations alone do not constitute practical difficulties. In addition, variances are only to be permitted when they are in harmony with the general purposes and intent of the zoning ordinance and consistent with the comprehensive plan. Section 12-5B-7(E)(1) further provides other issues the city may consider when granting or denying a variance, noted as follows: a.Practical Difficulties exist that apply to the structure or land in question that are unique to such property or immediately adjoining property; and b.Such Practical Difficulties do not apply generally to other land or structures in the Zoning District in which said land is located; and c.That the granting of the Variance is necessary for the preservation and enjoyment of a substantial property right of the Applicant; and d.That granting the proposed Variance will not impair an adequate supply of light and air to adjacent property, unreasonably increase the congestion in the public streets, increase the danger of fire, endanger the public safety, unreasonably diminish or impair established property values in the surrounding area; or e.That granting the proposed Variance will not in any other way impair health, safety, Page 12 of 166 comfort, or in any other respect be contrary to the intent of this Zoning Ordinance; and f.That the granting of such Variance will not merely serve as a convenience to the Applicant but is necessary to alleviate a Practical Difficulty. g.If all the conditions are met, then the City Council may grant such Variance and impose conditions and safeguards therein. When considering a variance request, the Planning Commission must determine if these standards have been met in granting a variance, and provide findings of facts to support such a recommendation to the City Council. If the Planning Commission determines the Applicant has failed to meet these standards, or has not fully demonstrated a reasonableness in the granting of such variance, then findings of fact supporting a recommendation of denial must be determined. As part of any variance request, Applicants are required to prepare and submit their own responses and findings, which for this case, are noted in the application materials (included in the attachments and noted below in italic text). 1. Are there any practical difficulties that support the granting of the Variance? Applicant’s Response: The property is shorter than many and does not provide sufficient space to install a ramp within the location of the city setback. The driveway and property are sloped, requiring the ramp to account for the additional grade. Staff’s Response: The existing single-family home is compliant with the front yard setback of the R-1 zoning district. However, the lot is substandard in total size and width. The existing lot width of the property is 65-ft as opposed to the 100-ft required in current ordinance standards, and the property is an existing lot platted prior to 1982. The City Code provides some flexibility in side-yard setbacks for existing homes on substandard lots, but does not explicitly address additional encroachment for these low-level structures, beyond the exception already granted to all properties and all yards in 12-4A-3. The City’s Comprehensive Plan addresses flexibility in existing lots for the purposes of enhancements to the City’s housing stock. Staff would disagree that the property is shorter than many due to its existing compliance with the front yard setback. However, staff agrees that the slope needed for an accessibility ramp must be accommodated through the use of a turnback, and the slight change in grade and the small retaining wall adjacent to the driveway is a practical difficulty to accommodating a ramp connection within the allotted 5-ft encroachment in City Code. Due to this factor, there is no alternative location for the accessibility ramp that would be able to comply with this front-yard setback standard. 2. The plight of the property owner is due to circumstances unique to the property, not created by the property owner. Applicant’s Response: There is a retaining wall along the driveway, to the grassy area of the yard is elevated from the driveway. Staff’s Response: The existing front stoop encroaches 4-ft 2-in into the front yard setback. With the need for a landing area to tie-in to the stoop, and the slope needed to accommodate this ramp, there is no alternative location for this structure which would not require a Variance. The applicant’s contractor has indicated that there is a 28” rise between the driveway and the front stoop at the connection point of the existing sidewalk. There is then a 34” rise at the connection point for the proposed ramp. The turnback is needed to accommodate the 1:12 slope and cannot be avoided in this case where the property needs Page 13 of 166 the accessibility ramp as an accommodation for the residents of the home. 3. The Variance, if granted will not alter the essential character of the neighborhood. Applicant’s Response: No. Staff’s Response: The proposed accessibility ramp extending into the front yard will not alter the essential character of the neighborhood. The existing ramp which is a code violation cannot continue to be located in its current alignment as it encroaches into the public right-of-way. This alternative alignment which is an 15-ft 3-in encroachment into the 30-ft front yard setback is reasonable for the property and is appropriate in this case where an accessibility ramp is needed to accommodate the residents. Conclusion: Staff has evaluated the Variance request and finds that the application does demonstrate practical difficulties in its substandard lot size and existing change in grade from the front entrance of the home to the sidewalk connection with the driveway. The slope needed to accommodate an accessibility ramp necessitates a turnback in the ramp alignment which cannot be accommodated within a 5-ft encroachment into the front yard, which would make any ramp installation at this property require a Variance request and approval. The proposed improvement to the property would eliminate an existing code violation and right-of-way encroachment and is less of an encroachment into the setback than the current condition of the violation. The installation of an accessibility ramp at this home is not inconsistent with neighborhood character, and would be a reasonable use of a single-family dwelling within the City of Mendota Heights. Alternatives: 1.Recommend approval of the 15-ft 3-in encroachment into the front yard and 10-ft 3-in variance request from the front-yard setback for installation of the new accessibility ramp, based on the attached findings of fact and specific conditions of approval as included herein; or 2.Recommend denial of the Variance request, based on the findings of fact that confirm the Applicant failed to meet the burden(s) of proof or standards in granting of the variance requested herein, noted as follows: A.Under Title 12-1L-5A of the City Code, the City may only grant variances from the strict application of the provisions of the Code in cases where there are “practical difficulties” in carrying out the strict letter of the regulations of the Code. “Practical difficulties” consists of a three-part test: (i) the Applicant proposes to use the property in a reasonable manner not otherwise permitted by the Code; (ii) the plight of the Applicant is due to circumstances unique to the property not created by the Applicant; and (iii) the variance, if granted, will not alter the essential character of the neighborhood. Economic considerations alone do not constitute “practical difficulties.” B.The City hereby determines the Applicant has not met the burden of demonstrating the requisite “practical difficulties” in order to justify the granting of a variance for a 15-ft 3-in encroachment and 10-ft 3-in setback reduction. The level of encroachment into the front yard setback is not reasonable use of the property. The change in grade does not constitute a practical difficulty and an alternative alignment could be found without the need for a Variance; the conditions requiring the ramp structure is therefore not considered a practical Page 14 of 166 difficulty within the property. C.Because the City finds that the second prong of the three-part test (practical difficulty of the property) is not met by the Applicant, the City need not consider the remaining two prongs of the test (reasonableness and essential character of the neighborhood). 3.Table the request and request additional information from the applicant or staff. Staff will extend the application review period an additional 60 days, in compliance with MN Statute. 15.99. Staff Recommendation: Staff recommends approval (Alternative #1) of the proposed Variance as proposed by the applicant, based on the Findings of Fact as included herein, along with the following conditions: 1.The 15-ft 3-in encroachment into the front yard and 10-ft 3-in Variance is exclusively for the installation of an accessibility ramp within the front yard. 2.The Applicant shall not deviate from the ramp plan under this application review without first seeking and receiving city approvals, unless City Code provides for certain or allowable improvements to be made without any additional application review process. 3.No work begins on the proposed ramp installation until an administrative permit has been issued by the City. 4.The existing accessibility ramp which is a violation of City Code and encroaches into the front yard and public right-of-way must be removed within 90 days of this Variance approval. Attachments: 1.Findings of Fact for Approval 2.Site Location Map 3.Narrative Letter 4.Variance Application Checklist 5.Junction Lane Ramp Plan, dated 02/25/26 6.Public Comment - Burke 3/25/26 7.Public Comment - Davis 3/23/26 Page 15 of 166 FINDINGS OF FACT FOR APPROVAL Variance 537 Junction Lane The following Findings of Fact are made in support of approval of the proposed request: A.Under Title 12-5B-7 of the City Code, the Council may only grant variances from the strict application of the provisions of the Code in cases where there are “practical difficulties” in carrying out the strict letter of the regulations of the Code. “Practical difficulties” consists of a three-part test: (i) the Applicant proposes to use the property in a reasonable manner not otherwise permitted by the Code; (ii) the plight of the Applicant is due to circumstances unique to the property not created by the Applicant; and (iii) the variance, if granted, will not alter the essential character of the neighborhood. Economic considerations alone do not constitute “practical difficulties.” B.The Applicant has met the burden of demonstrating the requisite “practical difficulties” in order to justify the granting of a Variance to allow an 15-ft 3-in encroachment into the front yard and 10-ft 3-in setback reduction for the installation of an accessibility ramp, by the following: i.) The proposed installation of an accessibility ramp is a reasonable use of property and is consistent with a single-family residential property’s development pattern; ii.) The subject site is a substandard lot, platted prior to current City Code requirements for minimum lot size and setback dimensions; the existing home is compliant with the front yard setback requirements and contains an existing stoop compliant with encroachment flexibilities permitted within City Code. Due to the change in grade from the front stoop to the driveway, and the required slope for an accessibility ramp, there is no alternative alignment for an accessibility ramp to tie into that existing stoop without the need for a Variance from the front-yard setback and encroachment requirements. The alignment is needed due to the slope of the property, and a turnback within the ramp alignment necessitates this Variance request. iii.) The reason for the Variance request is to permit a reasonable installation of an accessibility ramp to serve the residents of the home. This alignment and accessibility ramp installation will correct an existing code violation which is on file against the subject property and remove an encroachment on public right-of- way at cost to the property owner and for this reason the request is not solely based on economic considerations. C.The City has considered the factors required by Title 12-1L-5E1 of the City Code, including but not limited to the effect of the Variance upon the health, safety, and welfare of the community, existing and anticipated traffic conditions, the effect of the Variance on the danger of fire and the risk to public safety, and upon the value of properties in the surrounding area, and upon the Comprehensive Plan, and has determined this Variance will not affect or pose any negative impacts upon the neighborhood or the community in general. Page 16 of 166 Planning Report: Case #2026-02 Page 2 D.Approval of this Variance is for 537 Junction Lane 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. Page 17 of 166 666666666666 66666666666666666666 6666666666666666! ! " "!!" " ! !" " ! " " !" " ! *66666 6 6 666666666666!!2!!2!!2 !!2 !!2 !!2 !!2 531 530 554 550 546 524 558 990 995 523 540 536 560 547 1021 553 542 557 554 555 557 1011 1000 548 987991 995 561 999 1050 1027 537543 1015 1003 525535539543 10351041 569 564 1054 987 JUNCTION LN WINSTON CT DIEGO LNESTHER LNNearmap US Inc, Dakota County, MN Site Location/Aerial Map537 Junction Lane Date: 3/27/2026 City ofMendotaHeights0100 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. Page 18 of 166 Page 19 of 166 Page 20 of 166 Name: 537 Junction Lane Ramp Concept Only Scale: 3/16"= 1' 28" Rise Page 21 of 166 From:Jake To:Sarah Madden Cc:Emily Burke Subject:RE: Planning Case No. 2026-02 Date:Wednesday, March 25, 2026 2:12:46 PM You don't often get email from j.burke.1441@gmail.com. Learn why this is important Good Morning Sarah, This message is in regards to Planning Case No. 2026-02 to consider a variance application from Clarence Tweh for the property located at 537 Junction Lane. An identical letter will be sent to 1101 Victoria Curve, Mendota Heights, MN 55118 to ensure my comments are a part of the public record. Please confirm receipt of this message. Kind Regards, Jake & Emily Burke ------------------------------------------------------------------------------------------------------------------ -------- Planning Commission Members, Our names are Jake and Emily Burke and we live at 543 Junction Lane, directly next to the property requesting the variation. We are opposed the the variation for the following reasons: 1. The condition requiring a variance is self-created, as the ramp was constructed on June 17th 2025, prior to seeking the variance, and in disregard of city ordinance: 12-4A-3 subpart C clause 3. 2.There is a practical and feasible way to construct the ramp in compliance with the ordinance. 3. 537 Junction Lane is a "non-homestead" property and used for business purposes. Granting a variance under these circumstances, where a compliant alternative is feasible and the condition was created prior to approval, may set an undesirable precedent for non-homestead properties seeking relief from established city ordinances. 4. Per an in-person conversation with the homeowner, Clarence Tweh, immediately following the installation of the ramp on June 17th 2025, this ramp was installed by a licensed Dakota County contractor and paid for by Dakota County as this property is used as a "group home". Allowing this accessibility ramp in its current form does not hold the Dakota County contractor responsible for disregarding the city ordinance and ensuring they restore the property to its original state as they: removed part of a fence, partially removed a retaining wall, poured a slab of concrete in the front yard, and killed the front lawn under the ramp. Page 22 of 166 Thank you for your time and consideration. Regards, Jake & Emily Burke Page 23 of 166 From:Rachel Davis To:Sarah Madden Subject:Planning Case No. 2026-02 Date:Monday, March 23, 2026 6:40:10 PM [You don't often get email from rachel.davis@email.com. Learn why this is important at https://aka.ms/LearnAboutSenderIdentification ] Ms. Madden, I am writing in support of Planning Case No. 2026-02. As a neighbor to this property, I am happy to have this group home part of our community. The residents and staff are wonderful neighbors, and we would like to support this case to make the location safer and more accessible. Best, Rachel and Cory Davis 554 Junction Lane 612-229-0404 Page 24 of 166 This page is intentionally left blank 5.b Planning Commission Meeting Date: March 31, 2026 Agenda Item: CASE No. 2026-04 Conditional Use Permit Application of M&M Home Contractors for a Conditional Use Permit (CUP) for residential building height for a new single-family home at 655 Callahan Place Department: Community Development Contact: Sarah Madden, Community Development Manager Introduction: M&M Home Contractors is the Applicant and Owners’ Representative of the property located at 655 Callahan Place, and has requested a Conditional Use Permit (CUP) to allow for a residential building height of 20-ft for the construction of a new single-family home located at 655 Callahan Place. A public hearing notice for this item was published in the Pioneer Press and notice letters were mailed to all surrounding properties within 350-feet of the subject property. No written public comments were received as of the submittal of this report. Background: The applicant is requesting a Conditional Use Permit (CUP) to allow a new single-family home to exceed the calculated average building height required for infill development in the R-1 Low Density Residential zoning district. The subject property is located on the north side of Callahan Place, a street which is generally west of Two Rivers High School’s football field. The subject property is part of the Willow Spring subdivision, originally platted in 1947. The existing lot is currently vacant, but previously was developed with a single-family home which was demolished in 2025. The proposed project is to construct a new 5,621 sq-ft home with a walkout basement on the property. The site plan for the proposed home shows the location as meeting all minimum required setbacks for the R-1 zoning district. While the R-1 district permits a maximum building height of 25 feet, infill development is subject to additional height restrictions per Section 12-4A-7 (listed below), which limits building height to the average height of the principal structures on the immediately adjacent lots. The applicant is proposing a height of 20 feet, and the adjacent residential homes are both single- level homes estimated to be no taller than 15-ft in height. The ordinance states that when averaging building heights of the adjacent structures, the maximum cannot be set lower than 15-ft. For this new proposed home, the CUP is required because the proposed roof height is taller than the set maximum of 15-ft. "12-4A-7: STRUCTURE HEIGHT STANDARDS: C. Height Standards for Infill Development in R-1 Zoning District. The following height Page 25 of 166 standards are established for any infill lot in the R-1 Zoning District: 1. The permitted maximum height shall be determined by taking the average of the two adjacent principal residential structures, but in no case shall the maximum be set lower than 15-feet. 2. To exceed the maximum height established in C.1, a Conditional Use Permit must be obtained. In no case shall the permitted height exceed 25-feet unless a Variance is also obtained." The proposed roof pitch and other design features of the new single-family home are consistent with R-1 Low Density Residential zoning district standards. Analysis: Pursuant to Title 12-5B-5, the city recognizes that the development and execution of Zoning Code is based upon the division of the city into districts within which regulations are specified. It is further recognized that there are special or conditional uses which, because of their unique characteristics, cannot be properly classified in any district or districts without consideration, in each case, of the impact of those uses on neighboring land or the public need for the particular location. To provide for these needs, the city may approve a conditional use for those uses and purposes, and may impose conditions and safeguards in such permits to ensure that the purpose and intent of this chapter is effectively carried out. The City may grant a conditional use provided the proposed use demonstrates the following: a.Use will not be detrimental to the health, safety or general welfare of the community, b.Use will not cause serious traffic congestion nor hazards, c.Use will not seriously depreciate surrounding property value, and d.Use is in harmony with the general purpose and intent of this chapter and the comprehensive plan. A-C) The proposed use will not be detrimental to the health, safety or general welfare of the community; will not cause serious traffic congestion or hazards; nor depreciate surrounding property value. Staff Response: The proposed building height remains below the R-1 district’s maximum permitted height of 25 feet and meets all applicable zoning standards for roof pitch. No adverse impacts to health, safety, or welfare have been identified. The proposed height increase does not alter the single-family residential use or generate additional traffic. Access and onsite parking remain consistent with code requirements. The proposed structure is compatible in scale and character with surrounding development. Both adjacent homes are rambler/ranch style single-story homes, and the proposed height of 20-ft is not inconsistent with that scale. The new home will meet setback standards for single-family development in R-1. Staff finds no evidence that the height request as proposed in this CUP application would negatively impact property values. D) The use is in harmony with the general purpose and intent of this chapter and the Comprehensive Plan. Staff Response: The project supports the Comprehensive Plan’s goals for neighborhood reinvestment and compatibility in infill development. The proposed height is modest, reasonable, and consistent with the intent of the zoning ordinance and Comprehensive Plan. Page 26 of 166 Alternatives: 1.Approve the CUP request for 655 Callahan Place, which would allow for the construction of a new single-family home based on the findings-of-fact that the proposed project is compliant with the purpose and intent of the zoning ordinance and Comprehensive Plan, with certain conditions; or 2.Deny the CUP request for 655 Callahan Place, based on the revised or amended findings-of- fact that the application does not meet certain policies and standards of City Code as determined by the Planning Commission; or 3.Table the request and request additional information from staff and/or the applicant; Staff will extend the review period an additional 60 days, in compliance with Minnesota State Statute 15.99. Staff Recommendation: Attachments: 1.Findings of Fact for Approval 2.Site Location Map 3.Site Plan 4.655 Callahan Place - Construction Plans, dated 1/29/26 Page 27 of 166 Planning Case 2026-04 (CUP for 655 Callahan Place) Page 1 of 1 FINDINGS-OF-FACT FOR APPROVAL Conditional Use Permit (CUP) for 655 Callahan Place The following Findings of Fact are made in support of approval of the proposed requests: 1.The proposed construction of a new single family home is consistent with the 2040 Comprehensive Plan and the Zoning Ordinance for property within the R-1 Low Density Residential Zoning District. 2.The proposed project 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. 3.The construction of the home as shown in the provided plans represents reinvestment in a residential neighborhood that is consistent with the Comprehensive Plan’s goals for residential land uses; and is consistent with current single-family development pattern of the neighborhood. Page 28 of 166 6666666666666666666666666666666666666666666666666 666!" " "!!" "" "! ³ " " *" "" " " ³ "" "6666666666666666666666!!2 !!2 !!2 !!2 !!2 !!2 !!2 !!2 !!2 !!2 !!2 648 646 1871 1861675 647651653 652 655 656 659 660666 681 685 672 645 646676654650 672 668 664 658 688 682 1851 696 657 675 663 653 649 647 645679 642 651 687 1852 1862645 MARIE AVE CALLAHAN PL WESLEY CT Nearmap US Inc, Dakota County, MN Site Location/Aerial Map655 Callahan Place Date: 3/27/2026 City ofMendotaHeights0125 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. Page 29 of 166 Page 30 of 166 SQUARE FOOTAGE CALCULATIONSFINISHED SQ. FTG.2385 SQ.FT.GARAGE SQ. FTG. 877 SQ.FT.OVERALL FIRST FLOOR SQ. FTG. 3262 SQ.FT.FINISHED SQ. FTG. 2135 SQ.FT.UNFINISHED SQ. FTG. 224 SQ.FT.OVERALL BASEMENT SQ. FTG. 2359 SQ.FT.TOTAL FINISHED SQ. FTG:4520 SQ.FT.GRAND TOTAL SQ. FTG: 5621 SQ.FT.DRAWING TITLE:1−29−26LOCATION:PAGEPAGE DESCRIPTION:L DLITTFINDESIGN.COMMLITTFIN@HOTMAIL.COM320−224−7844WINSTED, MNCURRENTDATE:REVISION:REV. DATE:ALL PLANS & DESIGNS SHOWNARE THE PROPERTY OF LITTFINDESIGN. USE OF THESE PLANSON ANY OTHER PROJECT/LOTOTHER THAN NOTED ON THISTITLEBLOCK WITHOUT THEWRITTEN CONSENT OF LITTFINDESIGN IS PROHIBITED.THIS PLAN PROVIDES BUILDING DETAILS FOR A PROJECT TO BE BUILT IN ACCORDANCE WITH INTERNATIONAL BUILDING CODES AS WELL AS ANY LOCAL CODES. CONTRACTOR, OWNER, AND/OR TRADES ARE RESPONSIBLE FOR ANY FINES, PENALTIES FOR CODE, ORDINANCE, REGULATION OR BUILDING PROCESS VIOLATIONS. LITTFIN DESIGN IS NOT RESPONSIBLE FOR OMISSIONS OR ERRORSMADE DURING DESIGN, BIDDING, OR CONSTRUCTION PHASES. ANY AND ALL SITE REVIEW IS TO BE PERFORMED BY OTHERS SUCH AS THE CONTRACTOR, OWNER, SURVEYOR, OR OTHER TRADES RESPONSIBLE FOR SITE CONDITIONS. LITTFIN DESIGN IS NOT RESPONSIBLE FOR CONTRACTOR/TRADE ERRORS, UNKNOWN CODE ADJUSTMENTS AT THE TIME OF PLAN CREATION OR CONSTRUCTION.SHEET INDEX::::1. ALL EXTERIOR WALLS TO BE 16" O.C. WITHDOUBLE TOP PLATE UNLESS NOTED OTHERWISE.(U.N.O.)2. WALL FRAMING SHALL BE S.P.F. STUD GRADE ORBETTER UNLESS NOTED OTHERWISE.3. ALL HEADERS SHALL BE PER PLAN.4. ALL EXTERIOR HEADERS SHALL HAVE (1)2X6BEARING STUD & (1) 2X6 FULL HEIGHT KING STUDON EACH SIDE U.N.O. (REVIEW PLANS)5. ALL INTERNAL HEADERS & BEAMS SHALL HAVE(1)2X6 OR (1)2X4 BEARING STUD ON EACH SIDEU.N.O.6. EXTERIOR SHEATHING SHALL BE 7/16" MATERIALCONSISTING OF ORIENTED STRAND BOARD (OSB).ALL FLOOR AND CEILING SYSTEMS TO BECHECKED AND DESIGNED BY THE DESIGNATEDMANUFACTURER. FLOOR PLANS TO BE ON SITE.7. HEADER SIZES ARE TO BE USED PER PLAN ANDDEVIATION FROM ANY SIZE MUST BE APPROVEDBY DESIGNERS.8. PRESSURE TREADED WOOD IS TO BE USEDWHERE WOOD IS IN CONTACT WITH CONCRETEAND AT 2X6 MUD SILL. TREATED MEMBERS TO BES.Y.P.#2 OR BETTER.9. FOR OPENINGS IN EXTERIOR WALLS OR WALLSWITH LATERAL LOADING:a. 0'-0" - 4'-0" = 1 JACK STUDb. 4'-0" - 8'-0" = 2 JACK STUDSc. 8'-0" - 12'-0" = 3 JACK STUDSd. 12' OR GREATER AT OPENINGS = CONSULTENGINEERING10.POSTS CALLED OUT ARE NUMBER OF REQUIREDTRIMMER/JACK STUDS PER SIDE OF OPENING.1. ALL CONCRETE FOOTINGS AND FOUNDATIONSYSTEMS ARE DESIGNED FOR A 2000 P.S.F.SOIL.2. FOUNDATION WALLS SHALL BE FULL HEIGHT ATUNBALANCED FILL GREATER THAN 3'4".3. 1/2" ANCHOR BOLTS EMBEDDED 7" MIN. @ 6' O.C.MAX. 12" MIN. FROM EACH END. MIN. OF 2 BOLTS INEACH SILL PLATE (REFER TO STRUCTURALPAGES) OR SEPARATE REBAR DESIGNS BYOTHERS.4. PAD FOOTING REINFORCEMENT IS TO BELOCATED (3") FROM BOTTOM OF FOOTING TYP.(WHEN REQUIRED) REFER TO STRUCTURALPAGES FOR ADDITIONAL INFORMATIONREGARDING RE-BAR/ETC.5.1. ALL EXTERIOR WALLS AND RIMS TO HAVE AMINIMUM RATING OF R-20.2. ALL ATTIC SPACES ARE TO HAVE A MINIMUMRATING OF R-49.3. ALL FLOOR SPACES OVER UNCONDITIONEDSPACE OR CANTILEVERED ARE TO BE INSULATEDTO MIN. R-30.CCOVERSHEETSCALED PRINT @ 24X361. CEILINGS ARE TO HAVE 5/8" NON-SAG GYPSUMBOARD UNLESS OTHERWISE NOTED.2. ALL WALLS ARE TO HAVE 1/2" GYPSUM BOARDON INTERIORS U.NO.3. GARAGE CEILING AND WALLS THAT ADJOINHOUSE WALLS ARE TO BE 5/8" GYPSUM BOARDPER CODE.1. ALL WINDOWS AND DOORS TO BE DOUBLEPANE GLASS PANELS WITH LOW-E RATINGS.2. WINDOWS WITHIN 24" OF A DOOR SWING MUSTBE TEMPERED PER CODE.3. ANY WINDOW ABOVE A TUB/WET AREA MUSTBE TEMPERED PER CODE.4. ANY WINDOW WITHIN A STAIRWAY MUST BETEMPERED PER CODE, UNLESS 4' ABOVEHEIGHT OF WALKING PATH.5. WINDOW GLAZING MUST BE AT LEAST 18" A.F.F.WHEN WINDOW IS ABOVE 6' FROM GRADE. IFWITHIN 18", WINDOW MUST BE TEMPERED.6. ALL BEDROOMS TO HAVE AT LEAST ONEWINDOW THAT HAS A CLEAR EGRESS OPENINGOF 5.7 SQ. FT. WITH MIN. DIMENSIONS OF 24" INHEIGHT & 20" IN WIDTH, SILL HEIGHT NOT TOBE GREATER THAN 44" A.F.F.7. WINDOWS WITH SILLS WITHIN 2' OF THEFLOOR THEY SERVE AND ARE 72" ABOVEGRADE MUST EITHER HAVE A FALLPREVENTION OR OPENING LIMITER DEVICEPER CODE.1. ALL ELECTRICAL AND MECHANICALEQUIPMENT TO BE VERIFIED AND INSTALLEDPER CODE BY APPROVED TRADES ANDINSTALLERS.2. HVAC CONTRACTOR TO VERIFY LAYOUT FORDUCT-RUNS BEFORE INSTALLATION, IFMODIFICATION IS REQUIRED, REPORTINFORMATION/CHANGES TO CONTRACTOR &LITTFIN DESIGN.C COVERA1 FRONT ELEVATIONA2 REAR ELEVATIONA3 LEFT ELEVATIONA4 RIGHT ELEVATIONA5 ROOF PLANA6 FOUNDATION PLANA7 FINISHED BASEMENT PLANA8 FIRST FLOOR PLANSINGLE FAMILY CONSTRUCTION TYPE IRC-1-2020 MINNESOTA STATE RESIDENTIAL CODE-2023 NATIONAL ELECTRICAL CODE-2020 MINNESOTA STATE MECHANICAL & FUEL GAS CODE-2020 MINNESOTA STATE FIRE CODE-2020 MINNESOTA PLUMBING CODEDESIGNED WITH 2000 PSF SOILS, ALL FOUNDATION CONSTRUCTION MUST FACTOR IN THIS AT AMINIMUM.DESIGNED WITH "EXPOSURE B" CLASSIFICATIONS AND WIND GUSTS OF 115 MPH PER 2020 MNRESIDENTIAL CODE REGULATIONS.-ALL FOUNDATION WALL STRUCTURAL INFORMATION USED TO CONSTRUCT THE FOUNDATIONSYSTEM IS TO BE ON SITE WHENPOURING OR BUILDING WALLS.-ALL STRUCTURAL BEAMS, POSTS & TALL WALLS ARE TO BE BUILT PER I-LEVEL SPECIFICATIONS.-ALL MANUFACTURED FLOOR & ROOF TRUSSES ARE TO BE INSTALLED PER MANUFACTURERSSPECIFICATIONS.-ALL MANUFACTURED FLOOR & ROOF TRUSS SPECIFICATIONS ARE TO BE ON SITE DURINGINSTALLATION.Page 31 of 166 6' CONCRETE STAIRS W/ 7 34 " MAX. RISERS & 12"TREADS INSTALL 3' TALL CODE RAIL WHEN MORETHAN 3 RISERS OR 30", BUILD STAIRS INTO PORCHSCALE: 1/4" = 1'-0" FRONT ELEVATION1METAL ROOFMETAL ROOF(3) 2'4"X4' FX WINDOWW/ BLACKBACKER(3) 2'4"X4' FX WINDOWW/ BLACKBACKER5'-0 3/4"5'-0 3/4"5'-0 3/4"PITCH CHANGEBOXED OUT GABLE AREA HELD OFF GABLE WALL 8"W/ 4" TRIM AROUND - ABOVE (4) 4"X4"X4" DECORATIVECEDAR BLOCKS - TYP. PER SPEC - SPACED AS SHOWNBOXED OUT GABLE AREA HELD OFF GABLE WALL 8"W/ 4" TRIM AROUND - ABOVE (4) 4"X4"X4" DECORATIVECEDAR BLOCKS - TYP. PER SPEC - SPACED AS SHOWNBOXED OUT GABLE AREA HELD OFF GABLE WALL 8"W/ 4" TRIM AROUND - ABOVE (4) 4"X4"X4" DECORATIVECEDAR BLOCKS - TYP. PER SPEC - SPACED AS SHOWN1'X1' STRAIGHT COLUMN W/ 8"CAP & 8" BASE, PER DETAIL.2'X2' DECO. BRACKETPER DETAIL1'X1' DECO. BRACKETPER DETAIL12" TRIM BOARDPER SPEC.5'-2 1/4"16'-10 1/2"21'-6"6"10'-1 1/8"3'-4"9'-8 1/4"1'-8 1/4"9'-0"9'-1 1/8"8'-0"6"10'-9 1/2"1'-7"2'-5"2'-5"4"X4"X4" DECORATIVECEDAR BLOCKS,SPACED AS SHOWN12" TRIM W/5" SHADOWBOARD PER SPEC.20'-0"8'-0"SCALE: 1/2" = 1'-0" 2'X2' DECORATIVE BRACKET32" 45 DEGREECHAMFER ENDS2' x 2' BRACKET MADE OF 4" x 6" CEDARW/ 45 DEGREE ANGLED AND ARCHEDCENTER ELEMENT W/ 2" 45 O CHAMFER ENDSAS SHOWN - PER SPEC3/4" = 1'-0"12"X12" COLUMN DETAIL2CEILING/DROPPEDBEAM PER PLAN8" TRIM BOARDMETAL CONNECTOR@ TOP12" COLUMN FINISHMATERIAL PER SPEC.CENTER POST, VERIFYWITH PLAN.CENTER POST, VERIFYWITH PLAN.SECTIONTOPBASECENTER POST, VERIFYWITH PLAN.12" COLUMN FINISHMATERIAL PER SPEC.METAL CONNECTOR@ BASE8" TRIM BOARD12" COLUMN FINISHMATERIAL PER SPEC.@ ALL SIDES.2X FRAMING AT MIDDLETO SUPPORT FINISHES.1'-0"7 1/4"7 1/4"SCALE: 1/2" = 1'-0" 1'X1' DECORATIVE BRACKET42" 45 DEGREECHAMFER ENDS1' x 1' BRACKET MADE OF 3" x 4" CEDARW/ 45 DEGREE ANGLED AND ARCHEDCENTER ELEMENT W/ 2" 45 O CHAMFER ENDSAS SHOWN - PER SPEC1. ICE AND WATER BARRIER @ BOTTOM 6' OF ALL ROOF LINES,EXTEND BARRIER MIN. 3' ON EACH SIDE OF VALLEY, COVERENTIRE FACE OF ROOF SADDLES. VERIFY ADDITIONALLOCATIONS OF ICE AND WATER BARRIER AS NEEDED INFIELD.2. PROVIDE ROOF AND SOFFIT VENTS PER IRC CODEREGULATIONS.3. ALL FURNACE FLUES, PLUMBING VENTS, FIREPLACE VENTS,AND OTHER PENETRATIONS THROUGH ROOF OR WALLS TOEXTEND THROUGH REAR OF HOME WHENEVER POSSIBLE.4. ALL PENETRATIONS THROUGH EXTERIOR WALLS ORROOFING MUST BE SEALED AND FLASHED PERMANUFACTURE. SPECIFICATIONS AND IRC CODEREGULATIONS.5. SUPPLY AT LEAST 6" OF SPACE BETWEEN BOTTOMS OFWINDOWS AND ROOFS.6. ALL BEAMS HOLDING UP PORCH ROOFS ARE TO BEDROPPED UNLESS OTHERWISE NOTED.7. SUPPLY DRIPCAPS ON ALL WINDOWS AND DOORS.8. ALL EXTERIOR TRIM TO BE FLASHED PER CODE9. SUPPLY SEPARATION BETWEEN WOOD, COMPOSITE WOOD,AND ANY OTHER WOOD MATERIAL PER SPECIFICATIONS.10. HOLD STONE OFF GRADE MINIMUM OF 3" OR PER TRADESPECIFICATIONS.11. REFER TO MANUFACTURE SPECIFICATIONS FOR STONE.12. GARAGE BUCK BOARD MATERIAL IS TO BE COMPOSITEWOOD AND SIZED TO COVER THE EDGE OF STONE.13. GRADE CONDITIONS MAY VARY ON SITE.-MATERIAL: SMART-SIDING,VERIFY W/ SPEC.-MATERIAL: SMART-SIDING,VERIFY W/ SPEC.-MATERIAL: SMART-SIDING,VERIFY W/ SPEC.A.) 8" FASCIA PER SPEC.C.) VENTILATED SOFFIT AT OVERHANGSD.) 4" TRIM PER SPEC.A.) 6" TRIM PER SPEC.B.) WINDOW PER PLANB.) 6" FRIEZE PER SPEC.E.) SIDING PER PLANDRAWING TITLE:1−29−26LOCATION:PAGEPAGE DESCRIPTION:L DLITTFINDESIGN.COMMLITTFIN@HOTMAIL.COM320−224−7844WINSTED, MNCURRENTDATE:REVISION:REV. DATE:ALL PLANS & DESIGNS SHOWNARE THE PROPERTY OF LITTFINDESIGN. USE OF THESE PLANSON ANY OTHER PROJECT/LOTOTHER THAN NOTED ON THISTITLEBLOCK WITHOUT THEWRITTEN CONSENT OF LITTFINDESIGN IS PROHIBITED.THIS PLAN PROVIDES BUILDING DETAILS FOR A PROJECT TO BE BUILT IN ACCORDANCE WITH INTERNATIONAL BUILDING CODES AS WELL AS ANY LOCAL CODES. CONTRACTOR, OWNER, AND/OR TRADES ARE RESPONSIBLE FOR ANY FINES, PENALTIES FOR CODE, ORDINANCE, REGULATION OR BUILDING PROCESS VIOLATIONS. LITTFIN DESIGN IS NOT RESPONSIBLE FOR OMISSIONS OR ERRORSMADE DURING DESIGN, BIDDING, OR CONSTRUCTION PHASES. ANY AND ALL SITE REVIEW IS TO BE PERFORMED BY OTHERS SUCH AS THE CONTRACTOR, OWNER, SURVEYOR, OR OTHER TRADES RESPONSIBLE FOR SITE CONDITIONS. LITTFIN DESIGN IS NOT RESPONSIBLE FOR CONTRACTOR/TRADE ERRORS, UNKNOWN CODE ADJUSTMENTS AT THE TIME OF PLAN CREATION OR CONSTRUCTION.A1FRONTELEVATIONSCALED PRINT @ 24X36Page 32 of 166 1. ICE AND WATER BARRIER @ BOTTOM 6' OF ALL ROOF LINES,EXTEND BARRIER MIN. 3' ON EACH SIDE OF VALLEY, COVERENTIRE FACE OF ROOF SADDLES. VERIFY ADDITIONALLOCATIONS OF ICE AND WATER BARRIER AS NEEDED INFIELD.2. PROVIDE ROOF AND SOFFIT VENTS PER IRC CODEREGULATIONS.3. ALL FURNACE FLUES, PLUMBING VENTS, FIREPLACE VENTS,AND OTHER PENETRATIONS THROUGH ROOF OR WALLS TOEXTEND THROUGH REAR OF HOME WHENEVER POSSIBLE.4. ALL PENETRATIONS THROUGH EXTERIOR WALLS ORROOFING MUST BE SEALED AND FLASHED PERMANUFACTURE. SPECIFICATIONS AND IRC CODEREGULATIONS.5. SUPPLY AT LEAST 6" OF SPACE BETWEEN BOTTOMS OFWINDOWS AND ROOFS.6. ALL BEAMS HOLDING UP PORCH ROOFS ARE TO BEDROPPED UNLESS OTHERWISE NOTED.7. SUPPLY DRIPCAPS ON ALL WINDOWS AND DOORS.8. ALL EXTERIOR TRIM TO BE FLASHED PER CODE9. SUPPLY SEPARATION BETWEEN WOOD, COMPOSITE WOOD,AND ANY OTHER WOOD MATERIAL PER SPECIFICATIONS.10. HOLD STONE OFF GRADE MINIMUM OF 3" OR PER TRADESPECIFICATIONS.11. REFER TO MANUFACTURE SPECIFICATIONS FOR STONE.12. GARAGE BUCK BOARD MATERIAL IS TO BE COMPOSITEWOOD AND SIZED TO COVER THE EDGE OF STONE.13. GRADE CONDITIONS MAY VARY ON SITE.SCALE: 1/4" = 1'-0" REAR ELEVATION1SCREENBY OTHERSSCREENBY OTHERSSCREENBY OTHERS36" CODE RAILING36" CODE RAILING36" CODE RAILING8"X8" BUILT-UPSTRAIGHTCOLUMN,PER DETAIL.8"X8" BUILT-UPSTRAIGHTCOLUMN,PER DETAIL.5'-0 3/4"5'-0 3/4"PITCH CHANGEBOXED OUT GABLE AREA HELD OFF GABLE WALL 8"W/ 4" TRIM AROUND - ABOVE (4) 4"X4"X4" DECORATIVECEDAR BLOCKS - TYP. PER SPEC - SPACED AS SHOWNBOXED OUT GABLE AREA HELD OFF GABLE WALL 8"W/ 4" TRIM AROUND - ABOVE (4) 4"X4"X4" DECORATIVECEDAR BLOCKS - TYP. PER SPEC - SPACED AS SHOWN12" TRIM BOARDPER SPEC.12" TRIM BOARDPER SPEC.8'-0"6"10'-1 1/8"3'-4"8'-9 1/2"1'-6 3/4"7'-0"10'-7 1/4"10" TRIM BOARDPER SPEC.8'-0"6"10'-1 1/8"3'-4"8'-9 1/2"1'-6 3/4"7'-0"2'-5"2'-5"SECTIONTOP3/4" = 1'-0" 8"X8" COLUMN DETAIL2CEILING/DROPPEDBEAM PER PLANMETAL CONNECTOR@ TOP8" COLUMN FINISHMATERIAL PER SPEC.CENTER POST, VERIFYWITH PLAN.CENTER POST, VERIFYWITH PLAN.CENTER POST, VERIFYWITH PLAN.8" COLUMN FINISHMATERIAL PER SPEC.METAL CONNECTOR@ BASE8" TRIM BOARD8" COLUMN FINISHMATERIAL PER SPEC.@ ALL SIDES.2X FRAMING AT MIDDLETO SUPPORT FINISHES.-MATERIAL: SMART-SIDING,VERIFY W/ SPEC.-MATERIAL: SMART-SIDING,VERIFY W/ SPEC.-MATERIAL: SMART-SIDING,VERIFY W/ SPEC.A.) 8" FASCIA PER SPEC.C.) VENTILATED SOFFIT AT OVERHANGSD.) 4" TRIM PER SPEC.A.) 6" TRIM PER SPEC.B.) WINDOW PER PLANB.) 6" FRIEZE PER SPEC.E.) SIDING PER PLANDRAWING TITLE:1−29−26LOCATION:PAGEPAGE DESCRIPTION:L DLITTFINDESIGN.COMMLITTFIN@HOTMAIL.COM320−224−7844WINSTED, MNCURRENTDATE:REVISION:REV. DATE:ALL PLANS & DESIGNS SHOWNARE THE PROPERTY OF LITTFINDESIGN. USE OF THESE PLANSON ANY OTHER PROJECT/LOTOTHER THAN NOTED ON THISTITLEBLOCK WITHOUT THEWRITTEN CONSENT OF LITTFINDESIGN IS PROHIBITED.THIS PLAN PROVIDES BUILDING DETAILS FOR A PROJECT TO BE BUILT IN ACCORDANCE WITH INTERNATIONAL BUILDING CODES AS WELL AS ANY LOCAL CODES. CONTRACTOR, OWNER, AND/OR TRADES ARE RESPONSIBLE FOR ANY FINES, PENALTIES FOR CODE, ORDINANCE, REGULATION OR BUILDING PROCESS VIOLATIONS. LITTFIN DESIGN IS NOT RESPONSIBLE FOR OMISSIONS OR ERRORSMADE DURING DESIGN, BIDDING, OR CONSTRUCTION PHASES. ANY AND ALL SITE REVIEW IS TO BE PERFORMED BY OTHERS SUCH AS THE CONTRACTOR, OWNER, SURVEYOR, OR OTHER TRADES RESPONSIBLE FOR SITE CONDITIONS. LITTFIN DESIGN IS NOT RESPONSIBLE FOR CONTRACTOR/TRADE ERRORS, UNKNOWN CODE ADJUSTMENTS AT THE TIME OF PLAN CREATION OR CONSTRUCTION.A2REARELEVATIONSCALED PRINT @ 24X36Page 33 of 166 SCALE: 1/4" = 1'-0" LEFT ELEVATION1SCREENBY OTHERS36" CODE RAILING2'X2' DECO. BRACKETPER DETAIL8"X8" BUILT-UPSTRAIGHTCOLUMN,PER DETAIL.1'X1' STRAIGHT COLUMN W/ 8"CAP & 8" BASE, PER DETAIL.1'X1' DECO. BRACKETPER DETAIL12" TRIM BOARDPER SPEC.6"10'-1 1/8"3'-4"9'-8 1/4"8'-0"6"10'-1 1/8"3'-4"8'-9 1/2"1'-6 3/4"7'-0"1'-0"1. ICE AND WATER BARRIER @ BOTTOM 6' OF ALL ROOF LINES,EXTEND BARRIER MIN. 3' ON EACH SIDE OF VALLEY, COVERENTIRE FACE OF ROOF SADDLES. VERIFY ADDITIONALLOCATIONS OF ICE AND WATER BARRIER AS NEEDED INFIELD.2. PROVIDE ROOF AND SOFFIT VENTS PER IRC CODEREGULATIONS.3. ALL FURNACE FLUES, PLUMBING VENTS, FIREPLACE VENTS,AND OTHER PENETRATIONS THROUGH ROOF OR WALLS TOEXTEND THROUGH REAR OF HOME WHENEVER POSSIBLE.4. ALL PENETRATIONS THROUGH EXTERIOR WALLS ORROOFING MUST BE SEALED AND FLASHED PERMANUFACTURE. SPECIFICATIONS AND IRC CODEREGULATIONS.5. SUPPLY AT LEAST 6" OF SPACE BETWEEN BOTTOMS OFWINDOWS AND ROOFS.6. ALL BEAMS HOLDING UP PORCH ROOFS ARE TO BEDROPPED UNLESS OTHERWISE NOTED.7. SUPPLY DRIPCAPS ON ALL WINDOWS AND DOORS.8. ALL EXTERIOR TRIM TO BE FLASHED PER CODE9. SUPPLY SEPARATION BETWEEN WOOD, COMPOSITE WOOD,AND ANY OTHER WOOD MATERIAL PER SPECIFICATIONS.10. HOLD STONE OFF GRADE MINIMUM OF 3" OR PER TRADESPECIFICATIONS.11. REFER TO MANUFACTURE SPECIFICATIONS FOR STONE.12. GARAGE BUCK BOARD MATERIAL IS TO BE COMPOSITEWOOD AND SIZED TO COVER THE EDGE OF STONE.13. GRADE CONDITIONS MAY VARY ON SITE.SCALE: 1/2" = 1'-0" 2'X2' DECORATIVE BRACKET32" 45 DEGREECHAMFER ENDS2' x 2' BRACKET MADE OF 4" x 6" CEDARW/ 45 DEGREE ANGLED AND ARCHEDCENTER ELEMENT W/ 2" 45 O CHAMFER ENDSAS SHOWN - PER SPECSECTIONTOP3/4" = 1'-0"8"X8" COLUMN DETAIL2CEILING/DROPPEDBEAM PER PLANMETAL CONNECTOR@ TOP8" COLUMN FINISHMATERIAL PER SPEC.CENTER POST, VERIFYWITH PLAN.CENTER POST, VERIFYWITH PLAN.CENTER POST, VERIFYWITH PLAN.8" COLUMN FINISHMATERIAL PER SPEC.METAL CONNECTOR@ BASE8" TRIM BOARD8" COLUMN FINISHMATERIAL PER SPEC.@ ALL SIDES.2X FRAMING AT MIDDLETO SUPPORT FINISHES.SCALE: 1/2" = 1'-0" 1'X1' DECORATIVE BRACKET42" 45 DEGREECHAMFER ENDS1' x 1' BRACKET MADE OF 3" x 4" CEDARW/ 45 DEGREE ANGLED AND ARCHEDCENTER ELEMENT W/ 2" 45 O CHAMFER ENDSAS SHOWN - PER SPEC-MATERIAL: SMART-SIDING,VERIFY W/ SPEC.-MATERIAL: SMART-SIDING,VERIFY W/ SPEC.-MATERIAL: SMART-SIDING,VERIFY W/ SPEC.A.) 8" FASCIA PER SPEC.C.) VENTILATED SOFFIT AT OVERHANGSD.) 4" TRIM PER SPEC.A.) 6" TRIM PER SPEC.B.) WINDOW PER PLANB.) 6" FRIEZE PER SPEC.E.) SIDING PER PLAN3/4" = 1'-0"12"X12" COLUMN DETAIL5CEILING/DROPPEDBEAM PER PLAN8" TRIM BOARDMETAL CONNECTOR@ TOP12" COLUMN FINISHMATERIAL PER SPEC.CENTER POST, VERIFYWITH PLAN.CENTER POST, VERIFYWITH PLAN.SECTIONTOPBASECENTER POST, VERIFYWITH PLAN.12" COLUMN FINISHMATERIAL PER SPEC.METAL CONNECTOR@ BASE8" TRIM BOARD12" COLUMN FINISHMATERIAL PER SPEC.@ ALL SIDES.2X FRAMING AT MIDDLETO SUPPORT FINISHES.1'-0"7 1/4"7 1/4"DRAWING TITLE:1−29−26LOCATION:PAGEPAGE DESCRIPTION:L DLITTFINDESIGN.COMMLITTFIN@HOTMAIL.COM320−224−7844WINSTED, MNCURRENTDATE:REVISION:REV. DATE:ALL PLANS & DESIGNS SHOWNARE THE PROPERTY OF LITTFINDESIGN. USE OF THESE PLANSON ANY OTHER PROJECT/LOTOTHER THAN NOTED ON THISTITLEBLOCK WITHOUT THEWRITTEN CONSENT OF LITTFINDESIGN IS PROHIBITED.THIS PLAN PROVIDES BUILDING DETAILS FOR A PROJECT TO BE BUILT IN ACCORDANCE WITH INTERNATIONAL BUILDING CODES AS WELL AS ANY LOCAL CODES. CONTRACTOR, OWNER, AND/OR TRADES ARE RESPONSIBLE FOR ANY FINES, PENALTIES FOR CODE, ORDINANCE, REGULATION OR BUILDING PROCESS VIOLATIONS. LITTFIN DESIGN IS NOT RESPONSIBLE FOR OMISSIONS OR ERRORSMADE DURING DESIGN, BIDDING, OR CONSTRUCTION PHASES. ANY AND ALL SITE REVIEW IS TO BE PERFORMED BY OTHERS SUCH AS THE CONTRACTOR, OWNER, SURVEYOR, OR OTHER TRADES RESPONSIBLE FOR SITE CONDITIONS. LITTFIN DESIGN IS NOT RESPONSIBLE FOR CONTRACTOR/TRADE ERRORS, UNKNOWN CODE ADJUSTMENTS AT THE TIME OF PLAN CREATION OR CONSTRUCTION.A3LEFTELEVATIONSCALED PRINT @ 24X36Page 34 of 166 SCALE: 1/4" = 1'-0" RIGHT ELEVATION16"10'-1 1/8"3'-4"9'-8 1/4"8"X8" BUILT-UPSTRAIGHTCOLUMN,PER DETAIL.SCREENBY OTHERSSCREENBY OTHERS2'X2' DECO. BRACKETPER DETAIL8'-0"6"10'-1 1/8"3'-4"8'-9 1/2"1'-6 3/4"7'-0"6" TRIM PER SPEC.1. ICE AND WATER BARRIER @ BOTTOM 6' OF ALL ROOF LINES,EXTEND BARRIER MIN. 3' ON EACH SIDE OF VALLEY, COVERENTIRE FACE OF ROOF SADDLES. VERIFY ADDITIONALLOCATIONS OF ICE AND WATER BARRIER AS NEEDED INFIELD.2. PROVIDE ROOF AND SOFFIT VENTS PER IRC CODEREGULATIONS.3. ALL FURNACE FLUES, PLUMBING VENTS, FIREPLACE VENTS,AND OTHER PENETRATIONS THROUGH ROOF OR WALLS TOEXTEND THROUGH REAR OF HOME WHENEVER POSSIBLE.4. ALL PENETRATIONS THROUGH EXTERIOR WALLS ORROOFING MUST BE SEALED AND FLASHED PERMANUFACTURE. SPECIFICATIONS AND IRC CODEREGULATIONS.5. SUPPLY AT LEAST 6" OF SPACE BETWEEN BOTTOMS OFWINDOWS AND ROOFS.6. ALL BEAMS HOLDING UP PORCH ROOFS ARE TO BEDROPPED UNLESS OTHERWISE NOTED.7. SUPPLY DRIPCAPS ON ALL WINDOWS AND DOORS.8. ALL EXTERIOR TRIM TO BE FLASHED PER CODE9. SUPPLY SEPARATION BETWEEN WOOD, COMPOSITE WOOD,AND ANY OTHER WOOD MATERIAL PER SPECIFICATIONS.10. HOLD STONE OFF GRADE MINIMUM OF 3" OR PER TRADESPECIFICATIONS.11. REFER TO MANUFACTURE SPECIFICATIONS FOR STONE.12. GARAGE BUCK BOARD MATERIAL IS TO BE COMPOSITEWOOD AND SIZED TO COVER THE EDGE OF STONE.13. GRADE CONDITIONS MAY VARY ON SITE.SCALE: 1/2" = 1'-0" 2'X2' DECORATIVE BRACKET32" 45 DEGREECHAMFER ENDS2' x 2' BRACKET MADE OF 4" x 6" CEDARW/ 45 DEGREE ANGLED AND ARCHEDCENTER ELEMENT W/ 2" 45 O CHAMFER ENDSAS SHOWN - PER SPECSECTIONTOP3/4" = 1'-0"8"X8" COLUMN DETAIL2CEILING/DROPPEDBEAM PER PLANMETAL CONNECTOR@ TOP8" COLUMN FINISHMATERIAL PER SPEC.CENTER POST, VERIFYWITH PLAN.CENTER POST, VERIFYWITH PLAN.CENTER POST, VERIFYWITH PLAN.8" COLUMN FINISHMATERIAL PER SPEC.METAL CONNECTOR@ BASE8" TRIM BOARD8" COLUMN FINISHMATERIAL PER SPEC.@ ALL SIDES.2X FRAMING AT MIDDLETO SUPPORT FINISHES.-MATERIAL: SMART-SIDING,VERIFY W/ SPEC.-MATERIAL: SMART-SIDING,VERIFY W/ SPEC.-MATERIAL: SMART-SIDING,VERIFY W/ SPEC.A.) 8" FASCIA PER SPEC.C.) VENTILATED SOFFIT AT OVERHANGSD.) 4" TRIM PER SPEC.A.) 6" TRIM PER SPEC.B.) WINDOW PER PLANB.) 6" FRIEZE PER SPEC.E.) SIDING PER PLANDRAWING TITLE:1−29−26LOCATION:PAGEPAGE DESCRIPTION:L DLITTFINDESIGN.COMMLITTFIN@HOTMAIL.COM320−224−7844WINSTED, MNCURRENTDATE:REVISION:REV. DATE:ALL PLANS & DESIGNS SHOWNARE THE PROPERTY OF LITTFINDESIGN. USE OF THESE PLANSON ANY OTHER PROJECT/LOTOTHER THAN NOTED ON THISTITLEBLOCK WITHOUT THEWRITTEN CONSENT OF LITTFINDESIGN IS PROHIBITED.THIS PLAN PROVIDES BUILDING DETAILS FOR A PROJECT TO BE BUILT IN ACCORDANCE WITH INTERNATIONAL BUILDING CODES AS WELL AS ANY LOCAL CODES. CONTRACTOR, OWNER, AND/OR TRADES ARE RESPONSIBLE FOR ANY FINES, PENALTIES FOR CODE, ORDINANCE, REGULATION OR BUILDING PROCESS VIOLATIONS. LITTFIN DESIGN IS NOT RESPONSIBLE FOR OMISSIONS OR ERRORSMADE DURING DESIGN, BIDDING, OR CONSTRUCTION PHASES. ANY AND ALL SITE REVIEW IS TO BE PERFORMED BY OTHERS SUCH AS THE CONTRACTOR, OWNER, SURVEYOR, OR OTHER TRADES RESPONSIBLE FOR SITE CONDITIONS. LITTFIN DESIGN IS NOT RESPONSIBLE FOR CONTRACTOR/TRADE ERRORS, UNKNOWN CODE ADJUSTMENTS AT THE TIME OF PLAN CREATION OR CONSTRUCTION.A4RIGHTELEVATIONSCALED PRINT @ 24X36Page 35 of 166 PITCH CHANGEPITCH CHANGE4:12SLOPE4:12SLOPERIDGE VENTRIDGE VENTRIDGE VENTRIDGE VENT12:12SLOPERIDGE VENTPITCH CHANGERIDGE VENT8:12SLOPE8:12SLOPE8:12SLOPE12:12SLOPE12:12SLOPE12:12SLOPE12:12SLOPE12:12SLOPE12:12SLOPE8:12SLOPE12:12SLOPE12:12SLOPE12:12SLOPE12:12SLOPE12:12SLOPE12:12SLOPE2'-0" TYP2'-0" TYP2'-0" TYP1'-0" TYP2'-0" TYP9" TYP2'-0" TYP1'-0" TYP1'-0" TYP1'-0" TYP6" TYP2'-0" TYP1'-0" TYP1'-0" TYP1'-0" TYP2'-0" TYP2'-0" TYP1'-0" TYP1'-0" TYP1'-0" TYP2'-0" TYP1'-6" TYP1'-0" TYP6" TYPR ID G E RIDGERIDGER ID G ERIDGE RADON -OUTV A L L E YVALLEYVALLEYVALLEY V A L L E Y VALLEYRIDGERIDGERIDGERIDGEV A L L E Y VALLEYVALLEYV A L L E Y VALLEYSCALE: 1/4" = 1'-0"ROOF PLAN16" TYPROOFSADDLE1:300 CALCULATION FOR ROOFVENTING. ROOF AREA IS 4211 SQ FT.,INSTALL CORRECT # OF VENTS PERSQ. FT. STATED ABOVE IN THESEAPPROXIMATE LOCATIONS.1. ICE AND WATER BARRIER @ BOTTOM 6' OF ALL ROOF LINES,EXTEND BARRIER MIN. 3' ON EACH SIDE OF VALLEY, COVERENTIRE FACE OF ROOF SADDLES. VERIFY ADDITIONALLOCATIONS OF ICE AND WATER BARRIER AS NEEDED INFIELD.2. PROVIDE ROOF AND SOFFIT VENTS PER IRC CODEREGULATIONS.3. ALL FURNACE FLUES, PLUMBING VENTS, FIREPLACE VENTS,AND OTHER PENETRATIONS THROUGH ROOF OR WALLS TOEXTEND THROUGH REAR OF HOME WHENEVER POSSIBLE.4. ALL PENETRATIONS THROUGH EXTERIOR WALLS ORROOFING MUST BE SEALED AND FLASHED PERMANUFACTURE. SPECIFICATIONS AND IRC CODEREGULATIONS.5. SUPPLY AT LEAST 6" OF SPACE BETWEEN BOTTOMS OFWINDOWS AND ROOFS.6. ALL BEAMS HOLDING UP PORCH ROOFS ARE TO BEDROPPED UNLESS OTHERWISE NOTED.7. SUPPLY DRIPCAPS ON ALL WINDOWS AND DOORS.8. ALL EXTERIOR TRIM TO BE FLASHED PER CODE9. SUPPLY SEPARATION BETWEEN WOOD, COMPOSITE WOOD,AND ANY OTHER WOOD MATERIAL PER SPECIFICATIONS.10. HOLD STONE OFF GRADE MINIMUM OF 3" OR PER TRADESPECIFICATIONS.11. REFER TO MANUFACTURE SPECIFICATIONS FOR STONE.12. GARAGE BUCK BOARD MATERIAL IS TO BE COMPOSITEWOOD AND SIZED TO COVER THE EDGE OF STONE.13. GRADE CONDITIONS MAY VARY ON SITE.DRAWING TITLE:1−29−26LOCATION:PAGEPAGE DESCRIPTION:L DLITTFINDESIGN.COMMLITTFIN@HOTMAIL.COM320−224−7844WINSTED, MNCURRENTDATE:REVISION:REV. DATE:ALL PLANS & DESIGNS SHOWNARE THE PROPERTY OF LITTFINDESIGN. USE OF THESE PLANSON ANY OTHER PROJECT/LOTOTHER THAN NOTED ON THISTITLEBLOCK WITHOUT THEWRITTEN CONSENT OF LITTFINDESIGN IS PROHIBITED.THIS PLAN PROVIDES BUILDING DETAILS FOR A PROJECT TO BE BUILT IN ACCORDANCE WITH INTERNATIONAL BUILDING CODES AS WELL AS ANY LOCAL CODES. CONTRACTOR, OWNER, AND/OR TRADES ARE RESPONSIBLE FOR ANY FINES, PENALTIES FOR CODE, ORDINANCE, REGULATION OR BUILDING PROCESS VIOLATIONS. LITTFIN DESIGN IS NOT RESPONSIBLE FOR OMISSIONS OR ERRORSMADE DURING DESIGN, BIDDING, OR CONSTRUCTION PHASES. ANY AND ALL SITE REVIEW IS TO BE PERFORMED BY OTHERS SUCH AS THE CONTRACTOR, OWNER, SURVEYOR, OR OTHER TRADES RESPONSIBLE FOR SITE CONDITIONS. LITTFIN DESIGN IS NOT RESPONSIBLE FOR CONTRACTOR/TRADE ERRORS, UNKNOWN CODE ADJUSTMENTS AT THE TIME OF PLAN CREATION OR CONSTRUCTION.A5ROOFPLANSCALED PRINT @ 24X36Page 36 of 166 FOUNDATION PLAN1RADON -UP36" CODE RAILINGSTEP FULL FOUNDATIONWALL DOWN TO LOOKOUT HEIGHT.VERIFY LOCATION IN FIELD.STEP FULL FOUNDATIONWALL DOWN TO LOOKOUT HEIGHT.VERIFY LOCATION IN FIELD.STEP LOOKOUT FOUNDATIONWALL DOWN TO WALKOUT HEIGHT.VERIFY LOCATION IN FIELD.STEP LOOKOUT FOUNDATIONWALL DOWN TO WALKOUT HEIGHT.VERIFY LOCATION IN FIELD.UP (16) EQ. R.& 10" TREADSW/ 1" NOSING8765432191011124" CONCRETE SLAB W/FIBERMESH REINFORCEMENTOVER COMPACTED FILLFOUNDATIONS @ LIVING/BASEMENTAREAS ARE HELD IN 2" WITH A 2X8 SILLPLATE OVER 2" EXT. FOAM INSULATIONPER DETAILS. AREAS ADJACENT TOSTOOPS, GARAGE, OR WALKOUTS HAVE CANTILEVERED SILLS.FOUNDATIONS @ LIVING/BASEMENTAREAS ARE HELD IN 2" WITH A 2X8 SILLPLATE OVER 2" EXT. FOAM INSULATIONPER DETAILS. AREAS ADJACENT TOSTOOPS, GARAGE, OR WALKOUTS HAVE CANTILEVERED SILLS.FOUNDATIONS @ LIVING/BASEMENTAREAS ARE HELD IN 2" WITH A 2X8 SILLPLATE OVER 2" EXT. FOAM INSULATIONPER DETAILS. AREAS ADJACENT TOSTOOPS, GARAGE, OR WALKOUTS HAVE CANTILEVERED SILLS.FOUNDATIONS @ LIVING/BASEMENTAREAS ARE HELD IN 2" WITH A 2X8 SILLPLATE OVER 2" EXT. FOAM INSULATIONPER DETAILS. AREAS ADJACENT TOSTOOPS, GARAGE, OR WALKOUTS HAVE CANTILEVERED SILLS.4" CONCRETE SLAB OVER6 MIL. VAPOR BARRIER OVER2" RIGID FOAM UNDER SLABOVER 6" GRANULARCOMPACTED FILLC JC JC JC JC JC JC JC J C JC JC JC JC J C J C JC JC JC JC JC JC JC JC JC JC JC JC JC JC JC JC JDEPRESS T/WALLEL = (-) 0'-6"DEPRESS T/WALLEL = (-) 0'-6"2" SLAB LEDGE2" SLAB LEDGE2" SLAB LEDGE2" SLAB LEDGE2" SLAB LEDGE2" SLAB LEDGE2" SLAB LEDGE2" SLAB LEDGE2" SLAB LEDGEMIN. 4" DIA. FTG DRAIN TILEW/ 2" MIN. GRANULAR BASE& 8" MIN. GRANULAR COVERMIN. 4" DIA. FTG DRAIN TILEW/ 2" MIN. GRANULAR BASE& 8" MIN. GRANULAR COVERMIN. 4" DIA. FTG DRAIN TILEW/ 2" MIN. GRANULAR BASE& 8" MIN. GRANULAR COVERMIN. 4" DIA. FTG DRAIN TILEW/ 2" MIN. GRANULAR BASE& 8" MIN. GRANULAR COVERMIN. 4" DIA. FTG DRAIN TILEW/ 2" MIN. GRANULAR BASE& 8" MIN. GRANULAR COVERMIN. 4" DIA. FTG DRAIN TILEW/ 2" MIN. GRANULAR BASE& 8" MIN. GRANULAR COVER6"10"6"8"6"8"6"8"6"8"6"8"6"8"6"8"6"8"6"8"6"10"6"8"8"8"2"8"8"6"8"6"8"6"8"6"8"6"8"6"8"8"8"7'-4 1/2"11'-9 1/2"9'-0"12'-2 3/4"6'-3 1/4"5'-0"5'-0"8'-0"8'-0"4'-9"4'-9"6'-7 3/4"8'-4 1/4"6'-2"2"2"21'-0"25'-6"2'-0"8'-2"20'-4"8'-2"13'-6"25'-6"2'-6"18'-0"2'-6"6"9'-0"1'-6"18'-0"23'-0"11'-0"77'-6"2'-0"2'-0"10'-0"5'-10"8"8"14'-10"8"6'-9"8"6'-9"8"8"7'-3"8"7'-5"16'-0"70'-8"12'-8"15'-6"18'-6"15'-6"15'-6"77'-8"6'-6"70'-8"18'-8"4'-3 1/2"16'-0"15'-0"5'-8 1/2"17'-8 1/2"3'-2"5'-4"9'-10"GIRDER TRUSS ABV.C JC JC JC J10 1/2"10'-1"29'-8"8"2'-0"1. ALL HEADERS TO BE SUPPORTED BY A MINIMUM OF (1)TRIMMER. (UNLESS NOTED OTHERWISE)2. ALL HEADERS TO HAVE AT LEAST (1) KING STUD (UNLESSNOTED).3. ALL STUD CALLOUTS @ SIDES OF WINDOWS/DOORS ARETRIMMERS, MINIMUM (1) KING STUDS @ SAID LOCATIONSTO BE INCLUDED AS WELL.4. BLOCKING @ ROOF & FLOOR PLAN PER TRUSSMANUFACTURER.5. POINT LOADS TO BE CARRIED THROUGH FLOOR AREASAND DOWN TO FOUNDATION FOR SUPPORT. USE SAMEMATERIAL AS COLUMN SUPPORTING MEMBER ABOVE,BLOCKING MAY BE "BROKEN" BETWEEN LEVELS U.N.O.6. ALL HANGERS & CONNECTORS PER TRUSSMANUFACTURER, SUPPLIERS & CONTRACTOR.7. ALL EXTERIOR SHEATHING TO BE 7/16" OSB ORPLYWOOD SHEATHING & NAILED PER CODE (MAY BEREFERRED TO AS 1/2" NOMINAL THICKNESS).8. ROOF DECKING TO BE 12" NOMINAL (OR 1532") OSB DECKINGW/ CLIPS, NAILED TO ROOF FRAMING W/ MIN. 8d COMMONNAILS, 6" O.C. @ EDGES/12"O.C. @ FIELD. ATL: 16 GA 1-34",3" @ EDGES/ 6" AT FIELD.9. FLOOR DECKING TO BE 34" PLYWOOD DECKING, NAILEDOR SCREWED TO FLOOR SYSTEM PER CODE W/ADHESIVE PER SPEC. (OR) MIN. 6d COMMON NAILS 6" O.C.@ EDGES/12" O.C. @ FIELD (CODE MINIMUM).10.REFER TO WALL BRACING PLANS FOR ADDITIONALFRAMING INFORMATION.1. FOUNDATIONS TO BE POURED PER SITE SOILCONDITION- VERIFY ON SITE.2. ALL REINFORCING IS TO BE INSTALLED PER IRCREGULATED STRUCTURAL DESIGN BY CONCRETETRADES.3. PROVIDE 12" ANCHOR BOLTS EMBEDDED 7" MIN., SPACEDPER CODE AND 12" MAX FROM EACH END OF SILL PLATE,MIN 2 PER SILL. REFER TO COVER SHEET.4. PROVIDE CONTROL JOINTS PER PLAN, JOIST TO CONSISTOF HIDDEN ZIP STRIP EMBEDDED INTO THE SLABS.5. ALL ANGLED WALLS ARE TO BE 45 DEGREES UNLESSNOTED OTHERWISE.6. SLOPE CONCRETE TO FLOOR DRAINS WITHIN 5' OFDRAINS.7. ALL WOOD MATERIAL CONTACTING DIRECTLY TOCONCRETE MUST BE TREATED.8. PROVIDE DRAIN TILE AROUND PERIMETER AS SHOWN.LATERAL SOIL PRESSURE ASSUMED TO BE 30 PSF/FT.9.-SH3'X5' =SINGLE HUNG 3'0" BY 5'0"-FX2'6"X2'6" = FIXED 2'6" BY 4'6"-CASE3'X5' = CASEMENT 3'0" BY 5'0"-2'8"X6'8" @ DOOR =2'8" WIDE BY 6'8" TALL-2'8"X8'0" @ DOOR =2'8" WIDE BY 8'0" TALL 110V, INTERCONNECTED SMOKE DETECTOR 110V, INTERCONNECTED SMOKE DETECTOR / CARBON MONOXIDE DETECTOR COMBO EXHAUST FAN1. FOR EASE OF UNDERSTANDING, GRADE AT FRONT ORFRONT OF GARAGE DOORS IS CONSIDERED 0'0" ON THISFOUNDATION PLAN2. ALL STAIRWAYS (INTERIOR AND EXTERIOR) ARE TO BEILLUMINATED AT EACH LANDING PER CODE3. SUPPLY CONTINUOUS HANDRAIL PER CODE AT ALLSTAIR LOCATIONS, CODE HANDRAIL IS TO CONTINUE TOLANDINGS/ TOP & BOTTOM OF STAIRS. CONTRACTOR &INSTALLER TO VERIFY IF ADDITIONAL GRASPABLEHANDRAIL IS INSTALLED OR IF DECORATIVE HANDRAILTO CONTINUE.4. 1/2" GYPSUM BOARD TO BE APPLIED TO UNDERSIDE OFSTAIRS PER CODE.5. INDICATES INTERIOR BEARING WALL,16" O.C. STUDS6. PERMANENTLYATTACHED LADDER PER CODE & MINIMUM 3'X3' EGRESSAREA BUILT PER IRC7. FILL EGRESS WELL W/GRAVEL BACKFILL & INSTALL DRAIN TILE CONNECTIONTO DRAIN EGRESS PROPERLY.8. INSTALL DRAFT STOPPING WITHIN FLOOR SYSTEM PERIRC CODE SECTION 302.12, MIN. 12" GYPSUM BOARD (OR) 38"STRUCTURAL BOARD ADEQUATELY SUPPORTED BY 2X4MIN. MATERIAL, PARALLEL WITH FLOOR FRAMING,SEPARATING AREAS WITH MAXIMUM SPACE OF 1000SQ.FT.-SEPARATE INTO EQUAL SPACES.SDSDSQUARE FOOTAGE CALCULATIONSFINISHED SQ. FTG.2385 SQ.FT.GARAGE SQ. FTG. 877 SQ.FT.OVERALL FIRST FLOOR SQ. FTG. 3262 SQ.FT.FINISHED SQ. FTG. 2135 SQ.FT.UNFINISHED SQ. FTG. 224 SQ.FT.OVERALL BASEMENT SQ. FTG. 2359 SQ.FT.TOTAL FINISHED SQ. FTG:4520 SQ.FT.GRAND TOTAL SQ. FTG: 5621 SQ.FT.DRAWING TITLE:1−29−26LOCATION:PAGEPAGE DESCRIPTION:L DLITTFINDESIGN.COMMLITTFIN@HOTMAIL.COM320−224−7844WINSTED, MNCURRENTDATE:REVISION:REV. DATE:ALL PLANS & DESIGNS SHOWNARE THE PROPERTY OF LITTFINDESIGN. USE OF THESE PLANSON ANY OTHER PROJECT/LOTOTHER THAN NOTED ON THISTITLEBLOCK WITHOUT THEWRITTEN CONSENT OF LITTFINDESIGN IS PROHIBITED.THIS PLAN PROVIDES BUILDING DETAILS FOR A PROJECT TO BE BUILT IN ACCORDANCE WITH INTERNATIONAL BUILDING CODES AS WELL AS ANY LOCAL CODES. CONTRACTOR, OWNER, AND/OR TRADES ARE RESPONSIBLE FOR ANY FINES, PENALTIES FOR CODE, ORDINANCE, REGULATION OR BUILDING PROCESS VIOLATIONS. LITTFIN DESIGN IS NOT RESPONSIBLE FOR OMISSIONS OR ERRORSMADE DURING DESIGN, BIDDING, OR CONSTRUCTION PHASES. ANY AND ALL SITE REVIEW IS TO BE PERFORMED BY OTHERS SUCH AS THE CONTRACTOR, OWNER, SURVEYOR, OR OTHER TRADES RESPONSIBLE FOR SITE CONDITIONS. LITTFIN DESIGN IS NOT RESPONSIBLE FOR CONTRACTOR/TRADE ERRORS, UNKNOWN CODE ADJUSTMENTS AT THE TIME OF PLAN CREATION OR CONSTRUCTION.A6FOUNDATIONPLANSCALED PRINT @ 24X36Page 37 of 166 CONCRETELVPWOODLVP29'X32'7"/26'3"FINISHED BASEMENT PLAN1CARPET12'X13'CARPET12'11"X12'1"TILETILERUBBER11'8"X18'2"6"6"6"6"6"6"6"6"6"6"6"6"4 1/2"6"4 1/2"6"7'-4 1/2"5'-3 1/2"6'-6"6'-3 1/2"6'-5 3/4"6'-3 1/4"5'-0"5'-0"8'-0"8'-0"4'-9"4'-9"6'-7 3/4"8'-4 1/4"12'-9 1/2"2'-8 1/2"5'-9"12'-9"12'-8"15'-6"18'-6"16'-0"15'-0"8'-2"2'-0"2'-0"10'-0"10'-9 1/2"9'-6"6'-2"3'-11 3/4"7'-0"10'-0 1/4"4 1/2"4 1/2"2'-1 1/2"4'-0"5'-10"5'-8"2'-11 1/2"4'-3 1/2"22'-5"11'-1"3'-11 1/2"5'-3 1/2"5"3'-11 1/2"9'-3 1/2"9 1/4"4'-0"4'-3 1/2"4'-7 3/4"4'-6 3/4"5'-9 1/2"3'-11"2'-0"3'-0"3'-0"1'-6"1'-4 1/2"3'-6"1'-9"1'-10 1/2"5 1/2"12'-0"9'-3"5'-9 1/2"12'-10 1/2"2'-2"6'-5 1/2"6'-5"3'-0"12'-4"11'-9 1/2"7'-2"7'-3"6'-6 1/2"2'-10 1/2"3'-2 1/2"1'-0 1/4"4'-2 3/4"3'-0 1/2"5'-8 1/2"5'-10"8"8"14'-10"8"6'-9"8"6'-9"8"8"7'-3"8"7'-5"21'-0"2"3'-0"5'-6"3'-0"5'-0"(1)SHELF/(1)ROD(1)SHELF/(1)RODRADON -UP36" CODE RAILING(1)SHELF/(1)ROD(1)SHELF/(1)ROD10"(1)S./(1)R.1'-10"FRAME OUT 2X4 WALL @ LOOKOUTFOUNDATION WALL, HOLD OFF WALL 1" &SHEETROCK FINISHED SIDE PER DETAILS - FINISH W/ WOOD CAP AS NEEDEDSTEP FULL FOUNDATIONWALL DOWN TO LOOKOUT HEIGHT.VERIFY LOCATION IN FIELD.FRAME OUT 2X4 WALL @ FULLFOUNDATION WALL, HOLD OFFWALL 1" & SHEETROCKFINISHED SIDE PER DETAILS.FRAME OUT 2X4 WALL @ FULLFOUNDATION WALL, HOLD OFFWALL 1" & SHEETROCKFINISHED SIDE PER DETAILS.STEP FULL FOUNDATIONWALL DOWN TO LOOKOUT HEIGHT.VERIFY LOCATION IN FIELD.STEP LOOKOUT FOUNDATIONWALL DOWN TO WALKOUT HEIGHT.VERIFY LOCATION IN FIELD.FRAME OUT 2X4 WALL @ LOOKOUTFOUNDATION WALL, HOLD OFF WALL 1" &SHEETROCK FINISHED SIDE PER DETAILS - FINISH W/ WOOD CAP AS NEEDEDSTEP LOOKOUT FOUNDATIONWALL DOWN TO WALKOUT HEIGHT.VERIFY LOCATION IN FIELD.3'-9 1/2"5'-3 1/2"UP (16) EQ. R.& 10" TREADSW/ 1" NOSING8765432191011126'-6"15'-6"15'-6"1. ALL HEADERS TO BE SUPPORTED BY A MINIMUM OF (1)TRIMMER. (UNLESS NOTED OTHERWISE)2. ALL HEADERS TO HAVE AT LEAST (1) KING STUD (UNLESSNOTED).3. ALL STUD CALLOUTS @ SIDES OF WINDOWS/DOORS ARETRIMMERS, MINIMUM (1) KING STUDS @ SAID LOCATIONSTO BE INCLUDED AS WELL.4. BLOCKING @ ROOF & FLOOR PLAN PER TRUSSMANUFACTURER.5. POINT LOADS TO BE CARRIED THROUGH FLOOR AREASAND DOWN TO FOUNDATION FOR SUPPORT. USE SAMEMATERIAL AS COLUMN SUPPORTING MEMBER ABOVE,BLOCKING MAY BE "BROKEN" BETWEEN LEVELS U.N.O.6. ALL HANGERS & CONNECTORS PER TRUSSMANUFACTURER, SUPPLIERS & CONTRACTOR.7. ALL EXTERIOR SHEATHING TO BE 7/16" OSB ORPLYWOOD SHEATHING & NAILED PER CODE (MAY BEREFERRED TO AS 1/2" NOMINAL THICKNESS).8. ROOF DECKING TO BE 12" NOMINAL (OR 1532") OSB DECKINGW/ CLIPS, NAILED TO ROOF FRAMING W/ MIN. 8d COMMONNAILS, 6" O.C. @ EDGES/12"O.C. @ FIELD. ATL: 16 GA 1-34",3" @ EDGES/ 6" AT FIELD.9. FLOOR DECKING TO BE 34" PLYWOOD DECKING, NAILEDOR SCREWED TO FLOOR SYSTEM PER CODE W/ADHESIVE PER SPEC. (OR) MIN. 6d COMMON NAILS 6" O.C.@ EDGES/12" O.C. @ FIELD (CODE MINIMUM).10.REFER TO WALL BRACING PLANS FOR ADDITIONALFRAMING INFORMATION.1. FOUNDATIONS TO BE POURED PER SITE SOILCONDITION- VERIFY ON SITE.2. ALL REINFORCING IS TO BE INSTALLED PER IRCREGULATED STRUCTURAL DESIGN BY CONCRETETRADES.3. PROVIDE 12" ANCHOR BOLTS EMBEDDED 7" MIN., SPACEDPER CODE AND 12" MAX FROM EACH END OF SILL PLATE,MIN 2 PER SILL. REFER TO COVER SHEET.4. PROVIDE CONTROL JOINTS PER PLAN, JOIST TO CONSISTOF HIDDEN ZIP STRIP EMBEDDED INTO THE SLABS.5. ALL ANGLED WALLS ARE TO BE 45 DEGREES UNLESSNOTED OTHERWISE.6. SLOPE CONCRETE TO FLOOR DRAINS WITHIN 5' OFDRAINS.7. ALL WOOD MATERIAL CONTACTING DIRECTLY TOCONCRETE MUST BE TREATED.8. PROVIDE DRAIN TILE AROUND PERIMETER AS SHOWN.LATERAL SOIL PRESSURE ASSUMED TO BE 30 PSF/FT.9.-SH3'X5' =SINGLE HUNG 3'0" BY 5'0"-FX2'6"X2'6" = FIXED 2'6" BY 4'6"-CASE3'X5' = CASEMENT 3'0" BY 5'0"-2'8"X6'8" @ DOOR =2'8" WIDE BY 6'8" TALL-2'8"X8'0" @ DOOR =2'8" WIDE BY 8'0" TALL 110V, INTERCONNECTED SMOKE DETECTOR 110V, INTERCONNECTED SMOKE DETECTOR / CARBON MONOXIDE DETECTOR COMBO EXHAUST FAN1. FOR EASE OF UNDERSTANDING, GRADE AT FRONT ORFRONT OF GARAGE DOORS IS CONSIDERED 0'0" ON THISFOUNDATION PLAN2. ALL STAIRWAYS (INTERIOR AND EXTERIOR) ARE TO BEILLUMINATED AT EACH LANDING PER CODE3. SUPPLY CONTINUOUS HANDRAIL PER CODE AT ALLSTAIR LOCATIONS, CODE HANDRAIL IS TO CONTINUE TOLANDINGS/ TOP & BOTTOM OF STAIRS. CONTRACTOR &INSTALLER TO VERIFY IF ADDITIONAL GRASPABLEHANDRAIL IS INSTALLED OR IF DECORATIVE HANDRAILTO CONTINUE.4. 1/2" GYPSUM BOARD TO BE APPLIED TO UNDERSIDE OFSTAIRS PER CODE.5. INDICATES INTERIOR BEARING WALL,16" O.C. STUDS6. PERMANENTLYATTACHED LADDER PER CODE & MINIMUM 3'X3' EGRESSAREA BUILT PER IRC7. FILL EGRESS WELL W/GRAVEL BACKFILL & INSTALL DRAIN TILE CONNECTIONTO DRAIN EGRESS PROPERLY.8. INSTALL DRAFT STOPPING WITHIN FLOOR SYSTEM PERIRC CODE SECTION 302.12, MIN. 12" GYPSUM BOARD (OR) 38"STRUCTURAL BOARD ADEQUATELY SUPPORTED BY 2X4MIN. MATERIAL, PARALLEL WITH FLOOR FRAMING,SEPARATING AREAS WITH MAXIMUM SPACE OF 1000SQ.FT.-SEPARATE INTO EQUAL SPACES.SDSDSQUARE FOOTAGE CALCULATIONSFINISHED SQ. FTG.2385 SQ.FT.GARAGE SQ. FTG. 877 SQ.FT.OVERALL FIRST FLOOR SQ. FTG. 3262 SQ.FT.FINISHED SQ. FTG. 2135 SQ.FT.UNFINISHED SQ. FTG. 224 SQ.FT.OVERALL BASEMENT SQ. FTG. 2359 SQ.FT.TOTAL FINISHED SQ. FTG:4520 SQ.FT.GRAND TOTAL SQ. FTG: 5621 SQ.FT.DRAWING TITLE:1−29−26LOCATION:PAGEPAGE DESCRIPTION:L DLITTFINDESIGN.COMMLITTFIN@HOTMAIL.COM320−224−7844WINSTED, MNCURRENTDATE:REVISION:REV. DATE:ALL PLANS & DESIGNS SHOWNARE THE PROPERTY OF LITTFINDESIGN. USE OF THESE PLANSON ANY OTHER PROJECT/LOTOTHER THAN NOTED ON THISTITLEBLOCK WITHOUT THEWRITTEN CONSENT OF LITTFINDESIGN IS PROHIBITED.THIS PLAN PROVIDES BUILDING DETAILS FOR A PROJECT TO BE BUILT IN ACCORDANCE WITH INTERNATIONAL BUILDING CODES AS WELL AS ANY LOCAL CODES. CONTRACTOR, OWNER, AND/OR TRADES ARE RESPONSIBLE FOR ANY FINES, PENALTIES FOR CODE, ORDINANCE, REGULATION OR BUILDING PROCESS VIOLATIONS. LITTFIN DESIGN IS NOT RESPONSIBLE FOR OMISSIONS OR ERRORSMADE DURING DESIGN, BIDDING, OR CONSTRUCTION PHASES. ANY AND ALL SITE REVIEW IS TO BE PERFORMED BY OTHERS SUCH AS THE CONTRACTOR, OWNER, SURVEYOR, OR OTHER TRADES RESPONSIBLE FOR SITE CONDITIONS. LITTFIN DESIGN IS NOT RESPONSIBLE FOR CONTRACTOR/TRADE ERRORS, UNKNOWN CODE ADJUSTMENTS AT THE TIME OF PLAN CREATION OR CONSTRUCTION.A7FINISHEDBASEMENTPLANSCALED PRINT @ 24X36Page 38 of 166 TILEWOODWOODTILEWOOD15'x15'8"WOOD18'X22'TILEWOODTILETILEWOOD6'X12'WOODWOOD12'3"X12'FIRST FLOOR PLAN1CONCRETE33'X25'6"6"5 1/2"6"6"6"6"6"6"6"6"6"6"6"6"6"6"6"5 1/2"6"6"6"6"5 1/2"6"6"6"6"2'-0"11'-3 1/2"3'-7 1/2"3'-10 1/2"7'-6 1/4"7'-5 3/4"9'-6 1/4"8'-11 3/4"5'-6"4'-6"8'-0"8'-0"8"1'-6"8"3'-0"8"8"4'-3 1/4"8"4'-3 1/2"8"4'-3 1/4"8"8"3'-4"8"3'-4"4'-0"8'-0"4'-0"6"6"6"2'-6"8'-0"2'-3 1/2"9'-8 1/4"5'-2 1/4"12'-9 1/2"14'-10 1/2"25'-0"16'-0"52'-8"2'-0"70'-8"2'-0"7'-6"5'-8"15'-0"28'-2"18'-6"15'-6"15'-6"3'-7 1/2"12'-4 1/2"16'-0"14'-8"6'-6"10'-0"2'-0"30'-8"1'-0"7'-0"13'-6"7'-4"8"8"8'-4"9'-0"4'-0"7'-0"5'-6"4'-11 1/2"4'-7"6'-5 1/2"6"4'-3 1/2"9'-10 1/2"1'-0"16'-0"5 1/2"5'-6"5'-6"5 1/2"3'-7 1/2"3'-7 1/2"3'-1 1/2"3'-7 1/2"4'-8 3/4"4'-8 3/4"3'-9 1/2"9'-11"3'-7"1'-0"7'-3"1'-11"6'-9"3 1/2"9'-2"17'-3 1/2"1'-0"15'-11"26'-9"2'-6"18'-0"2'-6"6"9'-0"1'-6"23'-0"11'-0"18'-0"8'-0"2'-0"70'-8"77'-8"77'-8"3'-2 1/2"1'-7 1/4"6'-4"1'-8 1/4"9 1/4"8'-10 1/2"4'-3 1/2"10'-2"3'-0"4'-0 1/2"9'-2"2'-3 1/2"7'-6 1/2"7'-5 1/2"2'-0"1'-9 3/4"7'-3 1/4"3'-0"3'-0"3'-0"3'-0"3'-0"3'-0"4'-0"5 1/2"5 1/2"5 1/2"9 1/4"9 1/4"3'-0"4'-6"2'-2 1/2"5 1/2"6'-3 1/2"7'-0"5'-9"6'-0"5'-0"6'-0"10'-0"13'-6"3'-10 1/2"1'-6"6'-0"4'-0"5'-0"9"5'-9 1/2"7'-0"2'-7 3/4"4'-9 3/4"7'-5"TEMP.TEMP.TEMP.TEMP.TEMP.TEMP.TEMP.TEMP.TEMP. TEMP.TEMP.2'-6"2'-0"11'-8 1/2"2'-0"2'-0"11'-0 1/2"2'-0"5'-6"7 1/4"5'-9 1/2"7 1/4"7'-0"5 1/2"2'-0 1/2"5'-2 1/2"2'-0"2'-0"13'-3 1/2"2'-0"(1)SHELF/(1)ROD(1)SHELF/(1)ROD(1)SHELF/(1)ROD(1)SHELF/(1)ROD(1)SHELF/(1)ROD(1)SHELF/(1)ROD(1)SHELF/(1)ROD(1)SHELF/(1)ROD(1)SHELF/(1)ROD4'-0"3'-8 1/2"RADON -UP2'-6 3/4"36" CODE RAILING36" CODE RAILING36" CODE RAILING36" CODE RAILING36" CODE RAILINGASSUME STONE TOCEILING FOR FLOORLOADING @ F.P.FLOOR MANUFACTURERTO ASSUME ADDITIONALWEIGHT @ COUNTERTOPSASSUME STONE TOCEILING FOR FLOORLOADING @ F.P.4:12SLOPE4:12SLOPE4' WIDE CEDAR STAIRS W/ 7-3/4" MAX. RISERS& 10" TREADS - INSTALL 3' TALL CODE RAILWHEN MORE THAN 3 RISERS OR 30"6' CONCRETE STAIRS W/ 7 34 " MAX. RISERS & 12"TREADS INSTALL 3' TALL CODE RAIL WHEN MORETHAN 3 RISERS OR 30", BUILD STAIRS INTO PORCHDN (16) EQ. R.& 10" TREADSW/ 1" NOSING9101112131415168765432ROOF TRUSS SYSTEMABV. 24" O.C. (OR) PERTRUSS PER MANUF.ROOF TRUSS SYSTEMABV. 24" O.C. (OR) PERTRUSS PER MANUF.ROOF TRUSS SYSTEMABV. 24" O.C. (OR) PERTRUSS PER MANUF.ROOF TRUSS SYSTEMABV. 24" O.C. (OR) PERTRUSS PER MANUF.ROOF TRUSS SYSTEMABV. 24" O.C. (OR) PERTRUSS PER MANUF.ROOF TRUSS SYSTEMABV. 24" O.C. (OR) PERTRUSS PER MANUF.ROOF TRUSS SYSTEMABV. 24" O.C. (OR) PERTRUSS PER MANUF.ROOF TRUSS SYSTEMABV. 24" O.C. (OR) PERTRUSS PER MANUF.ROOF TRUSS SYSTEMABV. 24" O.C. (OR) PERTRUSS PER MANUF.ROOF TRUSS SYSTEMABV. 24" O.C. (OR) PERTRUSS PER MANUF.ROOF TRUSS SYSTEMABV. 24" O.C. (OR) PERTRUSS PER MANUF.ROOF TRUSS SYSTEMABV. 24" O.C. (OR) PERTRUSS PER MANUF.15'-0"1. ALL HEADERS TO BE SUPPORTED BY A MINIMUM OF (1)TRIMMER.2. ALL HEADERS TO HAVE AT LEAST (1) KING STUD (UNLESSNOTED).3. BLOCKING @ ROOF & FLOOR PLAN PER TRUSSMANUFACTURER.4. POINT LOADS TO BE CARRIED THROUGH FLOOR AREAS ANDDOWN TO FOUNDATION FOR SUPPORT. USE SAME MATERIALAS COLUMN SUPPORTING MEMBER ABOVE.5. ALL HANGERS & CONNECTORS PER TRUSS MANUFACTURER,SUPPLIERS & CONTRACTOR.6. ALL EXTERIOR SHEATHING TO BE 7/16" OSB OR PLYWOODSHEATHING & NAILED PER CODE (MAY BE REFERRED TO AS1/2" NOMINAL THICKNESS).7. ROOF DECKING TO BE 12" NOMINAL (OR 1532") OSB DECKING W/CLIPS, NAILED TO ROOF FRAMING W/ MIN. 8d COMMONNAILS, 6" O.C. @ EDGES/12"O.C. @ FIELD.8. FLOOR DECKING TO BE 34" PLYWOOD DECKING, NAILED ORSCREWED TO FLOOR SYSTEM PER CODE W/ ADHESIVE PERSPEC. (OR) MIN. 6d COMMON NAILS 6" O.C. @ EDGES/12" O.C.@ FIELD (CODE MINIMUM).9. REFER TO WALL BRACING PLANS FOR ADDITIONAL FRAMINGINFORMATION.1. ALL NON-BEARING FRAMING IS TO BE 16" O.C.UNLESS OTHERWISE NOTED.2. ALL WALLS TO HAVE A DOUBLE TOP PLATEUNLESS OTHERWISE NOTED.3. ALL EXTERIOR WALLS ARE TO BE 2X6 WOODSTUDS WITH 7/16" OSB SHEATHING, UNLESSNOTED OTHERWISE.4. ALL INTERIOR WALLS ARE TO BE 2X4 WOODSTUDS UNLESS NOTED OTHERWISE.5. ALL COLUMN SIZES ARE TO BE CONTINUEDTHROUGH FLOOR TRUSS SPACES WHENSPANNING MORE THAN 1 FLOOR.6. ALL WOOD MATERIALS ARE TO BE PROTECTEDPER CODE & MANUF. SPECIFICATIONS WHILEBEING STORED ON SITE.-SH3'X5' =SINGLE HUNG 3'0" BY 5'0"-FX2'6"X2'6" = FIXED 2'6" BY 4'6"-CASE3'X5' = CASEMENT 3'0" BY 5'0"-2'8"X6'8" @ DOOR =2'8" WIDE BY 6'8" TALL-2'8"X8'0" @ DOOR =2'8" WIDE BY 8'0" TALL 110V, INTERCONNECTED SMOKE DETECTOR 110V, INTERCONNECTED SMOKE DETECTOR / CARBON MONOXIDE DETECTOR COMBO EXHAUST FAN1. FOR EASE OF UNDERSTANDING GRADE ISCONSIDERED 0'0" ON THIS FOUNDATION PLAN2. ALL STAIRWAYS (INTERIOR AND EXTERIOR) ARETO BE ILLUMINATED AT EACH LANDING PER CODE3. SUPPLY CONTINUOUS HANDRAIL PER CODE ATALL STAIR LOCATIONS, CODE HANDRAIL IS TOCONTINUE TO LANDINGS/ TOP & BOTTOM OFSTAIRS. CONTRACTOR & INSTALLER TO VERIFY IFADDITIONAL GRASPABLE HANDRAIL IS INSTALLEDOR IF DECORATIVE HANDRAIL TO CONTINUE.4.12" GYPSUM BOARD TO BE APPLIED TO UNDERSIDEOF STAIRS PER CODE.5. INDICATES INTERIOR BEARINGWALL, 16" O.C. STUDS6. INDICATES EXTERIOR WALLSTUDS SPACED AT 12" O.C. 1.55E TIMBERSTRANDMATERIAL OR BETTER (2-PLY TIMBER-STRANDKING STUDS @ EACH SIDE OF OPENINGS INWALL).7. INSTALL DRAFT STOPPING WITHIN FLOORSYSTEM PER IRC CODE SECTION 302.12, MIN. 12"GYPSUM BOARD (OR) 38" STRUCTURAL BOARDADEQUATELY SUPPORTED BY 2X4 MIN. MATERIAL,PARALLEL WITH FLOOR FRAMING, SEPARATINGAREAS WITH MAXIMUM SPACE OF 1000SQ.FT.-SEPARATE INTO EQUAL SPACES.SDSDSQUARE FOOTAGE CALCULATIONSFINISHED SQ. FTG.2385 SQ.FT.GARAGE SQ. FTG. 877 SQ.FT.OVERALL FIRST FLOOR SQ. FTG. 3262 SQ.FT.FINISHED SQ. FTG. 2135 SQ.FT.UNFINISHED SQ. FTG. 224 SQ.FT.OVERALL BASEMENT SQ. FTG. 2359 SQ.FT.TOTAL FINISHED SQ. FTG:4520 SQ.FT.GRAND TOTAL SQ. FTG: 5621 SQ.FT.DRAWING TITLE:1−29−26LOCATION:PAGEPAGE DESCRIPTION:L DLITTFINDESIGN.COMMLITTFIN@HOTMAIL.COM320−224−7844WINSTED, MNCURRENTDATE:REVISION:REV. DATE:ALL PLANS & DESIGNS SHOWNARE THE PROPERTY OF LITTFINDESIGN. USE OF THESE PLANSON ANY OTHER PROJECT/LOTOTHER THAN NOTED ON THISTITLEBLOCK WITHOUT THEWRITTEN CONSENT OF LITTFINDESIGN IS PROHIBITED.THIS PLAN PROVIDES BUILDING DETAILS FOR A PROJECT TO BE BUILT IN ACCORDANCE WITH INTERNATIONAL BUILDING CODES AS WELL AS ANY LOCAL CODES. CONTRACTOR, OWNER, AND/OR TRADES ARE RESPONSIBLE FOR ANY FINES, PENALTIES FOR CODE, ORDINANCE, REGULATION OR BUILDING PROCESS VIOLATIONS. LITTFIN DESIGN IS NOT RESPONSIBLE FOR OMISSIONS OR ERRORSMADE DURING DESIGN, BIDDING, OR CONSTRUCTION PHASES. ANY AND ALL SITE REVIEW IS TO BE PERFORMED BY OTHERS SUCH AS THE CONTRACTOR, OWNER, SURVEYOR, OR OTHER TRADES RESPONSIBLE FOR SITE CONDITIONS. LITTFIN DESIGN IS NOT RESPONSIBLE FOR CONTRACTOR/TRADE ERRORS, UNKNOWN CODE ADJUSTMENTS AT THE TIME OF PLAN CREATION OR CONSTRUCTION.A8FIRST FLOORPLANSCALED PRINT @ 24X36Page 39 of 166 This page is intentionally left blank 5.c Planning Commission Meeting Date: March 31, 2026 Agenda Item: CASE No. 2026-05 Conditional Use Permit Application of Buell Consulting, Inc. on behalf of The Towers LLC, requesting a Conditional Use Permit (CUP) for a new freestanding wireless monopole tower at 739 Wentworth Avenue (Wentworth Park) Department: Community Development Contact: Sarah Madden, Community Development Manager Introduction: The subject property located at 739 Wentworth Avenue is owned by the City and utilized as Wentworth Park. The applicant, Buell Consulting, on behalf of The Towers LLC, requests approval of a Conditional Use Permit (CUP) to allow a 149-ft wireless telecommunications monopole tower. The Towers LLC is a partner of Verizon Wireless. A public hearing notice for this item was published in the Pioneer Press and notice letters were mailed to all surrounding properties within 1,250-feet of the subject property. There have been several inquiries to the City with questions about this application, and seven (7) public comments have been received as of the submittal of this report. Those comments have been included as an attachment to this report. Any additional public comments received after the publication of this report will be provided to the Commissioners at the meeting. Background: The Towers, LLC is requesting CUP approval in order to allow construction of a new wireless monopole tower at 739 Wentworth Avenue. The proposed improvements include a 145-ft monopole tower within a 50-ft x 50-ft fenced and screened ground space. A lighting rod will be installed at the top of the tower totaling an overall height of 149-ft. The subject property is zoned R-1 Low Density Residential, and is within the Public/Semi- Public Overlay District. Wireless towers are allowed within this zoning district by Conditional Use Permit and subject to applicable zoning standards. The site is home to Wentworth Park and is municipal property of the City of Mendota Heights. Site and Ordinance History The subject site had a previous planning application for a wireless telecommunication tower in 2006, identified as Planning Case No. 2006-10. At that time, the City Code did not permit a freestanding tower in the R-1 Zoning District. Instead, the ordinance required the infrastructure to be collocated on existing utility towers. That prior application included the Conditional Use Permit for the tower itself, as well as a request from the applicant to amend the City Code on “Freestanding Antennas and Towers” to allow a freestanding tower in a Residential Zoning District by CUP when accessory to an institutional principal use, as well as a revision to increase the maximum height of a tower. Page 40 of 166 The application moved forward to the public hearing stage at the Planning Commission and received significant feedback from the public on the land use request. During the same time period, the City Council had been reviewing the terms of the lease for space at Wentworth Park for the tower infrastructure. Ultimately, the prior planning application was withdrawn by the applicant after the City Council voted unanimously to terminate lease negotiations with T- Mobile for space at Wentworth Park. The applicant at the time stated that this decision to withdraw from lease negotiations with T-Mobile led to their decision to withdraw their zoning application. In the years since this prior application was discussed at the City, updates have been made to the City Code regarding wireless towers, antennas, and accessory structures. Specifically, the Zoning Code Update project included revisions to these regulatory standards which went into effect on January 1, 2025. At this time, the City Code permits a freestanding tower up to 150-ft in height by Conditional Use Permit in all Base Zoning Districts, with a preference for certain land use areas. One of the preferred land use areas includes municipal property or Public/Semi-Public uses. The applicant has requested a Conditional Use Permit for this wireless tower under these provisions as outlined in section 12-3B-5-B.7 of City Code. The City Council approved an Option and Lease Agreement with The Towes, LLC at their regular City Council meeting on February 4, 2026. This agreement authorized the applicant to apply for the Conditional Use Permit which would be required prior to commencement with the project. Analysis: Proposed Use The proposed facility consists of a galvanized steel monopole tower with a structural height of 145-ft, with a lightning rod increasing the overall height to 149-ft. The base of the tower will be within a fenced in compound area, with associated ground-mounted equipment. Verizon Wireless is a partner to The Towers LLC and the primary carrier of the tower, but there would be capacity for additional carriers to co-locate in the future (three total carriers). The intent of the application is to improve wireless coverage for Mendota Heights residents, as well as support for emergency response personnel and other City staffmembers. The subject site was selected due to its ability to address documented coverage and capacity needs, while also being located on a preferred land use area: municipal property and Public/Semi-Public property. The City Code classifies this use as a freestanding wireless tower and it is a listed Conditional Use in all Base Zoning Districts, subject to applicable zoning standards. The proposed location is compliant with the setbacks for a structure in the base zoning district. The underlying R-1 district setbacks are 30-ft for front yard, 10-ft for side yard, and 30-ft for rear yard. The location of the 50-ft x 50-ft site area will exceed each of those setback requirements, located approximately 270-ft from the front property line (facing Wentworth Avenue), 34-ft from the side property line to the west, and 236-ft to the north (rear) lot line. Additionally, the compound area would be over 350-ft setback from the nearest three residential principal structures to the south, west, and north, exceeding the ordinance requirement of 200-ft. The excerpt from the site plan shown on the next page illustrates the location of the 50-ft x 50-ft compound area in comparison to the drive aisle entrance to Wentworth Park. Page 41 of 166 City Code Section 12-3B-5B.7 has performance and regulatory standards for freestanding antennas and towers including provisions for aesthetics, safety, accessory equipment and/or structures, and architecture. The applicant’s Narrative Letter has been included as an attachment to this report and indicates the applicant's acknowledgment of and response to the performance standards required for wireless towers. In addition to the site and construction plans required for all Conditional Use Permit applications, the applicant was also required to submit supplemental information to the City including coverage capacity analysis and visual impact demonstrations which have been included as an attachment to this report. Aesthetics requirements for the proposed monopole include a standard of color, requiring that all portions of a freestanding tower be painted eggshell. The applicant has indicated that their first preference is for a galvanized finish on the structure, but had stated if any painting is required they will comply. There is a condition included in the recommendations section of this report that the tower be painted eggshell in accordance with this standard. Other aesthetic standards required for the monopole include requirements for the accessory building for the tower to be screened from public view by a landscape plan. This information has been submitted to the City. The compound for the tower and associated ground equipment will be within a fenced area surrounded by evergreen plantings (Black Hills Spruce) for immediate screening. The tower itself as well as the ground-based components are not architecturally significant structures. The compound area is designed for function and will include accessory equipment within outdoor cabinets surrounded by fencing; then, the fencing will be surrounded by landscaping to soften the visual impact at the street and ground level. From other areas of the park the tower will be partially screened by existing mature trees. The tower itself will be most visible from the south drive aisle and parking lot entrance to Wentworth Park. Page 42 of 166 City Code includes a prohibition of advertising on the tower or accessory structure, and for artificial lighting to be prohibited excluding the minimum required by state or federal regulatory bodies. The applicant has confirmed that there will be no advertising of any kind at the facility. The only signage on the structure would be safety and identification signage. There will also be no artificial lighting except for that which is required by the FCC/FAA. Below is a graphic illustrating the elevation of the tower height of 145-ft, with the total height of 149-ft when including the lightning rod. The graphic shows how Verizon will be the primary carrier at the top slot of the monopole, and there will be available space for two additional carriers to come forward in the future. Conditional Use Permit Pursuant to Title 12-5B-5, the city recognizes that the development and execution of Zoning Code is based upon the division of the city into districts within which regulations are specified. It is further recognized that there are special or conditional uses which, because of their unique characteristics, cannot be properly classified in any district or districts without consideration, in each case, of the impact of those uses on neighboring land or the public need for the particular location. Page 43 of 166 To provide for these needs, the city may approve a conditional use for those uses and purposes, and may impose conditions and safeguards in such permits to ensure that the purpose and intent of this chapter is effectively carried out. The City may grant a conditional use provided the proposed use demonstrates the following: a. Use will not be detrimental to the health, safety or general welfare of the community, b. Use will not cause serious traffic congestion nor hazards, c. Use will not seriously depreciate surrounding property value, and d. Use is in harmony with the general purpose and intent of this chapter and the comprehensive plan. A-C) The proposed use will not be detrimental to the health, safety or general welfare of the community; will not cause serious traffic congestion or hazards; nor depreciate surrounding property value. Staff Response: The City has received numerous reports of a lack of consistent cellular coverage in Mendota Heights, particularly in the northern area of the City’s boundaries. The proposal would allow for improvements on this issue to residents, and the wireless tower would be available for co-location by other carriers in the future if approved. The location of a wireless tower and telecommunications facility would not be staffed, so the proposed use would not increase traffic to Wentworth Park or add to the existing traffic patterns in the surrounding area. There is no evidence that the proposed use would have an impact on the depreciation of surrounding property value. The applicant notes that improved wireless infrastructure supports public safety, particularly given the increasing reliance on mobile devices for emergency communications. The proposed tower is designed to enhance network reliability and capacity without creating adverse impacts on surrounding properties. Radiofrequency emissions are regulated by the Federal Communications Commission (FCC), and applicants are required to comply with all applicable federal standards. D) The use is in harmony with the general purpose and intent of this chapter and the Comprehensive Plan. Staff Response: The purpose of the “Wireless Antennas, Towers, and Accessory Structures” section of the City Code is to: To protect the public health, safety and general welfare of the community while accommodating the communication needs of residents and businesses, the City Council finds that this Section is necessary to: 1. Avoid potential damage to adjacent properties and personal injury from tower collapse through structural standards and setback requirements. 2. Protect the aesthetic qualities of the community by requiring tower and antenna equipment to be designed in a manner to blend in with the surroundings and complement existing structures. 3. Maximize the use of existing and approved freestanding antenna towers, buildings, and existing light poles for new wireless telecommunication antennas. 4. Minimize the number of freestanding antenna towers needed to serve the community by requiring co-location. 5. Facilitate the provision of wireless telecommunication services to the residents and businesses of the City. 6. Ensure that a competitive and broad range of telecommunications services and high- quality telecommunications infrastructure are provided to serve the community, as well Page 44 of 166 as serve an important and effective part of the city’s emergency response network. 7.Place telecommunication facilities in suitable locations, with residential locations being a last resort. The proposed use will be located on a municipal property, and is located within the Public/Semi-Public Overlay district, which are both preferred land use areas under this section of City Code. The construction of a freestanding tower is permitted in the ordinance by Conditional Use Permit, and the approval of this proposal would accomplish items (5) and (6) above, to facilitate the provision of wireless telecommunication services to residents and businesses within the City, and ensuring that high-quality telecommunications infrastructure is provided to serve the community. The application, with the conditions included herein, is consistent with the general purpose and intent of City Code and the Comprehensive Plan. Alternatives: 1.Approve the CUP request for a new wireless monopole tower based on the findings-of- fact that the proposed project is compliant with the purpose and intent of the zoning ordinance and Comprehensive Plan, with certain conditions; or 2.Deny the CUP request for a new wireless monopole tower, based on revised or amended findings-of- fact that the application does not meet certain policies and standards of City Code as determined by the Planning Commission; or 3.Table the request and request additional information from staff and/or the applicant; Staff will extend the review period an additional 60 days, in compliance with Minnesota State Statute 15.99. Staff Recommendation: Staff recommends that the Planning Commission recommend approval of the requested Conditional Use Permit (CUP) by The Towers LLC for the property at 739 Wentworth Avenue, with the following conditions: 1.A building permit, including all new site grading, utility, and drainage work, must be approved by the City prior to any construction beginning on site. 2.The Developer/Applicant shall submit final grading, utility, and site plans, and architectural construction drawings for permitting, subject to review and approval by the Planning Department and Engineering Department as part of any building permit application. 3.All new construction and grading activities throughout this development site and on each new buildable lot shall be in compliance with all applicable federal, state, and local regulations and codes, as well as in compliance with the City’s Land Disturbance Guidance Document. 4.The maximum tower height shall not exceed 149-ft unless otherwise approved. 5.Landscaping and screening shall be installed as illustrated on the provided plans, dated 2/26/26. 6.All antennas, freestanding antenna towers, and accessory structures shall conform to all building and electrical codes. 7.The proposed freestanding monopole tower shall be painted eggshell in accordance with the design guidelines of the “Wireless Antennas, Towers, and Accessory Structures” ordinance. 8.Advertising of any kind is not permitted on any freestanding antenna tower, antenna, or Page 45 of 166 accessory structure. 9. Artificial lighting of any kind is not permitted on any freestanding antenna tower, antenna, or accessory structure unless such lighting is required by the FCC, the FAA, or another federal or state regulatory body. 10. Structures, functions, uses or activities that are not found by the City to be specifically necessary for the proper functioning of the antennas are prohibited on any antenna or tower without express permission from the City and the City grants a waiver to this requirement. Attachments: 1. Findings of Fact for Approval 2. Site Location Map 3. Cover Letter and Zoning Narrative 4. Map of Adjacent Buildings within 350' of Subject Parcel 5. Statement of Network Need and Service Maps 6. Simulated Graphics 7. The Towers LLC Construction Plans, dated 2/26/26 8. Public Comments - 3-26-26 Page 46 of 166 Planning Case 2026-05 (CUP for The Towers LLC) Page 1 of 1 FINDINGS-OF-FACT FOR APPROVAL CUP – Conditional Use Permit for The Towers LLC at 739 Wentworth Avenue (Wentworth Park) The following Findings of Fact are made in support of approval of the proposed requests: 1.The proposed freestanding wireless monopole tower use will not be detrimental to the health, safety or general welfare of the community, nor will cause serious traffic congestion nor hazards, nor depreciate surrounding property values. 2.The proposed freestanding wireless monopole tower use conforms to the general purpose and intent of this code and comprehensive plan, including all applicable performance standards laid out in 12- 3B-5B.7, provided all conditions are met and upheld by the property owner and applicant. 3.With the approval of the freestanding wireless monopole tower and associated conditions of approval, the site will provide needed cellular infrastructure into the community and will benefit the City by addressing documented service needs, allowing for future colocation of carriers, incorporating design and screening measures to minimize visual impacts to surrounding properties, and providing additional coverage to residents and emergency services personnel within the City of Mendota Heights. Page 47 of 166 6666666666* * * ³ ³ *666 66666666666666666666666!!2!!2!!2!!2!!2!!2!!2 !!2 !!2 !!2 !!2 !!2 !!2 !!2 !!2 !!2 !!2 !!2 755 739 723 740 694724728734720716702710768 750 766 760 751 754 730 770 769 768 760 757763 762 1472 713 1480 1627 1623 709 1635 774 1465 1527 1521 1515 688 716 1501 773 774 741 723 721 72916287351631 717 1464 747 721 WENTWORTH AVE UPPER COLONIA L D RCHERRY H ILL RD Nearmap US Inc, Dakota County, MN Site Location/Aerial Map739 Wentworth Avenue Date: 3/27/2026 City ofMendotaHeights0210 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. Page 48 of 166 BUELL CONSULTING, INC. 9973 Valley View Rd Eden Prairie, MN 55118 (651)361-8110 www.buellconsulting.com Friday, February 27, 2026 City of Mendota Heights Attn: Sarah Madden 1101 Victoria Curve Mendota Heights, MN 55118 RE: CUP Application for New Tower Site – The Towers LLC Reference: US-MN-5418 BLOWFISH Property Address: 739 Wentworth Ave Dakota County PID: 27-03800-34-010 Dear Ms. Madden, Planning Commission Members, and City Council Members, On behalf of The Towers, LLC, Buell Consulting, Inc. hereby submits a Conditional Use Application for a new Wireless Tower site on Wentworth Park property owned by the City of Mendota Heights. Enclosed with this letter are the following items: •Two fee checks in the amounts of $500 (CUP Commercial Fee), and $500 (Escrow) •Zoning Narrative (see immediately-following pages) explaining how our proposed project complies with the City of Mendota Heights Zoning Ordinance •Planning Application form completed and signed by me on behalf of the applicant, The Towers LLC •Conditional Use Permit Application Checklist - Completed •RF Statement and Map from Verizon Wireless •Photo simulations including three views •Site Plans by Design 1 of Eden Prairie and Herzog Engineering dated 2/27/2026 Please do not hesitate to call for any clarifications or additional questions related to any of the CUP application materials. So that we can monitor various internal and external deadlines, please confirm that this application is complete or, if it is not complete, please provide a detailed description of the required information that is incomplete. Sincerely, Scott Buell Site Development Agent on behalf of The Towers, LLC Phone: 651-225-0793 Email: sbuell@buellconsulting.com Encl. Page 49 of 166 Zoning Narrative | Page 1 of 7 Zoning Narrative Conditional Use Permit Application for a New Communication Tower Dakota County PID 27-03800-34-010 Property address: 739 Wentworth Ave This zoning narrative is included to state how our application complies with the City of Mendota Heights Zoning Ordinance (cited ordinance language is in blue italics, our responses are in normal font). Communication Tower Use: Our proposed use is located on a parcel zoned as R-1 Low Density Residential, and within the Public/Semi-Public (PSP) overlay district. The proposed Wireless Telecommunications Facility is comprised of a 145’ monopole tower within a 50’x50’ fenced and screened ground space. According to Section 12-3B-1 Table of Uses in the City’s ordinance, our proposed use is allowed with a CUP provided we comply with Section 12-3B-5 B.7, which is the section for wireless antennas and towers. Section 12-3B-5 B.7 states that towers are a conditional use in any district. We are therefore requesting that the City approve a Conditional Use Permit for our proposed facility. Performance Standards for the Proposed Tower Use: Per Section 12-3B-5 B.7 Wireless Antennas, Towers, and Accessory Structures: d. Freestanding Antennas and Towers. (1) Location limitations. The location of any antenna support structure on a particular parcel of land shall be located to have the least impact possible on adjoining properties, and so that any negative impacts of the antenna support structure shall be confined as much as possible to the property on which the antenna support structure is located. We’ve tried to locate this site so it’s not directly in line of sight of any neighbors as much as we can, without impacting the flow of park visitors on the parcel. We believe the proposed location will have the lease negative impact possible for park goers and the surrounding neighborhood. (2) Height. The maximum height of a freestanding antenna tower is 150-feet, as measured from the ground to the highest point of any portion of the tower, antenna, or any other component attached thereto, or the distance between the base of the antenna tower and the nearest setback line, whichever is least. The proposed height of the tower is 145’, and with a lightning rod at the top, the total overall height will be 149’, just below the 150’ height limit, so we comply with this requirement. (3) Setbacks. All freestanding antenna towers and accessory structures must adhere to all appropriate setbacks for the Base Zoning District of the property on which the structure is located. (A) Antenna support structures between 75-feet and 150-feet tall shall not be constructed within 200 feet of any residential principal structure. (B) Notwithstanding (A), if an antenna support structure is located on the same parcel of land as a residential structure, the setback to that residential structure may be equal to the height of the antenna support structure plus 15 feet. The underlying district setbacks are 30’ for front yard, 10’ for side yard, and 30’ for rear yard. We exceed each of these setbacks with our location as shown on the site plans included with this application. The edges of our 50’x50’ site area is about 270’ back from the front property line (southern line), and about 34’ from the side property line (west line). Page 50 of 166 Zoning Narrative | Page 2 of 7 Additionally, we are about 400’ from the nearest three residential principal structures to the south, west, and north. There is not a residential structure on the subject parcel. e.Preferences for antenna and support structure locations. When selecting sites for the construction of new antenna support structures and/or for the placement of new antennas, the following preferences shall be followed: (1)Preferred Land Use Areas. (A) Property in the B-1, B-2 or Industrial Zoning District. (B)Athletic complexes, municipal property or Public/Semi-Public uses. (C)Parking lots, if the monopole replicates, incorporates or substantially blends in with the overall lighting standards of the lot. (D) Within the easement of a high-power overhead transmission line, or within 50 feet of the transmission line easement on the same side of the road. (2)Alternate land use areas. (A)Public parks or open spaces. (B) Golf courses. (C)Residential area. (3)Preferred Support Structures. (A)Water towers (B) Co-location on existing antenna support structures. (C) Church steeples. (D) Sides of buildings over two stories high. (E)Existing power, lighting or phone poles. (4)Prohibitions. (A)No new support structures shall be approved at any location other than a Preferred Land Use Area, unless the applicant shows to the reasonable satisfaction of the city that such locations are not feasible from an engineering standpoint. (B)No new support structures shall be approved for construction, unless the applicant shows to the reasonable satisfaction of the city that a preferred support structure is not feasibly available for use from an engineering standpoint. Our proposed project is located in the second-most preferred land use area, which is on a municipal property which also categorized as a Public/Semi-Public use property as well as a public park. There were no business or industrial districts anywhere near the area where we need the network improved. There are no existing support structures we could use to provide the network coverage needed in this area. f.Aesthetics. (1) Design. All freestanding antenna towers shall be of a monopole type design. The use of guyed towers is prohibited. Our proposed facility will include a monopole tower. (2)Color. (A)Those portions of all freestanding antenna towers and all antennas which protrude into the air shall be painted eggshell. (B)Those portions of all antennas that are flush mounted to the sides of buildings shall be painted to match the exterior of the building. We propose that a galvanized finish on the steel structures and the manufacturer’s gray color on the radio and antenna equipment be left unpainted. We’ve found that galvanized steel does the best job of Page 51 of 166 Zoning Narrative | Page 3 of 7 reflecting the sky and surroundings, whereas painted surfaces stand out more than necessary. Furthermore, unpainted surfaces weather the best, whereas painted surfaces need to be repainted. If painting of any of our proposed structure is required, please provide paint color code so we can comply. (3) Screening. All accessory buildings to all freestanding towers shall be screened from public view by a landscape plan according to the landscape standards of the applicable Base Zoning District and as described in [Section 12- 4A-5 ] of this article subject to City Council review. We’ve proposed plantings in the landscape plan included with our site plans made part of this application. Those plantings will screen the fenced compound and it’s equipment on the ground. The tower will be partially screened by existing mature trees as shown on the photo simulations. (4) Advertising. Advertising of any kind is not permitted on any freestanding antenna tower, antenna, or accessory structure. There will be no advertising of any kind at this facility. There will only be safety and identification signage. (5) Lighting. Artificial lighting of any kind is not permitted on any freestanding antenna tower, antenna, or accessory structure unless such lighting is required by the FCC, the FAA, or another federal or state regulatory body. If such a requirement exists, only the minimum amount of lighting required is allowed. There will be no artificial lighting except that which might be required by the FCC/FAA. (6) Prohibitions. Structures, functions, uses or activities that are not found by the City to be specifically necessary for the proper functioning of the antennas are prohibited on any antenna or tower without express permission from the City and the City grants a waiver to this requirement. We will comply with the City with respect to this subsection as needed. g. Safety. (1) Report of Compliance. For a freestanding antenna tower, the applicant must provide a report from a licensed qualified professional structural engineer certifying that the tower will meet or exceed current EIA/TIA-222-E standards including, but not limited to, standards for withstanding meteorological conditions such as high winds and radial ice. We do not yet have the tower drawings from the tower manufacturer, but will provide them prior to construction. We ask that the City approve our CUP and add this requirement as a condition of approval. (2) Compliance with Building and Electrical Codes. All antennas, freestanding antenna towers, and accessory structures shall conform to all building and electrical codes. We will comply with all building and electrical codes. (3) Fencing. The applicant may be required by the City Council to erect a security fence around any freestanding antenna. See the enclosed site plans submitted with this application. We will install a 6’-tall black-vinyl-costed chain link fence (at the request of Public Works to minimize the visual effect of the fence) and without barbed wire. Page 52 of 166 Zoning Narrative | Page 4 of 7 h. Accessory Structures for Antennas. (1) Location and General Requirements. Accessory buildings to antennas or freestanding antenna towers must comply with all applicable setbacks from all property lines and must otherwise conform to all requirements for accessory buildings within the description of the Base Zoning District on which the structure is located. The entirety of our proposed project will be outside of the required underlying district setbacks. i. Architecture. (1) Accessory structures and equipment buildings shall be designed to be architecturally compatible with any principal structures on the site or, in the absence of such structures, with their immediate surroundings in an aesthetically pleasing manner. (2) Accessory structures must be finished on all sides. (3) The Planning Commission must review, and the City Council shall approve, the design of any accessory structures and equipment buildings. A tower, its components, attachments, and ground-based equipment do not have much architectural merit, so we used placement and landscaping to soften the visual impact. And, monopole’s are the cleanest design. The accessory equipment will be in the form of outdoor cabinets within a fenced area at the base of the tower, and the entire fenced area will be screened by new plantings around the base. D. Additional Requirements. 1. Abandoned Structures. a. Removal Required. Unused or obsolete freestanding antenna towers, antennas, structures or apparatus must be removed within six (6) months of when the operation ceases. b. Bond. A successful applicant shall provide an abandonment bond to the City equal to one and a half (1 1/2) times the current cost of removal and disposal of all antennas and accompanying apparatus as estimated by a consultant selected by the City and paid for by the applicant, which bond shall be used by the City to remove the antennas and apparatus should they become unused or obsolete and the applicant or its successors or assigns become disbarred or otherwise fail to remove said antennas and apparatus. The agreement between The Towers LLC and the City of Mendota Heights already has removal requirements in it, so there exists a contractual obligation by The Towers LLC to remove the tower. If the City still required a bond to be in place, too, we ask that such requirement be included as a condition of approval, and we will provide said bond before construction starts. 2. No new antenna support structures shall be constructed if it is feasible to locate the proposed new antenna on existing support structures. Feasibility shall be determined according to generally accepted engineering principles. If a new antenna support structure is to be constructed, it shall be designed structurally to accommodate both the applicant’s antennas and comparable antennas for at least two additional users if the antenna support structure is 75-feet or more. Any antenna support structure must also be designed to allow for future rearrangement of antennas upon the tower and to accept antennas mounted at different heights. Other users shall include, but not be limited to, other cellular communication companies, personal communication systems companies, local police, fire and ambulance companies. As stated earlier in this narrative, there are no existing structures in the area, so this is a new support structure. It is designed to hold three total users as required, and as shown on the site plans enclosed with this application. Page 53 of 166 Zoning Narrative | Page 5 of 7 3. Other Required Licenses. The applicant must submit proof of any applicable federal, state, or local licenses to the City prior to receiving a building permit. We will adhere to this requirement, however, please specify which such licenses the City wants us to share. 4. Interference with Public Safety Systems Prohibited. The applicant must agree in writing to support, participate in and refrain from interfering with public warning systems and public safety communications and other radio frequencies as may be regulated by the Federal Communications Commission (FCC). The Towers, LLC hereby agrees to support, participate in and refrain from interfering with public warning systems and public safety communications and other radio frequencies as may be regulated by the Federal Communications Commission (FCC). 5. Compliance with FCC Regulations; Noninterference Required. All new or existing telecommunications service and equipment shall meet or exceed all Federal Communications Commission (FCC) standards and regulations and shall not interfere with any other communications, computers, laboratory equipment or manufacturing equipment, including television and other home electronics. The applicant shall provide to the City a report from a qualified professional engineer guaranteeing noninterference and a copy of the FCC approval of the antenna in regard to noninterference. The Towers, LLC hereby asserts that the telecommunications service and equipment at this proposed site will meet or exceed all Federal Communications Commission (FCC) standards and regulations. Please advise whether this statement suffices or if a more formal letter or report is required to fulfill this section/requirement. a. Environmental Impact Statement (EIS). In the event that the FCC or other agency or other governmental body having jurisdiction requires the applicant to submit an Environmental Impact Statement or similar document, a copy of this document shall be submitted to the City. We will share any such report if one becomes required by the FCC or other agency. Zoning and CUP Application Requirements: Per Section 12-3B-5 B.7 Wireless Antennas, Towers, and Accessory Structures C. Submission Requirements. 1. Initial Application Requirements. In addition to the information required for a Conditional Use Permit or Administrative Permit, the following additional information must be supplied by the Applicant and a qualified, licensed registered professional engineer: a. Description of the tower height and design, including a cross-section, elevation and site elevation. Included on the enclosed site plans. b. Documentation of the height above grade for all potential mounting positions for co-located antennas and the minimum separation distances between antennas. Included on the enclosed site plans. c. Description of the tower’s capacity, including the number and type of antennas that it can accommodate. Page 54 of 166 Zoning Narrative | Page 6 of 7 Included on the enclosed site plans. The tower and ground space will have space for three tenants. d.Coverage Capacity Analysis. Coverage map and or analysis that demonstrates that no other support structures, or if applicable Preferred Land Use Areas, are available to meet coverage demand. The applicant shall demonstrate, by providing a coverage/interference analysis and capacity analysis, that the location and height of any freestanding antenna tower or antenna as proposed is necessary to meet the communication, frequency reuse and spacing needs of the communication services system, and to provide adequate coverage and capacity to areas that cannot be adequately served by locating the towers in a less restrictive district or on an existing structure, freestanding antenna tower or antenna including such in neighboring municipalities. See enclosed RF statement and map. e.Area Map. All applications for either a freestanding antenna, a freestanding antenna tower, or a building mounted antenna shall be accompanied by a map of all existing towers and antennas of the same provider within a two (2) mile radius of the proposed site and all future planned antennas of the same provider for the next five (5) years within a two (2) mile radius of the proposed site. See enclosed RF statement and map. f.Inclusion of the engineer’s stamp and registration number. See enclosed RF statement and map. This is a Verizon employee with RF expertise. g.The city, at its reasonable discretion, may require visual impact demonstrations including mock-ups and/or photo simulations that provide an accurate visual depiction of the tower. See enclosed photo simulations showing views from three areas near the subject parcel. h.A written description of the type of technology each company/carrier will provide to its customers. See enclosed RF statement and map. i.A listing of all existing, existing to be upgraded or replaced, and proposed communication sites within the city and within five miles of the city for these services. See enclosed RF statement and map. j.An electronic, to-scale copy of a map of the city showing the five-year plan for communication sites, or if individual properties are not known, the geographic service areas of the communication sites. Any existing tower locations must be clearly identified. See enclosed RF statement and map. Note Verizon’s and The Towers LLC’s strategic growth plans are proprietary and confidential, so what we’ve provided is what we are comfortable sharing. Page 55 of 166 Zoning Narrative | Page 7 of 7 Conditional Use Permit Application Criteria for Approval: Per Section 12-5B-5 E.1 and the CUP Checklist: a)The proposed use will not be detrimental to the health, safety or general welfare of the community; The proposed use will not be detrimental to the health, safety or general welfare of the community. Rather, this proposed use will enable an improved network that will allow for more reliable general and emergency communications in the surrounding neighborhoods, which is something that’s been seriously lacking for years. b)the proposed use will not cause serious traffic congestion nor hazards; The proposed use consists of an unmanned facility that will not be a source of traffic or other hazards. During construction, there will be congestion at the site, but once built, this will be a quiet facility with very few visits except during equipment modification or installation activities which do not happen often. c)the proposed use will not seriously depreciate surrounding property value; and The proposed use will not depreciate surrounding property value. Rather, tower sites have been shown to have no effect, or a slight positive effect on property values. Most home buyers want to know that wireless network reliability is present in the area. This site will enable that. d) the proposed use is in harmony with the general purpose and intent of the City Code and the comprehensive plan. The proposed use is in harmony with the general purpose and intent of the City Code and the comprehensive plan. Indeed, wireless network improvement and reliability is part of the City’s strategic plan and goals, and with the revised ordinance, has enabled this project to successfully come to fruition. Thank you for considering our proposed Conditional Use Permit Application and Submittal Package for The Towers LLC’s proposed tower facility. We believe we satisfy the requirements for a CUP to be approved for our proposed facility, and we welcome any questions and comments as you review this application. Please feel free to call me with any questions. Sincerely, Scott Buell, Site Development Agent on Behalf of The Towers, LLC Buell Consulting, Inc. sbuell@buellconsulting.com Direct: 651-225-0793 Page 56 of 166 Map of Buildings within 350’ of Subject Parcel Yellow Outline = Approximate 350’ Distance from Subject Parcel Purple Stars = Buildings IdenƟfied as Being within 350’ of Subject Parcel List of house numbers shown on above map: 750 Upper Colonial Drive 754 Upper Colonial Drive 760 Upper Colonial Drive 766 Upper Colonial Drive 755 Wentworth Ave 760 Wentworth Ave 755 Wentworth Ave 1623 Pamela Ln 740 Wentworth Ave 734 Wentworth Ave 730 Wentworth Ave 728 Wentworth Ave 724 Wentworth Ave 720 Wentworth Ave 716 Wentworth Ave 710 Wentworth Ave 713 Wentworth Ave Page 57 of 166 1 STATEMENT OF NETWORK NEED New Communications Tower in Dakota County, City of Mendota Heights, Minnesota Christopher Humes, Radio Frequency Engineer Verizon ID: MIN BLOWFISH 1. My name is Christopher Humes and I am a radio frequency (RF) engineer for Verizon Wireless (“Verizon”). I have been employed by Verizon since 2025 and have been the RF Engineer for the Minneapolis/Northern Minnesota Market since 2025. 2. The primary duties of an RF engineer include the design and management of Verizon’s wireless communications network in its Great Plains Market, which includes the area in and around Dakota County, Minnesota. RF Engineers are also responsible for identifying and addressing substantial service and capacity gaps that present themselves in Verizon’s wireless network. These service gaps can be caused by lack of coverage or insufficient system capacity, or both. Service gaps are identified through the use of internal Verizon network monitoring tools and analysis showing the capacity and/or coverage needs in a particular area. 3. There is a significant service capacity gap in Verizon’s wireless communications network in and around Ramsey County (the “Gap Area”). As a result of this significant service capacity gap, Verizon customers using their devices in and around the Gap Area are likely to experience diminished call quality, slow data transmission speeds, and blocked calls. Verizon’s service gap in the Gap Area has been amplified by the sharp increase in data usage by Verizon’s customers. 4. This significant service capacity gap will remain and cannot be resolved unless a communications tower is constructed within the Gap Area. Verizon must remedy this service capacity gap in order to provide high-speed wireless broadband access to the communities in and around the Gap Area, to fill in indoor coverage gaps where wireless services are not reliable, and to provide enhanced E911 services. 5. Verizon identified a search area in which a tower would need to be located in order to resolve the service gap. Before proposing a new communications tower, Verizon first considered whether any existing towers in the search area could be used to resolve the coverage gap in the Gap Area. There were no other structures in the search area on which Verizon could collocate to resolve the service gap in the Gap Area. Although there are existing towers in the general area outside the search ring, none of these towers will allow Verizon to remedy the service gap. 6. Verizon and Vertical Bridge have worked together to identify a property in the area that could accommodate a communications tower to correct the significant service capacity gap in Verizon’s wireless communications network. Vertical Bridge has proposed to build a new 150’ tower at 739 Wentworth Avenue, Mendota Heights, MN 55118 (“Proposed Tower”). The tower height of 150’ is necessary because of the surrounding topography and the size of the area. This particular location is optimal because it will allow Verizon to cover substantially all of the area with a single tower. Page 58 of 166 2 7. By co-locating its communications equipment on the Proposed Tower, Verizon will resolve the current significant service capacity gap and will be able to provide improved service to residents, businesses, and emergency service providers in and around the Gap Area. If Vertical Bridge is unable to construct the new telecommunications tower, and Verizon is therefore unable to collocate its equipment on the proposed tower, the significant service capacity gap in Verizon’s wireless communications network will remain, and Verizon will be prohibited from providing reliable wireless service to its customers in the Gap Area. Dated this 10th day of February, 2026 ___________ ______________________ Christopher Humes Engr III Cslt – Radio Frequency Verizon Great Plains – Minneapolis/Northern Minnesota Page 59 of 166 3 CURRENT SERVICE LEVEL MIN Blowfish Page 60 of 166 4 PROPOSED SERVICE LEVEL MIN Blowfish Page 61 of 166 DESIGN 9973 VALLEY VIEW ROAD EDEN PRAIRIE, MN 55344 (952) 903-9299 WWW.DESIGN1EP.COM PROJECT:DRAWN BY:VERIZON WIRELESS 10801 BUSH LAKE ROAD BLOOMINGTON, MN 55438 (952) 946-4700 739 WENTWORTH AVE MENDOTA HEIGHTS, MN 55118 17425846 MIN BLOWFISH US-MN-5418 TRDV.1 02-25-26V.2 02-26-26PS-1VIEW 2VIEW 1MAP DATA ©2026 BINGNORTHUPPER COLONIAL DRWENTWORTH AVE WVIEW 38WENTWORTH PARKPage 62 of 166 DESIGN 9973 VALLEY VIEW ROAD EDEN PRAIRIE, MN 55344 (952) 903-9299 WWW.DESIGN1EP.COM PROJECT:DRAWN BY:VERIZON WIRELESS 10801 BUSH LAKE ROAD BLOOMINGTON, MN 55438 (952) 946-4700 739 WENTWORTH AVE MENDOTA HEIGHTS, MN 55118 17425846 MIN BLOWFISH US-MN-5418 TRDV.1 02-25-26V.2 02-26-26PS-2Page 63 of 166 DESIGN 9973 VALLEY VIEW ROAD EDEN PRAIRIE, MN 55344 (952) 903-9299 WWW.DESIGN1EP.COM PROJECT:DRAWN BY:VERIZON WIRELESS 10801 BUSH LAKE ROAD BLOOMINGTON, MN 55438 (952) 946-4700 739 WENTWORTH AVE MENDOTA HEIGHTS, MN 55118 17425846 MIN BLOWFISH US-MN-5418 TRDV.1 02-25-26V.2 02-26-26PS-3Page 64 of 166 DESIGN 9973 VALLEY VIEW ROAD EDEN PRAIRIE, MN 55344 (952) 903-9299 WWW.DESIGN1EP.COM PROJECT:DRAWN BY:VERIZON WIRELESS 10801 BUSH LAKE ROAD BLOOMINGTON, MN 55438 (952) 946-4700 739 WENTWORTH AVE MENDOTA HEIGHTS, MN 55118 17425846 MIN BLOWFISH US-MN-5418 TRDV.1 02-25-26V.2 02-26-26PS-4Page 65 of 166 DESIGN 9973 VALLEY VIEW ROAD EDEN PRAIRIE, MN 55344 (952) 903-9299 WWW.DESIGN1EP.COM PROJECT:DRAWN BY:VERIZON WIRELESS 10801 BUSH LAKE ROAD BLOOMINGTON, MN 55438 (952) 946-4700 739 WENTWORTH AVE MENDOTA HEIGHTS, MN 55118 17425846 MIN BLOWFISH US-MN-5418 TRDV.1 02-25-26V.2 02-26-26PS-5Page 66 of 166 DESIGN 9973 VALLEY VIEW ROAD EDEN PRAIRIE, MN 55344 (952) 903-9299 WWW.DESIGN1EP.COM PROJECT:DRAWN BY:VERIZON WIRELESS 10801 BUSH LAKE ROAD BLOOMINGTON, MN 55438 (952) 946-4700 739 WENTWORTH AVE MENDOTA HEIGHTS, MN 55118 17425846 MIN BLOWFISH US-MN-5418 TRDV.1 02-25-26V.2 02-26-26PS-6Page 67 of 166 DESIGN 9973 VALLEY VIEW ROAD EDEN PRAIRIE, MN 55344 (952) 903-9299 WWW.DESIGN1EP.COM PROJECT:DRAWN BY:VERIZON WIRELESS 10801 BUSH LAKE ROAD BLOOMINGTON, MN 55438 (952) 946-4700 739 WENTWORTH AVE MENDOTA HEIGHTS, MN 55118 17425846 MIN BLOWFISH US-MN-5418 TRDV.1 02-25-26V.2 02-26-26PS-7Page 68 of 166 SHEET CONTENTS:NORTHVICINITY MAPPROJECT INFORMATIONPROJECT DRAWN BY:CHECKED BY:US-MN-5418BLOWFISH739 WENTWORTH AVEMENDOTA HEIGHTS, MN55118US-MN-5418FUZE ID: 17425846T-19973 VALLEY VIEW RD.EDEN PRAIRIE, MN 55344(952) 903-9299DESIGNWWW.DESIGN1EP.COMNOT FORCONSTRUCTIONPREPARED FOR:THE TOWERS, LLC 22 WEST ATLANTIC AVENUE, SUITE 310 DELRAY BEACH, FL 33444TLSSJDREV. A02-27-26CONTACTSCONTACTSDRAWING APPROVALSJOB TITLENAMEDATEVERTICAL BRIDGERF ENGINEERCONSTRUCTION ENGINEERTRANSPORT ENGINEEREQUIPMENT ENGINEERREAL ESTATE SPECIALISTISSUE SUMMARYREV DESCRIPTIONSHEET/DETAILA ISSUED FOR REVIEWALLMENDOTA HEIGHTS, MN 55118739 WENTWORTH AVE145' MONOPOLEUS-MN-5418CITY OF MENDOTA HEIGHTS1101 VICTORIA CURVEMEDNOTA HEIGHTS 55118RYAN RUZEK (651) 255-1152BLOWFISHSHEET INDEXPROJECT DESCRIPTIONSCODE COMPLIANCEVICINITY MAPPROJECT INFORMATIONDRAWING APPROVALSCONTACTSISSUE SUMMARYPROPERTY OWNER:XCEL ENERGY(800) 628-2121POWER UTILITYCOMPANY CONTACT:COMPANY CONTACT:TELCO UTILITYDESIGNER:LESSOR / LICENSOR:LESSEE:THE TOWERS, LLC22 WEST ATLANTIC AVENUE, SUITE 310DELRAY BEACH, FL 33444(404) 862-4089BUELL CONSULTING, INC.720 MAIN ST, SUITE 200ST. PAUL, MN 55118SITEACQUISITION:(TOWER):STRUCTURAL ENGINEERTBDDESIGN 1 OF EDEN PRARIE9973 VALLEY VIEW ROADEDEN PRAIRIE, MN 55344(952) 903-9299VERTICAL BRIDGE SITE NUMBER:VERTICAL BRIDGE SITE NAME:VERIZON SITE NAME:VERIZON MDG:VERIZON FUZE PROJECT ID:SITE ADDRESS:COUNTY:LATITUDE (DECIMAL):LONGITUDE (DECIMAL):LATITUDE (DMS):LONGITUDE (DMS):GROUND ELEVATION:STRUCTURE TYPE:STRUCTURE HEIGHT:OVERALL HEIGHT:RFDS FORM DATED:US-MN-5418BLOWFISHMIN BLOWFISH500096932717425846739 WENTWORTH AVEMENDOTA HEIGHTS, MN 55118DAKOTAN 44.898911°W 93.122304°N 44° 53' 56.08"W 93° 07' 20.30"885.4' AMSLMONOPOLE145' AGL149' AGL02-09-26THE TOWERS LLCSHEET INDEXSHEET SHEET DESCRIPTIONT-1:T-2 PROJECT TITLE SHEET & GENERAL NOTES- SURVEYA-1:A-1.1OVERALL SITE PLAN, TOWER ELEVATION & LANDSCAPINGPLANA-2 ENLARGED SITE PLANA-3 SITE PREP & GRADING NOTES AND DETAILSA-4:A-5 FENCE DETAILSA-6 SIGN DETAILSA-7 MISC. DETAILSA-8 SITE PHOTOSG-1:G-3GROUNDING NOTES, PLAN, DETAILS AND UTILITY NOTESU-1:U-2SITE UTILITY PLANS, DETAILS AND NOTESVZW A-1 VERIZON SITE PLANVZW A-2RFDS INFO, MOUNTING DETAIL AND ONE-LINE DIAGRAMVZW A-3CABINET AND BASE EQUIPMENT DETAILSVZW A-4CABLE ICE BRIDGE, GPS AND MISC. DETAILSVZW A-5GENERATOR DETAILSVZW G-1 VERIZON GROUNDING PLANVZW G-2 VERIZON GROUNDING DETAILS AND NOTESVZW U-1VERIZON UTILITY PLAN, DETAILS AND NOTESVZW U-2CONDUIT ROUTING PLAN AND ONE-LINE ELECTRIC DIAGRAMVERTICAL BRIDGEVERIZON 10801 BUSH LAKE ROADBLOOMINGTON, MN 55438CONSTRUCTION DEPT. (952) 946-4700SITE NAME: MIN BLOWFISHMDG: 5000969327FUZE PROJECT ID: 17425846VERIZON WIRELESS10801 BUSH LAKE ROADBLOOMINGTON, MN 55438CONSTRUCTION DEPT. (952) 946-4700T.B.D.ENGINEER:GEOTECHNICALT.B.D.1334 81ST AVE NESPRING LAKE PARK, MN 55432612-844-1234WWW.HERZOGENGINEERING.COMI HEREBY CERTIFY THAT THISPLAN, SPECIFICATION, OR REPORTWAS PREPARED BY ME OR UNDERMY DIRECT SUPERVISION ANDTHAT I AM A DULY LICENSEDPROFESSIONAL ENGINEER UNDERTHE LAWS OF THE STATE OFMINNESOTA.NAME:SIGNATURE:DATE:LICENSE NUMBER:Joshua Herzog4239202/27/2026HE #: 261101Page 69 of 166 PROJECT DRAWN BY:CHECKED BY:US-MN-5418BLOWFISH739 WENTWORTH AVEMENDOTA HEIGHTS, MN55118US-MN-5418FUZE ID: 17425846T-29973 VALLEY VIEW RD.EDEN PRAIRIE, MN 55344(952) 903-9299DESIGNWWW.DESIGN1EP.COMNOT FORCONSTRUCTIONPREPARED FOR:THE TOWERS, LLC 22 WEST ATLANTIC AVENUE, SUITE 310 DELRAY BEACH, FL 33444TLSSJDREV. A02-27-26SHEET CONTENTS:GENERAL NOTES1334 81ST AVE NESPRING LAKE PARK, MN 55432612-844-1234WWW.HERZOGENGINEERING.COMI HEREBY CERTIFY THAT THISPLAN, SPECIFICATION, OR REPORTWAS PREPARED BY ME OR UNDERMY DIRECT SUPERVISION ANDTHAT I AM A DULY LICENSEDPROFESSIONAL ENGINEER UNDERTHE LAWS OF THE STATE OFMINNESOTA.NAME:SIGNATURE:DATE:LICENSE NUMBER:Joshua Herzog4239202/27/2026HE #: 261101Page 70 of 166 SITE SURVEY FOR THE TOWERS, LLC SHEET 1 OF 2 SHEETS DESIGN No. FIELD WORK: 1/14/26CHECKED BY: SMK DRAWN BY: JMM DATE REVISION BY CHK APP'D SHAWN M. KUPCHO L.S.LIC. NO.: 49021DATE: 2/17/2026 I HEREBY CERTIFY TO: VERTICAL BRIDGE REIT, LLC, A DELAWARE LIMITED LIABILITY COMPANY, ITS SUBSIDIARIES, AND THEIR RESPECTIVE SUCCESSORS AND/OR ASSIGNS; ITS LENDERS, AND ADMINISTRATIVE AGENTS AND EACH OF THEIR RESPECTIVE SUCCESSORS AND/OR ASSIGNS, AND TOWER TITLE, LLC. CITY OF MENDOTA HEIGHTS FULL SCALE ON 22"X34" HALF SCALE ON 11"X17" PROPERTY OWNER: 27-03800-34-010 PARCEL NO: R-1 LOW DENSITY RESIDENTIAL ZONED: TITLE COMMITMENT NO. VTB-222161-C DEED REFERENCED: VERTICAL BRIDGE SITE NAME: BLOWFISH VERTICAL BRIDGE SITE NUMBER: US-MN-5418 SITE ADDRESS: 739 WENTWORTH AVENUE MENDOTA HEIGHTS, MINNESOTA 55118 I FURTHER CERTIFY THAT THIS DOCUMENT WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM A DULY LICENSED LAND SURVEYOR UNDER THE LAWS OF THE STATE OF MINNESOTA. 2026-10299 PROPERTY DESCRIPTION: (per Warranty Deed Instrument No. 348426) Lot 34, Auditor’s Subdivision No. 3, Dakota County, Minnesota. SUBJECT TO THE FOLLOWING: (per Tower Title, LLC, Reference No. VTB-222192-C, dated October 7, 2025) 1.) Not related to survey. 2.) Rights or claims of parties in possession not shown by the public record. No known rights or claims of parties in possession. 3.) Easements or claims of easements not shown by the public record. No known easements or claims of easements have been provided that are not shown by public record. 4.) Discrepancies, conflicts in boundary lines, encroachments, overlaps, variations or shortage in area or content, party walls and any other manners that would be disclosed by a correct survey and/or physical inspection of the land. A complete survey, inspecting all of the boundary lines and examining adjacent property descriptions was not performed for the purposes of this survey. Encroachments located for the purposes of this site survey are as shown on the survey. 5-9.) Not related to survey. 10.) Any and all matters disclosed on the map entitled “Plat Map” dated April 18, 1906 and recorded April 18, 1906 in, (instrument) 51282 in Dakota County, Minnesota. The plat of AUDITOR’S SUBDIVISION NO. 3 is as shown on the survey. The subject property is Lot 34, AUDITOR’S SUBDIVISION NO. 3. 11.) Declaration of Restrictions dated January 6, 2021 and recorded January 6, 2021 in (instrument) 3428019, in Dakota County, Minnesota. This document describes a funding restriction and this document is not related to the survey. 12.) Notice of Funding Restrictions for Went Worth Park Property dated January 6, 2021 and recorded January 6, 2021 in (instrument) 3428019, in Dakota County, Minnesota. This funding restriction for Wentworth Park is not related to the survey. 1 2/23/26 REVISED LEASE AND EASEMENT AREA AND REVISE DESCRIPTIONSSMKNTG SMK LEASE AREA DESCRIPTION: That part of Lot 34, AUDITOR’S SUBDIVISION NO. 3, Dakota County, Minnesota, described as follows: Commencing at the Southwest corner of the Northwest Quarter of Section 24, Township 28, Range 23, said Dakota County; thence North 89 degrees 43 minutes 15 seconds East, assumed bearing, along the South line of said Northwest Quarter, 1088.00 feet; thence North 00 degrees 16 minutes 45 seconds West, 300.00 feet to the Point of Beginning of the lease area to be described; thence South 89 degrees 43 minutes 15 seconds West, 50.00 feet; thence North 00 degrees 16 minutes 45 seconds West, 50.00 feet; thence North 89 degrees 43 minutes 15 seconds East; 50.00 feet; thence South 00 degrees 16 minutes 45 seconds East, 50.00 feet to the Point of Beginning. Said lease area contains 2,500 Sq. Ft. or 0.07 Acres. ACCESS AND UTILITY EASEMENT DESCRIPTION: A 30.00 foot wide easement for ingress, egress and utility purposes over, under and across Lot 34, AUDITOR’S SUBDIVISION NO. 3, Dakota County, Minnesota, the centerline of said easement described as follows: Commencing at the Southwest corner of the Northwest Quarter of Section 24, Township 28, Range 23, said Dakota County; thence North 89 degrees 43 minutes 15 seconds East, assumed bearing, along the South line of said Northwest Quarter, 1088.00 feet; thence North 00 degrees 16 minutes 45 seconds West, 300.00 feet; thence South 89 degrees 43 minutes 15 seconds West, 25.00 feet to the Point of Beginning of the centerline to be described; thence South 00 degrees 16 minutes 45 seconds East, 112.00 feet; thence South 35 degrees 00 minutes 00 seconds West; 8.14 feet; thence southwesterly, 138.54 feet along a tangential curve concave to the southeast, having a radius of 225.00 feet and a central angle of 35 degrees 16 minutes 45 seconds; thence South 00 degrees 16 minutes 45 seconds East, tangent to the last described curve, 21.41 feet to the north right of way line of Wentworth Avenue and said centerline there terminating. The sidelines of said easement shall be lengthened or shortened to terminate at said north right of way line of Wentworth Avenue. Said access and utility easement contains 8,404 Sq. Ft. ± or 0.19 Acres. Page 71 of 166 WENTWORTH AVENUE DODD ROADSTATE HIGHWAY NO. 149DELAWARE AVENUEMARIE AVENUEWACHTLER AVENUECOUNTY ROAD NO. 8COUNTY ROAD NO. 8 GAS GAS GAS GAS OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS UGTUGTUGTUGTUGTUGTUGTUGTUGTUGTUGT FOCFOCFOCFOCFOCFOCFOCFOCFOCFOCFOC WENTWORTH AVENUE COUNTY ROAD NO. 8 (PUBLIC RIGHT OF WAY) S WOODS EDGE OF ICE OUTLET STRUCTURE PICKLE BALL COURT PARK SIGNPARK ENTRANCET LOT 34879880881882883884886 887 887 884884885885886886887885 886 887 888 8898858 8 6 8 8 7 8 8 7 888 889 889 889 879 880 881 882883883881886 887 886886 885885885886887884885882880879879878877878880880879DAVID WILLIAMS PID NO. 270380033010 CITY OF MENDOTA HEIGHTS PID NO. 271715000023 CITY OF MENDOTA HEIGHTS PID NO. 278130000011 JOHN AND LINDA WIRT PID NO. 278130000043 1" OAK (PLANTED) 1" ASH (PLANTED) 9" CHERRY 5" MAPLE 18" TRIPLE BIRCH 20" TRIPLE BIRCH 14" ELM 1" LUCUST (PLANTED) 4" ASH23" M A PLE 38" DOUBLE ASH 1" ASH (PLANTED) 22" OAK 20" COTTONWOOD 16" ASH 9" SPRUCE12" SPRUCE1" BIRCH (PLANTED) 20" ASH 1" ASH (PLANTED) 40" MAPLE 1" BIRCH (PLANTED) 36" ASH 19" MAPLE13" DOUBLE PINE48" COTTONWOOD (X3) PARK SHELTER PARK SHELTER 8 8 6 NORTH RIGHT OF WAY LINE OF WENTWORTH AVENUE 3030303027" POPLAR 35" POPLAR 30" POPLAR 19" POPLAR N89°43'15"E 50.00 8 8 3 882881 879 S00°16'45"E50.00N00°16'45"W50.00S89°43'15"W 50.00 15 15 1 5 15 S35°00'00"W8.14S00°16'45"E21.41S00°16'45"E 112.0025.00 N00°16'45"W 300.004233.69N89°43'15"E 1088.00 --N89°43'15"E 5321.69--884883LEASE AREA Contains 2,500 Sq. Ft. or 0.06 Acres 30' WIDE ACCESS AND UTILITY EASEMENT CONTAINS 8,404 SQ. FT OR 0.19 ACRES882 884 885 PROPOSED TOWER CENTER: GROUND ELEVATION = 885.4NAVD88 LATITUDE = N44°53'56.08"NAVD83 LONGITUDE = W93°07'20.30"NAVD83 30' WIDE ACCESS AND UTILITY EASEMENT CONTAINS 8,404 SQ. FT OR 0.19 ACRES POINT OF BEGINNING OF LEASE AREA POINT OF BEGINNING OF 30' WIDE ACCESS AND UTILITY EASEMENT SOUTH LINE OF THE NW 1/4Δ=35°16'45"L=138.54R=225.0034.02 34.87 EAST QUARTER CORNER OFSEC. 24, TWP. 28, RNG. 23SOUTHWEST CORNER OF THENORTHWEST QUARTER OFSEC. 24, TWP. 28, RNG. 23N SITE SITE SURVEY FOR THE TOWERS, LLC 1"=1000' VICINITY MAP 0 SCALE IN FEET 30 60 N SHEET 2 OF 2 SHEETS DESIGN No. FIELD WORK: 1/14/26CHECKED BY: SMK DRAWN BY: JMM DATE REVISION BY CHK APP'D SHAWN M. KUPCHO L.S.LIC. NO.: 49021DATE: 2/17/2026 I HEREBY CERTIFY TO: VERTICAL BRIDGE REIT, LLC, A DELAWARE LIMITED LIABILITY COMPANY, ITS SUBSIDIARIES, AND THEIR RESPECTIVE SUCCESSORS AND/OR ASSIGNS; ITS LENDERS, AND ADMINISTRATIVE AGENTS AND EACH OF THEIR RESPECTIVE SUCCESSORS AND/OR ASSIGNS, AND TOWER TITLE, LLC. CITY OF MENDOTA HEIGHTS FULL SCALE ON 22"X34" HALF SCALE ON 11"X17" PROPERTY OWNER: 27-03800-34-010 PARCEL NO: R-1 LOW DENSITY RESIDENTIAL ZONED: TITLE COMMITMENT NO. VTB-222161-C DEED REFERENCED: VERTICAL BRIDGE SITE NAME: BLOWFISH VERTICAL BRIDGE SITE NUMBER: US-MN-5418 SITE ADDRESS: 739 WENTWORTH AVENUE MENDOTA HEIGHTS, MINNESOTA 55118 I FURTHER CERTIFY THAT THIS DOCUMENT WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM A DULY LICENSED LAND SURVEYOR UNDER THE LAWS OF THE STATE OF MINNESOTA. 2026-10299 A DAKOTA COUNTY SECTION MONUMENT SIGN - SINGLE EDGE OF WOODS TREE - DECIDUOUS TREE - CONIFEROUS TELECOM PEDESTAL UNDERGROUND FIBER OPTIC LINEFOC UNDERGROUND TELEPHONE LINEUGT T MAJOR CONTOURS MINOR CONTOURS1234 BITUMINOUS SURFACE CONCRETE SURFACE OVERHEAD ELECTRIC LINEOHE STORM SEWER CATCH BASIN STORM SEWER INLET STRUCTURE STORM SEWER GRAVITY MAIN WATER MAIN LINE NATURAL GAS LINEGAS LEGEND SURVEYOR NOTES: 1.)THE UTILITIES SHOWN ON THIS SURVEY ARE ACCORDING TO VISIBLE EVIDENCE ALONG WITH MARKINGS FROM GOPHER STATE ONE CALL LOCATE REQUEST TICKET NO. 260330926, DATED FEBRUARY 2, 2026. WIDSETH ASSUMES NO RESPONSIBILITY FOR THE COMPLETENESS AND ACCURACY OF THESE LOCATIONS AND A PRIVATE LOCATED DONE BY HANCE LOCATING AND SERVICES, LLC. 2.)THE TOWER SITE LIES WITHIN ZONE "X" (AREAS DETERMINED TO HAVE MINIMAL FLOOD HAZARD) AS DEPICTED BY FEMA FLOOD INSURANCE RATE MAP NO. 27037C0040E, DATED 12/02/2011. 3.)THIS SURVEY WAS PREPARED BY WiDSETH. 5368 266TH STREET, WYOMING, MN 55092 PHONE NUMBER: 651-464-3130 4.)THIS SURVEY WAS PREPARED FOR DESIGN 1, INC. 5.)DUE TO SNOW AND ICE DURING THE TIME OF THE SURVEY, SOME UTILITIES AND IMPROVEMENTS MAY NOT HAVE BEEN LOCATED. ORIENTATION OF THIS BEARING SYSTEM IS BASED ON THE DAKOTA COUNTY COORDINATE SYSTEM; NAD83 (1996) 1 2/23/26 REVISED LEASE AND EASEMENT AREA AND REVISE DESCRIPTIONSSMKNTG SMK Page 72 of 166 ST881882883883884884882883884885886887887 884 884 885 885 886886 887885886887888889885886887887888889889889 8 8 3 88 3 881 886887886886885885 885886887884885 883 882886 PROJECT DRAWN BY:CHECKED BY:US-MN-5418BLOWFISH739 WENTWORTH AVEMENDOTA HEIGHTS, MN55118US-MN-5418FUZE ID: 17425846A-19973 VALLEY VIEW RD.EDEN PRAIRIE, MN 55344(952) 903-9299DESIGNWWW.DESIGN1EP.COMNOT FORCONSTRUCTIONPREPARED FOR:THE TOWERS, LLC 22 WEST ATLANTIC AVENUE, SUITE 310 DELRAY BEACH, FL 33444TLSSJDREV. A02-27-26SHEET CONTENTS:OVERALL SITE PLANSCALE:1OVERALL SITE PLAN1" = 50'-0"TOWER ELEVATIONSCALE:2TOWER ELEVATION1" = 30'-0"NOTES:1. THESE DRAWINGS DO NOT CONSTITUTE A WARRANTY, EXPRESSED OR IMPLIED, OF THE ACCURACY OF THE STRUCTURALANALYSES AND THE PERFORMANCE OF THE COMPLETED CONSTRUCTION AS SHOWN ON THESE DOCUMENTS AND THESTRUCTURAL ANALYSES.2. NO STRUCTURAL ANALYSIS FOR THE TOWER OR FOUNDATION HAVE BEEN PERFORMED AS PART OF THESE DRAWINGS.THE STRUCTURAL ANALYSIS FOR THE TOWER AND FOUNDATION ARE BY THE TOWER SUPPLIER AND SHALL BE DESIGNED BYA PROFESSIONAL ENGINEER LICENSED IN THE STATE OF THE PROJECT.3. PLEASE COORDINATE ANY STRUCTURAL CONCERNS/MATTERS OR ANY LOADING MODIFICATIONS TO THE CONSULTANTWHO AUTHORED THE ANALYSIS AND NOTIFY DESIGN 1 IMMEDIATELY OF THE ISSUE.4. TOWER FOUNDATION AND THE ACCESS DRIVE TO BE EXCAVATED AND CONSTRUCTED IN ACCORDANCE WITHRECOMMENDATIONS AND SPECIFICATIONS OF THE GEOTECHNICAL REPORT WHICH IS NOT INCLUDED IN THIS PACKAGE.DISCREPANCIES BETWEEN THE REPORT AND THE OTHER DOCUMENTS TO BE IMMEDIATELY REPORTED TO THE DESIGNER.5. TOWER TO BE ERECTED AND INSTALLED IN ACCORDANCE WITH TOWER MANUFACTURER'S DRAWINGS NOT INCLUDED WITHTHIS PACKAGE. DISCREPANCIES BETWEEN TOWER DRAWINGS AND DESIGNER DRAWINGS TO BE REPORTED THE DESIGNERIMMEDIATELY.6. CONTRACTOR TO ENSURE TIP OF ANTENNAS DO NOT EXCEED TOWER HEIGHT.7. ELEVATION IS SHOWN FOR GENERAL DIAGRAMMATIC PURPOSES ONLY. DO NOT SCALE.NORTHNORTH1334 81ST AVE NESPRING LAKE PARK, MN 55432612-844-1234WWW.HERZOGENGINEERING.COMI HEREBY CERTIFY THAT THISPLAN, SPECIFICATION, OR REPORTWAS PREPARED BY ME OR UNDERMY DIRECT SUPERVISION ANDTHAT I AM A DULY LICENSEDPROFESSIONAL ENGINEER UNDERTHE LAWS OF THE STATE OFMINNESOTA.NAME:SIGNATURE:DATE:LICENSE NUMBER:Joshua Herzog4239202/27/2026HE #: 261101Page 73 of 166 881882 883883884884 8828838848858868878878 8 3 88 3 881 886887885 885 88688 7 884 885883 882 PROJECT DRAWN BY:CHECKED BY:US-MN-5418BLOWFISH739 WENTWORTH AVEMENDOTA HEIGHTS, MN55118US-MN-5418FUZE ID: 17425846A-1.19973 VALLEY VIEW RD.EDEN PRAIRIE, MN 55344(952) 903-9299DESIGNWWW.DESIGN1EP.COMNOT FORCONSTRUCTIONPREPARED FOR:THE TOWERS, LLC 22 WEST ATLANTIC AVENUE, SUITE 310 DELRAY BEACH, FL 33444TLSSJDREV. 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A02-27-261334 81ST AVE NESPRING LAKE PARK, MN 55432612-844-1234WWW.HERZOGENGINEERING.COMI HEREBY CERTIFY THAT THISPLAN, SPECIFICATION, OR REPORTWAS PREPARED BY ME OR UNDERMY DIRECT SUPERVISION ANDTHAT I AM A DULY LICENSEDPROFESSIONAL ENGINEER UNDERTHE LAWS OF THE STATE OFMINNESOTA.NAME:SIGNATURE:DATE:LICENSE NUMBER:Joshua Herzog4239202/27/2026HE #: 261101Page 75 of 166 SHEET CONTENTS:PROJECT DRAWN BY:CHECKED BY:US-MN-5418BLOWFISH739 WENTWORTH AVEMENDOTA HEIGHTS, MN55118US-MN-5418FUZE ID: 17425846A-39973 VALLEY VIEW RD.EDEN PRAIRIE, MN 55344(952) 903-9299DESIGNWWW.DESIGN1EP.COMNOT FORCONSTRUCTIONPREPARED FOR:THE TOWERS, LLC 22 WEST ATLANTIC AVENUE, SUITE 310 DELRAY BEACH, FL 33444TLSSJDREV. A02-27-262SILT FENCE DETIAL1CONSTRUCTION EXIT DETAILDRAINAGE,GRADING & EROSIONCONTROL NOTES & DETAILS1334 81ST AVE NESPRING LAKE PARK, MN 55432612-844-1234WWW.HERZOGENGINEERING.COMI HEREBY CERTIFY THAT THISPLAN, SPECIFICATION, OR REPORTWAS PREPARED BY ME OR UNDERMY DIRECT SUPERVISION ANDTHAT I AM A DULY LICENSEDPROFESSIONAL ENGINEER UNDERTHE LAWS OF THE STATE OFMINNESOTA.NAME:SIGNATURE:DATE:LICENSE NUMBER:Joshua Herzog4239202/27/2026HE #: 261101Page 76 of 166 NOTE:FENCE TO BE BLACK COATEDPROJECT DRAWN BY:CHECKED BY:US-MN-5418BLOWFISH739 WENTWORTH AVEMENDOTA HEIGHTS, MN55118US-MN-5418FUZE ID: 17425846A-49973 VALLEY VIEW RD.EDEN PRAIRIE, MN 55344(952) 903-9299DESIGNWWW.DESIGN1EP.COMNOT FORCONSTRUCTIONPREPARED FOR:THE TOWERS, LLC 22 WEST ATLANTIC AVENUE, SUITE 310 DELRAY BEACH, FL 33444TLSSJDREV. A02-27-26SHEET CONTENTS:FENCE DETAILS2MUSHROOM STOP DETAILSCALE:1FENCE DETAIL1/4" = 1'-0"1334 81ST AVE NESPRING LAKE PARK, MN 55432612-844-1234WWW.HERZOGENGINEERING.COMI HEREBY CERTIFY THAT THISPLAN, SPECIFICATION, OR REPORTWAS PREPARED BY ME OR UNDERMY DIRECT SUPERVISION ANDTHAT I AM A DULY LICENSEDPROFESSIONAL ENGINEER UNDERTHE LAWS OF THE STATE OFMINNESOTA.NAME:SIGNATURE:DATE:LICENSE NUMBER:Joshua Herzog4239202/27/2026HE #: 261101Page 77 of 166 PROJECT DRAWN BY:CHECKED BY:US-MN-5418BLOWFISH739 WENTWORTH AVEMENDOTA HEIGHTS, MN55118US-MN-5418FUZE ID: 17425846A-59973 VALLEY VIEW RD.EDEN PRAIRIE, MN 55344(952) 903-9299DESIGNWWW.DESIGN1EP.COMNOT FORCONSTRUCTIONPREPARED FOR:THE TOWERS, LLC 22 WEST ATLANTIC AVENUE, SUITE 310 DELRAY BEACH, FL 33444TLSSJDREV. 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A02-27-26SHEET CONTENTS:SITE SIGNAGE DETAILSABEFDCDFAECCCCCEADF1SITE SIGNAGEBB1334 81ST AVE NESPRING LAKE PARK, MN 55432612-844-1234WWW.HERZOGENGINEERING.COMI HEREBY CERTIFY THAT THISPLAN, SPECIFICATION, OR REPORTWAS PREPARED BY ME OR UNDERMY DIRECT SUPERVISION ANDTHAT I AM A DULY LICENSEDPROFESSIONAL ENGINEER UNDERTHE LAWS OF THE STATE OFMINNESOTA.NAME:SIGNATURE:DATE:LICENSE NUMBER:Joshua Herzog4239202/27/2026HE #: 261101Page 79 of 166 PROJECT DRAWN BY:CHECKED BY:US-MN-5418BLOWFISH739 WENTWORTH AVEMENDOTA HEIGHTS, MN55118US-MN-5418FUZE ID: 17425846A-79973 VALLEY VIEW RD.EDEN PRAIRIE, MN 55344(952) 903-9299DESIGNWWW.DESIGN1EP.COMNOT FORCONSTRUCTIONPREPARED FOR:THE TOWERS, LLC 22 WEST ATLANTIC AVENUE, SUITE 310 DELRAY BEACH, FL 33444TLSSJDREV. A02-27-26SHEET CONTENTS:GRAVEL DRIVE SECTIONSCALE:3BOLLARD DETAIL1/2" = 1'-0"SURFACING DETAIL 4UTILITY TRENCH DETAILSCALE:1GRAVEL DRIVE SECTION3/8" = 1'-0"2COMPOUND SURFACING DETAILBOLLARD DETAILUTILITY TRENCH DETAIL1334 81ST AVE NESPRING LAKE PARK, MN 55432612-844-1234WWW.HERZOGENGINEERING.COMI HEREBY CERTIFY THAT THISPLAN, SPECIFICATION, OR REPORTWAS PREPARED BY ME OR UNDERMY DIRECT SUPERVISION ANDTHAT I AM A DULY LICENSEDPROFESSIONAL ENGINEER UNDERTHE LAWS OF THE STATE OFMINNESOTA.NAME:SIGNATURE:DATE:LICENSE NUMBER:Joshua Herzog4239202/27/2026HE #: 261101Page 80 of 166 PROJECT DRAWN BY:CHECKED BY:US-MN-5418BLOWFISH739 WENTWORTH AVEMENDOTA HEIGHTS, MN55118US-MN-5418FUZE ID: 17425846A-89973 VALLEY VIEW RD.EDEN PRAIRIE, MN 55344(952) 903-9299DESIGNWWW.DESIGN1EP.COMNOT FORCONSTRUCTIONPREPARED FOR:THE TOWERS, LLC 22 WEST ATLANTIC AVENUE, SUITE 310 DELRAY BEACH, FL 33444TLSSJDREV. A02-27-26SHEET CONTENTS:PHOTOSVIEW: LOOKING NORTH1SITE PHOTOVIEW: LOOKING EAST2DRAINAGE POND PHOTOVIEW: LOOKING SOUTH3SITE PHOTOVIEW: LOOKING NORTH4ACCESS PHOTO1334 81ST AVE NESPRING LAKE PARK, MN 55432612-844-1234WWW.HERZOGENGINEERING.COMI HEREBY CERTIFY THAT THISPLAN, SPECIFICATION, OR REPORTWAS PREPARED BY ME OR UNDERMY DIRECT SUPERVISION ANDTHAT I AM A DULY LICENSEDPROFESSIONAL ENGINEER UNDERTHE LAWS OF THE STATE OFMINNESOTA.NAME:SIGNATURE:DATE:LICENSE NUMBER:Joshua Herzog4239202/27/2026HE #: 261101Page 81 of 166 GENERAL GROUNDING NOTES:·················SYMBOL AND NOTE LEGENDPROJECT DRAWN BY:CHECKED BY:US-MN-5418BLOWFISH739 WENTWORTH AVEMENDOTA HEIGHTS, MN55118US-MN-5418FUZE ID: 17425846G-19973 VALLEY VIEW RD.EDEN PRAIRIE, MN 55344(952) 903-9299DESIGNWWW.DESIGN1EP.COMNOT FORCONSTRUCTIONPREPARED FOR:THE TOWERS, LLC 22 WEST ATLANTIC AVENUE, SUITE 310 DELRAY BEACH, FL 33444TLSSJDREV. A02-27-26SHEET CONTENTS:GROUNDING NOTESSCALE:1EXOTHERMIC WELD DETAILSNTSSCALE:2COMPRESSION CONNECTOR DETAILSNTSUTILITY NOTES1334 81ST AVE NESPRING LAKE PARK, MN 55432612-844-1234WWW.HERZOGENGINEERING.COMI HEREBY CERTIFY THAT THISPLAN, SPECIFICATION, OR REPORTWAS PREPARED BY ME OR UNDERMY DIRECT SUPERVISION ANDTHAT I AM A DULY LICENSEDPROFESSIONAL ENGINEER UNDERTHE LAWS OF THE STATE OFMINNESOTA.NAME:SIGNATURE:DATE:LICENSE NUMBER:Joshua Herzog4239202/27/2026HE #: 261101Page 82 of 166 PROJECT DRAWN BY:CHECKED BY:US-MN-5418BLOWFISH739 WENTWORTH AVEMENDOTA HEIGHTS, MN55118US-MN-5418FUZE ID: 17425846G-29973 VALLEY VIEW RD.EDEN PRAIRIE, MN 55344(952) 903-9299DESIGNWWW.DESIGN1EP.COMNOT FORCONSTRUCTIONPREPARED FOR:THE TOWERS, LLC 22 WEST ATLANTIC AVENUE, SUITE 310 DELRAY BEACH, FL 33444TLSSJDREV. A02-27-26SHEET CONTENTS:NORTHGROUNDING PLANSCALE:1GROUNDING PLANNTS1334 81ST AVE NESPRING LAKE PARK, MN 55432612-844-1234WWW.HERZOGENGINEERING.COMI HEREBY CERTIFY THAT THISPLAN, SPECIFICATION, OR REPORTWAS PREPARED BY ME OR UNDERMY DIRECT SUPERVISION ANDTHAT I AM A DULY LICENSEDPROFESSIONAL ENGINEER UNDERTHE LAWS OF THE STATE OFMINNESOTA.NAME:SIGNATURE:DATE:LICENSE NUMBER:Joshua Herzog4239202/27/2026HE #: 261101Page 83 of 166 PROJECT DRAWN BY:CHECKED BY:US-MN-5418BLOWFISH739 WENTWORTH AVEMENDOTA HEIGHTS, MN55118US-MN-5418FUZE ID: 17425846G-39973 VALLEY VIEW RD.EDEN PRAIRIE, MN 55344(952) 903-9299DESIGNWWW.DESIGN1EP.COMNOT FORCONSTRUCTIONPREPARED FOR:THE TOWERS, LLC 22 WEST ATLANTIC AVENUE, SUITE 310 DELRAY BEACH, FL 33444TLSSJDREV. A02-27-26SHEET CONTENTS:GROUNDING DETAILSSCALE:4GROUND RING & ROD DETAILNONESCALE:2REBAR GROUNDING DETAILNONESCALE:1CONDUIT DETAILNONESCALE:3TOWER GROUND BAR DETAILNONE1334 81ST AVE NESPRING LAKE PARK, MN 55432612-844-1234WWW.HERZOGENGINEERING.COMI HEREBY CERTIFY THAT THISPLAN, SPECIFICATION, OR REPORTWAS PREPARED BY ME OR UNDERMY DIRECT SUPERVISION ANDTHAT I AM A DULY LICENSEDPROFESSIONAL ENGINEER UNDERTHE LAWS OF THE STATE OFMINNESOTA.NAME:SIGNATURE:DATE:LICENSE NUMBER:Joshua Herzog4239202/27/2026HE #: 261101Page 84 of 166 STSHEET CONTENTS:SCALE:1SITE UTILITY PLAN1" = 50'-0"SITE UTILITY PLANENLARGED SITE UTILITY PLANSCALE:2HANDHOLE LOCATION PLAN1/8" = 1'-0"NORTHSCALE:3ENLARGED SITE UTILITY PLAN1/16" = 1'-0"NORTH2U-1PULLBOX LOCATION PLAN3U-1NORTHPROJECT DRAWN BY:CHECKED BY:US-MN-5418BLOWFISH739 WENTWORTH AVEMENDOTA HEIGHTS, MN55118US-MN-5418FUZE ID: 17425846U-19973 VALLEY VIEW RD.EDEN PRAIRIE, MN 55344(952) 903-9299DESIGNWWW.DESIGN1EP.COMNOT FORCONSTRUCTIONPREPARED FOR:THE TOWERS, LLC 22 WEST ATLANTIC AVENUE, SUITE 310 DELRAY BEACH, FL 33444TLSSJDREV. A02-27-261334 81ST AVE NESPRING LAKE PARK, MN 55432612-844-1234WWW.HERZOGENGINEERING.COMI HEREBY CERTIFY THAT THISPLAN, SPECIFICATION, OR REPORTWAS PREPARED BY ME OR UNDERMY DIRECT SUPERVISION ANDTHAT I AM A DULY LICENSEDPROFESSIONAL ENGINEER UNDERTHE LAWS OF THE STATE OFMINNESOTA.NAME:SIGNATURE:DATE:LICENSE NUMBER:Joshua Herzog4239202/27/2026HE #: 261101Page 85 of 166 PROJECT DRAWN BY:CHECKED BY:US-MN-5418BLOWFISH739 WENTWORTH AVEMENDOTA HEIGHTS, MN55118US-MN-5418FUZE ID: 17425846U-29973 VALLEY VIEW RD.EDEN PRAIRIE, MN 55344(952) 903-9299DESIGNWWW.DESIGN1EP.COMNOT FORCONSTRUCTIONPREPARED FOR:THE TOWERS, LLC 22 WEST ATLANTIC AVENUE, SUITE 310 DELRAY BEACH, FL 33444TLSSJDREV. A02-27-26SHEET CONTENTS:METER UTILITY FRAME DETAILSCALE:1METER UTILITY FRAME DETAILNONE1334 81ST AVE NESPRING LAKE PARK, MN 55432612-844-1234WWW.HERZOGENGINEERING.COMI HEREBY CERTIFY THAT THISPLAN, SPECIFICATION, OR REPORTWAS PREPARED BY ME OR UNDERMY DIRECT SUPERVISION ANDTHAT I AM A DULY LICENSEDPROFESSIONAL ENGINEER UNDERTHE LAWS OF THE STATE OFMINNESOTA.NAME:SIGNATURE:DATE:LICENSE NUMBER:Joshua Herzog4239202/27/2026HE #: 261101Page 86 of 166 PROJECT DRAWN BY:CHECKED BY:US-MN-5418BLOWFISH739 WENTWORTH AVEMENDOTA HEIGHTS, MN55118US-MN-5418FUZE ID: 17425846VZW A-19973 VALLEY VIEW RD.EDEN PRAIRIE, MN 55344(952) 903-9299DESIGNWWW.DESIGN1EP.COMNOT FORCONSTRUCTIONPREPARED FOR:THE TOWERS, LLC 22 WEST ATLANTIC AVENUE, SUITE 310 DELRAY BEACH, FL 33444TLSSJDREV. A02-27-26SHEET CONTENTS:NORTHVERIZON SITE PLANSCALE:1VERIZON SITE PLAN1" = 10'-0"NORTHTOWER ELEVATIONSCALE:2TOWER ELEVATION1" = 30'-0"NOTES:1. THESE DRAWINGS DO NOT CONSTITUTE A WARRANTY, EXPRESSED OR IMPLIED, OF THE ACCURACYOF THE STRUCTURAL ANALYSES AND THE PERFORMANCE OF THE COMPLETED CONSTRUCTION ASSHOWN ON THESE DOCUMENTS AND THE STRUCTURAL ANALYSES.2. NO STRUCTURAL ANALYSIS FOR THE MOUNT HAS BEEN PERFORMED AS PART OF THESE DRAWINGS.3. PLEASE COORDINATE ANY STRUCTURAL CONCERNS/MATTERS OR ANY LOADING MODIFICATIONS TOTHE CONSULTANT WHO AUTHORED THE ANALYSIS AND NOTIFY DESIGN 1 IMMEDIATELY OF THE ISSUE.4. EQUIPMENT SLAB AND GENERATOR FOUNDATION TO BE EXCAVATED AND CONSTRUCTED INACCORDANCE WITH RECOMMENDATIONS AND SPECIFICATIONS OF THE GEOTECHNICAL REPORTWHICH IS NOT INCLUDED IN THIS PACKAGE. DISCREPANCIES BETWEEN THE REPORT AND THE OTHERDOCUMENTS TO BE IMMEDIATELY REPORTED TO VERIZON WIRELESS AND THE DESIGNER.5. CONTRACTOR TO ENSURE TIP OF ANTENNAS DO NOT EXCEED TOWER HEIGHT.6. ELEVATION IS SHOWN FOR GENERAL DIAGRAMMATIC PURPOSES ONLY. DO NOT SCALE.7. THE STRUCTURAL ANALYSIS FOR THE MOUNTS (BY OTHERS) SHALL BE PER THE VERIZON NETWORKSTANDARD NSTD-445. ALL LOADING AND DESIGN SHALL BE PER THE TIA-222-H STANDARD.1334 81ST AVE NESPRING LAKE PARK, MN 55432612-844-1234WWW.HERZOGENGINEERING.COMI HEREBY CERTIFY THAT THISPLAN, SPECIFICATION, OR REPORTWAS PREPARED BY ME OR UNDERMY DIRECT SUPERVISION ANDTHAT I AM A DULY LICENSEDPROFESSIONAL ENGINEER UNDERTHE LAWS OF THE STATE OFMINNESOTA.NAME:SIGNATURE:DATE:LICENSE NUMBER:Joshua Herzog4239202/27/2026HE #: 261101Page 87 of 166 SHEET CONTENTS:1ANTENNA KEY2EQUIPMENT KEY4RFDS PLUMBING DIAGRAMSCALE:3ANTENNA MOUNTING DETAIL3/16" = 1'-0"NORTHRFDS INFORMATIONRFDS PLUMBING DIAGRAMANTENNA MOUNTING DETAILPROJECT DRAWN BY:CHECKED BY:US-MN-5418BLOWFISH739 WENTWORTH AVEMENDOTA HEIGHTS, MN55118US-MN-5418FUZE ID: 17425846VZW A-29973 VALLEY VIEW RD.EDEN PRAIRIE, MN 55344(952) 903-9299DESIGNWWW.DESIGN1EP.COMNOT FORCONSTRUCTIONPREPARED FOR:THE TOWERS, LLC 22 WEST ATLANTIC AVENUE, SUITE 310 DELRAY BEACH, FL 33444TLSSJDREV. A02-27-261334 81ST AVE NESPRING LAKE PARK, MN 55432612-844-1234WWW.HERZOGENGINEERING.COMI HEREBY CERTIFY THAT THISPLAN, SPECIFICATION, OR REPORTWAS PREPARED BY ME OR UNDERMY DIRECT SUPERVISION ANDTHAT I AM A DULY LICENSEDPROFESSIONAL ENGINEER UNDERTHE LAWS OF THE STATE OFMINNESOTA.NAME:SIGNATURE:DATE:LICENSE NUMBER:Joshua Herzog4239202/27/2026HE #: 261101Page 88 of 166 74PROJECT DRAWN BY:CHECKED BY:US-MN-5418BLOWFISH739 WENTWORTH AVEMENDOTA HEIGHTS, MN55118US-MN-5418FUZE ID: 17425846VZW A-39973 VALLEY VIEW RD.EDEN PRAIRIE, MN 55344(952) 903-9299DESIGNWWW.DESIGN1EP.COMNOT FORCONSTRUCTIONPREPARED FOR:THE TOWERS, LLC 22 WEST ATLANTIC AVENUE, SUITE 310 DELRAY BEACH, FL 33444TLSSJDREV. A02-27-26SHEET CONTENTS:FOUNDATION PLAN & DETAILSLAYOUT PLANELEVATIONSSCALE:1SLAB LAYOUT PLAN1/4" = 1'-0"SCALE:5FRONT ELEVATION1/4" = 1'-0"SCALE:6SIDE ELEVATION1/4" = 1'-0"SCALE:2CANOPY PLAN1/4" = 1'-0"SCALE:3SLAB PLAN3/8" = 1'-0"7SCALE:4SLAB SECTION3/8" = 1'-0"SCALE:7DETAIL1-1/2" = 1'-0"1334 81ST AVE NESPRING LAKE PARK, MN 55432612-844-1234WWW.HERZOGENGINEERING.COMI HEREBY CERTIFY THAT THISPLAN, SPECIFICATION, OR REPORTWAS PREPARED BY ME OR UNDERMY DIRECT SUPERVISION ANDTHAT I AM A DULY LICENSEDPROFESSIONAL ENGINEER UNDERTHE LAWS OF THE STATE OFMINNESOTA.NAME:SIGNATURE:DATE:LICENSE NUMBER:Joshua Herzog4239202/27/2026HE #: 261101Page 89 of 166 PROJECT DRAWN BY:CHECKED BY:US-MN-5418BLOWFISH739 WENTWORTH AVEMENDOTA HEIGHTS, MN55118US-MN-5418FUZE ID: 17425846VZW A-49973 VALLEY VIEW RD.EDEN PRAIRIE, MN 55344(952) 903-9299DESIGNWWW.DESIGN1EP.COMNOT FORCONSTRUCTIONPREPARED FOR:THE TOWERS, LLC 22 WEST ATLANTIC AVENUE, SUITE 310 DELRAY BEACH, FL 33444TLSSJDREV. A02-27-26SHEET CONTENTS:CABLE BRIDGE DETAILSSCALE:1CABLE BRIDGE SECTION1/2" = 1'-0"NORTHSCALE:2CABLE BRIDGE PLAN1/4" = 1'-0"GPS DETAILSSCALE: N.T.S3GPS ANTENNA MOUNTING1334 81ST AVE NESPRING LAKE PARK, MN 55432612-844-1234WWW.HERZOGENGINEERING.COMI HEREBY CERTIFY THAT THISPLAN, SPECIFICATION, OR REPORTWAS PREPARED BY ME OR UNDERMY DIRECT SUPERVISION ANDTHAT I AM A DULY LICENSEDPROFESSIONAL ENGINEER UNDERTHE LAWS OF THE STATE OFMINNESOTA.NAME:SIGNATURE:DATE:LICENSE NUMBER:Joshua Herzog4239202/27/2026HE #: 261101Page 90 of 166 PROJECT DRAWN BY:CHECKED BY:US-MN-5418BLOWFISH739 WENTWORTH AVEMENDOTA HEIGHTS, MN55118US-MN-5418FUZE ID: 17425846VZW A-59973 VALLEY VIEW RD.EDEN PRAIRIE, MN 55344(952) 903-9299DESIGNWWW.DESIGN1EP.COMNOT FORCONSTRUCTIONPREPARED FOR:THE TOWERS, LLC 22 WEST ATLANTIC AVENUE, SUITE 310 DELRAY BEACH, FL 33444TLSSJDREV. A02-27-26SHEET CONTENTS:GENERATOR DETAILS,STANDARD TANKSCALE:1GENERATOR ASSEMBLY ELEVATIONS1/4" = 1'-0"SCALE:4CONCRETE PAD SECTION3/8" = 1'-0"SCALE:3CONCRETE PAD PLAN3/8" = 1'-0"SCALE:2GENERATOR ASSEMBLY PLAN3/8" = 1'-0"● ● ● ● ● ●●1334 81ST AVE NESPRING LAKE PARK, MN 55432612-844-1234WWW.HERZOGENGINEERING.COMI HEREBY CERTIFY THAT THISPLAN, SPECIFICATION, OR REPORTWAS PREPARED BY ME OR UNDERMY DIRECT SUPERVISION ANDTHAT I AM A DULY LICENSEDPROFESSIONAL ENGINEER UNDERTHE LAWS OF THE STATE OFMINNESOTA.NAME:SIGNATURE:DATE:LICENSE NUMBER:Joshua Herzog4239202/27/2026HE #: 261101Page 91 of 166 PROJECT DRAWN BY:CHECKED BY:US-MN-5418BLOWFISH739 WENTWORTH AVEMENDOTA HEIGHTS, MN55118US-MN-5418FUZE ID: 17425846VZW G-19973 VALLEY VIEW RD.EDEN PRAIRIE, MN 55344(952) 903-9299DESIGNWWW.DESIGN1EP.COMNOT FORCONSTRUCTIONPREPARED FOR:THE TOWERS, LLC 22 WEST ATLANTIC AVENUE, SUITE 310 DELRAY BEACH, FL 33444TLSSJDREV. A02-27-26SHEET CONTENTS:NORTHGROUNDING PLANSCALE:1GROUNDING PLANNTS1334 81ST AVE NESPRING LAKE PARK, MN 55432612-844-1234WWW.HERZOGENGINEERING.COMI HEREBY CERTIFY THAT THISPLAN, SPECIFICATION, OR REPORTWAS PREPARED BY ME OR UNDERMY DIRECT SUPERVISION ANDTHAT I AM A DULY LICENSEDPROFESSIONAL ENGINEER UNDERTHE LAWS OF THE STATE OFMINNESOTA.NAME:SIGNATURE:DATE:LICENSE NUMBER:Joshua Herzog4239202/27/2026HE #: 261101Page 92 of 166 PROJECT DRAWN BY:CHECKED BY:US-MN-5418BLOWFISH739 WENTWORTH AVEMENDOTA HEIGHTS, MN55118US-MN-5418FUZE ID: 17425846VZW G-29973 VALLEY VIEW RD.EDEN PRAIRIE, MN 55344(952) 903-9299DESIGNWWW.DESIGN1EP.COMNOT FORCONSTRUCTIONPREPARED FOR:THE TOWERS, LLC 22 WEST ATLANTIC AVENUE, SUITE 310 DELRAY BEACH, FL 33444TLSSJDREV. A02-27-26SHEET CONTENTS:GROUNDING DETAILSSCALE:5GROUND RING & ROD DETAILNONESCALE:3REBAR GROUNDING DETAILNONESCALE:4CONDUIT DETAILNONESCALE:1TYPICAL CABLE BRIDGE GROUNDING DETAILNONESCALE:2TOWER GROUND BAR DETAILNONESCALE:6TYPICAL ICE SHIELD GROUNDING DETAILSNONE1334 81ST AVE NESPRING LAKE PARK, MN 55432612-844-1234WWW.HERZOGENGINEERING.COMI HEREBY CERTIFY THAT THISPLAN, SPECIFICATION, OR REPORTWAS PREPARED BY ME OR UNDERMY DIRECT SUPERVISION ANDTHAT I AM A DULY LICENSEDPROFESSIONAL ENGINEER UNDERTHE LAWS OF THE STATE OFMINNESOTA.NAME:SIGNATURE:DATE:LICENSE NUMBER:Joshua Herzog4239202/27/2026HE #: 261101Page 93 of 166 PROJECT DRAWN BY:CHECKED BY:US-MN-5418BLOWFISH739 WENTWORTH AVEMENDOTA HEIGHTS, MN55118US-MN-5418FUZE ID: 17425846VZW U-19973 VALLEY VIEW RD.EDEN PRAIRIE, MN 55344(952) 903-9299DESIGNWWW.DESIGN1EP.COMNOT FORCONSTRUCTIONPREPARED FOR:THE TOWERS, LLC 22 WEST ATLANTIC AVENUE, SUITE 310 DELRAY BEACH, FL 33444TLSSJDREV. A02-27-26SHEET CONTENTS:SCALE:1SITE UTILITY PLAN1/8" = 1'-0"NORTHVZW UTILITY PLAN1334 81ST AVE NESPRING LAKE PARK, MN 55432612-844-1234WWW.HERZOGENGINEERING.COMI HEREBY CERTIFY THAT THISPLAN, SPECIFICATION, OR REPORTWAS PREPARED BY ME OR UNDERMY DIRECT SUPERVISION ANDTHAT I AM A DULY LICENSEDPROFESSIONAL ENGINEER UNDERTHE LAWS OF THE STATE OFMINNESOTA.NAME:SIGNATURE:DATE:LICENSE NUMBER:Joshua Herzog4239202/27/2026HE #: 261101Page 94 of 166 ·········PROJECT DRAWN BY:CHECKED BY:US-MN-5418BLOWFISH739 WENTWORTH AVEMENDOTA HEIGHTS, MN55118US-MN-5418FUZE ID: 17425846VZW U-29973 VALLEY VIEW RD.EDEN PRAIRIE, MN 55344(952) 903-9299DESIGNWWW.DESIGN1EP.COMNOT FORCONSTRUCTIONPREPARED FOR:THE TOWERS, LLC 22 WEST ATLANTIC AVENUE, SUITE 310 DELRAY BEACH, FL 33444TLSSJDREV. A02-27-26SHEET CONTENTS:CONDUIT ROUTING PLANSCALE:2ONE-LINE ELECTRIC DIAGRAMNONEONE-LINE ELECTRIC DIAGRAMSCALE:1CONDUIT ROUTING PLAN1/4" = 1'-0"1334 81ST AVE NESPRING LAKE PARK, MN 55432612-844-1234WWW.HERZOGENGINEERING.COMI HEREBY CERTIFY THAT THISPLAN, SPECIFICATION, OR REPORTWAS PREPARED BY ME OR UNDERMY DIRECT SUPERVISION ANDTHAT I AM A DULY LICENSEDPROFESSIONAL ENGINEER UNDERTHE LAWS OF THE STATE OFMINNESOTA.NAME:SIGNATURE:DATE:LICENSE NUMBER:Joshua Herzog4239202/27/2026HE #: 261101Page 95 of 166 From:Debra Gagnon To:Sarah Madden Subject:No wireless tower at Wentworth Park Date:Wednesday, March 25, 2026 2:07:35 PM [You don't often get email from gagnon.debra@icloud.com. Learn why this is important at https://aka.ms/LearnAboutSenderIdentification ] Hello I received the notification by mail yesterday about the proposed wireless tower to be built at Wentworth Park. My family lives on Upper Colonial Drive, just across the street from the tennis courts at Wentworth Park. We object to the proposal to allow this tower to be built at Wentworth. Sincerely, Deb & Peter Gagnon 751 Upper Colonial Drive Mendota Heights MN 55118 Page 96 of 166 From:Coree Chodek To:Sarah Madden Subject:No cell tower at Wentworth Date:Thursday, March 26, 2026 7:45:10 AM You don't often get email from coree.chodek@yahoo.com. Learn why this is important Hi, just writing to vote not to have a cell tower put into Wentworth park. Thanks, Coree Sent from Yahoo Mail for iPhone Page 97 of 166 From:Cheryl Jacobson To:Sarah Madden Subject:FW: A personal note on the Wentworth Park cell tower proposal Date:Wednesday, March 25, 2026 3:23:25 PM For your records. -Cheryl From: Stephanie Levine <SLevine@mendotaheightsmn.gov> Sent: Wednesday, March 25, 2026 2:32 PM To: Darcy Mckenzie <darcy.mckenzie@comcast.net> Cc: Dane Mckenzie <dane.mckenzie@comcast.net>; Cheryl Jacobson <CJacobson@mendotaheightsmn.gov> Subject: Re: A personal note on the Wentworth Park cell tower proposal Hi Darcy, Thanks for reaching out regarding your opposition to the proposed cell tower at Wentworth Park. I am copying in City Administrator Jacobson, so that your (and Dane’s) thoughts can be part of the public record. While I understand that that adding this tower to the park is going to change the park’s landscape, I am not sure of a better option. Probably the most persistent complaint we receive from residents is about the lack of good cell service, especially in the north. Our public safety workers also have problems with calls dropping. While we have studied this issue for years, it is possible that there are ideas we have not considered. If there is a better solution, please share your ideas. I want you to know that we looked at “tree like” poles, and it turns out they aren’t going to disguise the tower. I don’t know if you’ve seen them, but they are a little campy looking and expensive. We also considered shorter poles. However, we are hoping that with this height, we can increase cell service and host multiple carriers. We don’t want more poles than necessary. We also picked an area that is nestled in mature trees, separate from the playground, hockey rink and ballfield. A kid on the playground or ballfield will have a sightline that will obscure most of the tower. It will be most visible from the entrance to the parking lot. We value the green space in our city - and for that reason we have historically had few towers approved (the business park has one). In the past, when cell phones weren’t ubiquitous and we used land lines, that was OK. However, we’ve crossed the line where Page 98 of 166 cell services isn’t a nice-to-have, but a must-have. And, in order to have that service, we need to have the required infrastructure. I look forward to seeing you at our next city council meeting. Take Care, Stephanie Stephanie B. Levine Mayor City of Mendota Heights C:651-302-0861 Website | Connect From: Darcy McKenzie <darcy.mckenzie@comcast.net> Date: Wednesday, March 25, 2026 at 1:37 PM To: Stephanie Levine <SLevine@mendotaheightsmn.gov> Cc: Dane Mckenzie <dane.mckenzie@comcast.net> Subject: A personal note on the Wentworth Park cell tower proposal You don't often get email from darcy.mckenzie@comcast.net. Learn why this is important Dear Mayor Stephanie, It was so nice to see you at Scott & Heidi Swank's home and learning about Rethos Circle. Interested in hearing if there has been any further coordination with the city of Mendota Heights. Dane and I are writing to you personally about Planning Case No. 2026-05 — the Page 99 of 166 proposal to construct a 149-foot wireless monopole at Wentworth Park — because we know you understand what this community means to the people who live here. We've called Cherry Hill Road home since 2001, and over those 25 years Mendota Heights has given us so much more than we ever anticipated. Some of our most vivid memories trace back to 2006, when a cell tower proposal at Wentworth Park — a 75- foot structure, less than half the height of what is proposed today — brought our neighborhood together in a way nothing else had. We knocked on doors, showed up to meetings, and discovered just how deeply our neighbors cared about this place. That proposal was denied, and in some ways, the experience of fighting it made us fall even more in love with this community. Neighbors have come and gone since then, as they do. The families who filled the park when our children were young have mostly moved on, replaced by a new generation of kids on the playground and families at the hockey rink. But the feel of this neighborhood — the reason people choose Mendota Heights and stay — hasn't changed at all. Wentworth Park is at the heart of that. A 149-foot commercial monopole in that park would be a permanent alteration to something that took decades to build and can't be rebuilt once it's gone. We are wholeheartedly opposed, and we will be at the March 31st hearing to say so alongside our neighbors. We urge the Council to weigh this history and conclude, as the city did in 2006, that Wentworth Park is not the right place for a cell tower — and that this time, the proposal is twice as tall. With gratitude for all you do for this community, Darcy & Dane McKenzie 1415 Cherry Hill Rd Mendota Heights MN 55118 c) 651.261.3439 c) 651.261.0249 Page 100 of 166 From:Cheryl Jacobson To:Sarah Madden Subject:FW: [POTENTIAL Financial Phone]A note on Planning Case No. 2026-05 — Wentworth Park Cell Tower Proposal Date:Thursday, March 26, 2026 8:49:37 AM Similar to their email to the mayor. I am guessing they reached out with separate emails to council. -Cheryl From: John Maczko <JMaczko@mendotaheightsmn.gov> Sent: Thursday, March 26, 2026 7:07 AM To: Cheryl Jacobson <CJacobson@mendotaheightsmn.gov> Subject: Fwd: [POTENTIAL Financial Phone]A note on Planning Case No. 2026-05 — Wentworth Park Cell Tower Proposal Sent from my iPhone Begin forwarded message: From: Darcy McKenzie <darcy.mckenzie@comcast.net> Date: March 25, 2026 at 15:28:53 EDT To: John Maczko <JMaczko@mendotaheightsmn.gov> Cc: Dane Mckenzie <dane.mckenzie@comcast.net> Subject: [POTENTIAL Financial Phone]A note on Planning Case No. 2026-05 — Wentworth Park Cell Tower Proposal You don't often get email from darcy.mckenzie@comcast.net. Learn why this is important WARNING: Your email security system has determined the message below may be a potential threat. It may trick victims into confirming a bank account change or transaction by calling a phone number and providing sensitive information. If you do not know the sender or cannot verify the integrity of the message, please do not respond or click on links in the message. Depending on the security settings, clickable URLs may have been modified to provide additional security. Dear Councilperson Maczko, Page 101 of 166 We are Mendota Heights residents writing in connection with Planning Case No. 2026-05 — the proposal to construct a 149-foot wireless monopole at Wentworth Park (739 Wentworth Avenue). We have lived on Cherry Hill Road since 2001 and are wholeheartedly opposed to this proposal. In fall 2006, a smaller cell tower proposal at this same location — a 75-foot structure — was denied by the city after significant neighborhood opposition. That history is reflected in city records (WebLink document ID 48168, page 8). The current proposal is nearly twice the height of the one already turned down. Wentworth is a small neighborhood park — 10.5 acres surrounded by homes and families. A 149-foot commercial monopole is out of scale with everything around it and would permanently alter the character of a park that has been the heart of this neighborhood for generations. We will be present at the March 31st public hearing and urge the Council to deny this application, as the city did in 2006. Darcy & Dane McKenzie 1415 Cherry Hill Rd Mendota Heights MN 55118 c) 651.261.3439 c) 651.261.0249 Page 102 of 166 From:G To:Sarah Madden Subject:Comment on Wireless Tower in Wentworth Park: Planning case no. 2026-05 Date:Tuesday, March 24, 2026 8:19:59 PM You don't often get email from ostgaardg0@gmail.com. Learn why this is important Dear Members of the Planning Commission, I am writing to express my concern regarding the proposed 149-foot wireless tower in Wentworth Park. Wentworth Park is not just green space—it is a central gathering place for a neighborhood filled with families and young children. On any given day, the park is used by kids who live nearby to play, explore, and spend time outdoors. Many of these children can walk to the park from their homes, and it serves as an extension of their everyday environment. Placing a structure of this size in the middle of the park would significantly alter the character of a space that is designed and relied upon for safe, open, child-centered recreation. The visual impact alone would change how the park feels, but there are also concerns about introducing infrastructure—such as ground equipment, maintenance activity, and potential noise—into an area primarily used by young families. Additionally, this tower would be located in close proximity to homes where children live, play, and grow. Beyond the immediate use of the park, there are also concerns about the impact on surrounding property values. Infrastructure of this scale, particularly when placed near homes and in a central neighborhood amenity like a park, influences how properties are perceived by prospective buyers and may negatively affect long-term value. While I understand the importance of reliable wireless infrastructure, I believe its placement should be carefully considered when it directly affects a residential, family-oriented neighborhood. I respectfully ask the Commission to consider whether this is an appropriate location given the high use of this park by children, the surrounding concentration of young families, and the potential impacts on nearby homes. Parks like Wentworth are among the few dedicated spaces for kids to safely gather and play, and once their character is changed, it cannot easily be restored. I encourage the Commission to explore alternative locations or less intrusive options that would meet infrastructure needs without compromising a vital community space for children and families. Thank you for your time and for considering community input on this matter. Sincerely, Gayra Ostgaard 757 Upper Colonial Drive Mendota Heights 55118 Page 103 of 166 6513036397 Page 104 of 166 Page 105 of 166 Page 106 of 166 From:MARY BETH LORENCE To:Sarah Madden Subject:Proposal for Construction of a 149 foot Monopole at Wentworth Park (Planning Case #2026-05 Date:Tuesday, March 24, 2026 2:20:40 PM Attachments:Cell Tower.docx You don't often get email from mblorence@comcast.net. Learn why this is important Sara: Cheryl Bemel recently sent an email, to the Evergreen Knolls Safety List Serv, informing our neighborhood that there is a proposal to erect a 149 foot Monopole at Wentworth Park. After some research, we have decided to veto that proposal. Please see attachment. With respect, David and Mary Beth O'Brien Page 107 of 166 Property Value Effects •Decreased Valuation: Studies have shown that proximity to a cell tower generally has a negative impact on home prices. Homes within 0.72 km (approx. 0.45 miles) have seen average value decreases of roughly 2.65%. •Visibility Penalty: If a tower is clearly visible from a property, the value decrease can be more significant, with some studies reporting drops of up to 9.78%. Health & Radiation Perspectives There is significant debate between regulatory bodies and various scientific researchers regarding the effects of radiofrequency (RF) radiation from these towers. •Official Regulatory Stance: Organizations like the Federal Communications Commission (FCC) and the American Cancer Society state there is currently no strong evidence that exposure to RF waves from cell towers causes noticeable health effects at standard ground-level exposure. •Reported Biological Effects: Numerous independent studies and advocacy groups like Environmental Health Sciences report associations between proximity to towers and symptoms often called "microwave illness," including: o Neuropsychiatric symptoms: Headaches, sleep disturbances, memory changes, and dizziness. o Cellular Impacts: Some research points to oxidative stress, DNA damage, and potential carcinogenic risks, though these are typically not recognized by current national safety standards. •Regulatory Disputes: In 2021, a U.S. federal court ruled that the FCC had not adequately addressed evidence concerning non-cancer health impacts and environmental consequences when it decided not to update its 1996 safety limits. Page 108 of 166 This page is intentionally left blank 5.d Planning Commission Meeting Date: March 31, 2026 Agenda Item: CASE No. 2025-04 Ordinance Amendment Application of City of Mendota Heights for an Ordinance Amendment to repeal and replace Title 11: Subdivision Regulations Department: Community Development Contact: Sarah Madden, Community Development Manager Introduction: At the City Council's goal and priority-setting work session early in 2025, the Council identified Title 11: Subdivision Regulations as a priority for future evaluation and revision. Staff began the process of revising the ordinance to improve clarity, update terminology, and reflect the goals and strategic priorities of the City Council. A duly noticed public hearing was published in the Pioneer Press. No public comments have been received, as of the date of this report. Background: The draft version of Title 11: Subdivision Regulations has been reviewed at various meetings throughout 2025 and into the beginning of 2026. The City Council had the opportunity to review the final draft at their Work Session on February 17, 2026, and the Planning Commission also reviewed and made final comments at their Work Session on February 24, 2026. The attached draft Subdivision Ordinance is a full red-lined draft of the entire Title and is substantially conforming to the prior drafts and the comments received by City Staff. The Planning Commission is asked to hold a public hearing on the proposed ordinance. If the Planning Commission makes a recommendation on this item, it will be forwarded to the City Council for review at their April 21, 2026 regular meeting. Staff will present an overview of the key changes at the Planning Commission meeting, noting which areas of this Title are rearranged or relocated, what regulations are new additions, and what language has been removed. The revisions are not intended to change the development standards or policies of the City, but instead are intended to clarify some language and definitions which are out of date, unclear to applicants or developers, or are enforcement concerns for City Staff. The primary focus of the revisions has been to update the language of the Title in order to read more clearly for both staff and applicants. Analysis: Alternatives: The proposed ordinance amendment is to Title 11- Subdivision Regulations, which by statute requires requires the Planning Commission to provide a review under a public hearing process Page 109 of 166 and provide a recommendation to the City Council. The Planning Commission may consider one of the three following actions: 1.Recommend approval of the draft Ordinance No. 607 which repeals and replaces Title 11 - Subdivision Regulations, as presented herein; or 2.Recommend approval or denial of the requested code amendments in whole or in part; or with added/revised language and standards deemed necessary by the commission; or 3.Table the amendment request, and direct city staff to provide additional information for further consideration by the Planning Commission and present this information at the next scheduled Planning Commission meeting. Staff Recommendation: Staff recommends that the Planning Commission recommend approval of the proposed amendments to City Code Title 11 – Subdivision Regulations as outlined in the redlined [draft] ordinance attached to this report. These amendments are intended to improve the clarity, internal consistency, and usability of the subdivision ordinance for both staff and future applicants and developers, without changing the underlying regulatory intent or development standards and policies of the City. Staff finds that the proposed changes are consistent with the goals and policies of the City’s Comprehensive Plan and support the ongoing maintenance of a clear and enforceable City Code. Attachments: 1.Ordinance No. 607 2.Title 11 - Subdivision Regulations - Final Redline Draft 3/27/26 Page 110 of 166 CITY OF MENDOTA HEIGHTS DAKOTA COUNTY, MINNESOTA ORDINANCE NO. 607 REPEAL AND REPLACE IN FULL TITLE 11 SUBDIVISION REGULATIONS The City Council of the City of Mendota Heights does ordain: Section 1. City Code Title 12 – ZONING is hereby repealed and replaced in full as follows: TITLE 11 SUBDIVISION REGULATIONS CHAPTER 1 GENERAL SUBDIVISION PROVISIONS; ADMINISTRATION AND ENFORCEMENT 11-1-1: SHORT TITLE: This title shall be known as the SUBDIVISION ORDINANCE OF THE CITY OF MENDOTA HEIGHTS and will be referred to herein as "this title". (1981 Code 301 § 1) 11-1-2: INTENT AND PURPOSE: A.Purpose: It is the purpose of this title to establish certain regulations and requirements for the platting of land within the City of Mendota Heights pursuant to the authority contained in Minnesota statutes that the City Council deems necessary for the health, safety and general welfare of this community. B.Intent: It is the intent of this title to: 1.Safeguard the best interests of the city 2.To assist the subdivider in harmonizing their interests with those of the city at large 3.To provide for an attractive, orderly, economic, and safe development of land and urban services and facilities 4.To promote the public health, safety, and general welfare by establishing physical standards, design requirements and procedures for plats and subdivisions of land 5.To develop a consistency with and to help implement the zoning, building and other applicable sections and provisions of this Code 6.To support and further the city’s comprehensive plan by establishing uniform procedures and regulations for plats and subdivisions of land 7.To protect the character and symmetry of neighborhoods in the city while preserving and enhancing the value and economic use of property 11-1-3: SCOPE: The provisions of this title relate to any division of a tract of land into two (2) or more parcels by platting, replatting, conveyance, registered land survey, or other means. (1981 Code 301 § 1) Page 111 of 166 11-1-4: RULES AND DEFINITIONS: For the purpose of this title, words used or defined in one tense or form shall include other tenses and derivative forms; words in the singular number shall include the plural number, and words in the plural number shall include the singular number; the word "shall" is mandatory and not discretionary; and the word ‘may’ is permissive. For the purpose of this title, certain words and terms are hereby defined as follows: ALLEY: A public right of way which affords a secondary means of access to abutting property. APPLICANT: All persons, whether one or more, who request approval by the city of a plat, subdivision, lot line adjustment or lot division pursuant to this Title. BLOCK: An area of land within a subdivision that is entirely bounded by streets, or by streets and the exterior boundary or boundaries of the subdivision, or a combination of the above with a river or lake. BOULEVARD: The portion of the street right of way between the curb or curb line and the property line. BUILDING: Any structure having a roof and at least three (3) walls which may provide shelter or enclosure of persons, animals, or chattels, and when said structure is divided by party walls without openings, each portion of such building so separated shall be deemed a separate building. CITY: The city of Mendota Heights. CITY COUNCIL: The governing body of the city of Mendota Heights. COMPREHENSIVE PLAN: The comprehensive plan of the city and all policy statements, goals, standards, maps, charts and explanatory materials thereto which guide the land use development of the city, as adopted by the city council. DESIGN STANDARDS: The specifications to land owners or subdividers for the preparation of plats, both preliminary and final, indicating, among other things, the optimum, minimum or maximum dimensions of such items as rights of way, blocks, easements and lots. DEVELOPER: The owner of land proposed to be subdivided under this title, or their representative commencing proceedings under this title to effect a subdivision of land hereunder for themselves or for another. Consent shall be required from the legal owner of the premises. EASEMENT: A recorded interest in land which authorizes a designated portion of that land for a specific limited use which shall include but not be limited to the following uses: ponding, drainage, utilities, access, parking, construction, etc. FINAL PLAT: A drawing or map of a subdivision, meeting all of the requirements of the city, and in such form as required by Dakota County for the purposes of recording. GRADE, PERCENTAGE OF: The rise or fall of a street by feet and tenths of a foot for each one hundred feet (100’) of horizontal distance measured at the centerline of the street. LOT: A parcel or portion of land within a subdivision which is described by a lot number, block number and subdivision name, meeting the requirements of Title 12: Zoning of this Code, for the purposes of description, recording, conveyance, development and taxation. Page 112 of 166 LOT AREA: The area of a lot in a horizontal plane bounded by the lot lines. LOT, CORNER: A lot situated at the junction of, and abutting on two (2) or more intersecting streets, or a lot at the point of deflection in alignment of a continuous street and the interior angle of which does not exceed 135°. LOT, DEPTH: The mean horizontal distance between the front lot line and the rear lot line of a lot. LOT, INTERIOR: A lot other than a corner lot, including through lots. LOT LINE: The property line bounding a lot; except, that where any portion of a lot extends into a public right of way or a proposed public right of way, the line of such public right of way shall be the "lot line" for applying this Chapter. LOT LINE, FRONT. That boundary of a lot which abuts an existing or dedicated public street and, in the case of a corner lot, the front lot line shall be designated by the owner, subject to the approval by the code enforcement officer. Appeals to the determination of the code enforcement officer may be filed with the zoning board of appeals in accordance with section [12-1L-3] of this Code. LOT LINE, REAR. That boundary of a lot which is opposite the front lot line. If the rear lot line is less than ten feet (10') in length, or if the lot forms a point at the rear, the rear lot line shall be the line ten feet (10') in length within the lot, parallel to and at the maximum distance from the front lot line. LOT LINE, SIDE. Any boundary of a lot which is not a front lot line or a rear lot line. LOT OF RECORD. Part of a subdivision, the plat of which has been recorded in the office of the register of deeds, or a parcel of land, the deed to which was recorded in the office of said register of deeds prior to the adoption of this Chapter. LOT, THROUGH. A lot which has a pair of opposite lot lines abutting two (2) substantially parallel streets, and which is not a corner lot. On a through lot, both street lines shall be front lot lines for applying this. LOT WIDTH. The maximum horizontal distance between the side lot lines of a lot measured within the first 30' of the lot depth. OUTLOT: A parcel of land on a plat which has not been designated as a buildable lot, due to insufficient size or frontage, peculiar site characteristics, topographical problems, or one which is not ready for development due to lack of public improvements, or for drainage purposes. OWNER: Any individual, firm, association, syndicate, partnership, corporation, trust, or any other legal entity having proprietary interest in the land sought to be subdivided to commence and maintain proceedings to subdivide the same under this Title. PARCEL: Any unit of land, platted or described by metes and bounds or combination thereof, subject to this title and other city ordinances. PARKS AND PLAYGROUNDS: Public land and open spaces in the city dedicated or reserved for recreational use and other public purposes. PEDESTRIANWAY: A public or private right of way across a block or within a block to provide access for pedestrians. PLANNING COMMISSION: The planning commission of the city of Mendota Heights. Page 113 of 166 PRELIMINARY PLAT: A tentative drawing or map of a proposed subdivision meeting the requirements herein enumerated. PROTECTIVE COVENANTS: Contracts made between private parties as to the manner in which land may be used, with the view to protecting and preserving the physical and economic integrity of any given area. STREET: A public right of way affording primary access by pedestrians and vehicles to abutting properties, whether designated as a street, highway, thoroughfare, parkway, road, avenue, boulevard, lane, place, or however designated. STREET, COLLECTOR: A street which serves or is designed to serve as a trafficway for a neighborhood or as a feeder to a major street. Collector streets are identified in the comprehensive plan. STREET, CUL-DE-SAC: A local street with only one (1) outlet and having an appropriate terminal for the safe and convenient reversal of traffic movement. STREET, LOCAL: A street intended to serve primarily as an access to abutting properties. STREET, MINOR ARTERIAL: A road classification for streets that are of regional importance because they relieve, expand, or complement the principal arterial system and are designed to connect to principal arterials,other minor arterials and collectors. Minor arterial streets are identified in the comprehensive plan. STREET, PRINCIPAL ARTERIAL: Interstate freeways and state highways that connect the region with other areas in the state and other states. The emphasis of these roads are on mobility as opposed to land access. Principal arterial roads are identified in the comprehensive plan. STREET, PRIVATE: A street which is not dedicated to the city for public use. STREET, SERVICE: A marginal access street which is generally parallel and adjacent to minor or principal arterials and which provide access to abutting properties and protection from through traffic. STREET WIDTH: The width of the right-of-way, measured at right angles to the centerline of the street. SUBDIVISION: A described tract of land which is to be or has been divided into two (2) or more lots or parcels for the purpose of transfer of ownership or building development or, if a new street is involved, any division of a parcel of land. The term includes resubdivision and, where it is appropriate to the context, relates either to the process of subdividing or to the land subdivided. 11-1-5: COMPLIANCE WITH PROVISIONS: A. Conditions For Recording Plat: No plat of any subdivision shall be entitled to record in the Dakota County register of deeds office or have any validity until the plat thereof has been prepared, approved, and acknowledged in the manner prescribed by this title. B. Building Permit Issuance: No building permits will be considered for issuance by the city for the construction of any building, structure or improvement to the land or to any lot in a "subdivision", as defined herein, until all requirements of this title have been fully complied with. (1981 Code 301 § 11) C. Conflict: It is not intended by this title to annul or interfere with any other official regulations or ordinances of the city; provided, however that where there is a difference between minimum standards or dimensions herein and those contained in other official regulations or ordinances of the city, the highest standards shall apply. Page 114 of 166 D. Approvals Necessary for Acceptance of Plats: Before any plat shall be recorded or be of any validity, it shall be referred to the city planning commission for recommendation and approved by the city council as having fulfilled the requirements of this title. 11-1-6: LOT SPLITS AND PROPERTY LINE ADJUSTMENTS: Application requests for lot splits and lot line adjustments shall follow the application and procedures required by this title for a subdivision unless exempted by this section, in which case the planning commission and city council shall review said request in the manner prescribed in section 11-2-1 of this title and in compliance with the requirements of this section. 1. Lot line adjustments which adjusts or relocates a common lot line separating two (2) lots and which does not cause the land or any structure to be in violation of this title or the zoning ordinance. 2. Divisions of land to create two (2) lots and the newly created property line will not cause the land or any structure to be in violation of this Title or the zoning ordinance. A. Lot Line Adjustments. 1. Applications for lot line adjustments shall be exempt from Chapters 2, 3, and 4 of this title if the following conditions are met: a. The application request is for a lot line adjustment which adjusts or relocates a common lot line separating two (2) lots, without increasing or decreasing the number of parcels. b. The lots within the requested adjustment are lots of record that have been previously subdivided by a plat which is on file in the office of the county register of deeds or registrar of titles. c. The newly created property line will not cause the adjusted lots or any structures on the lots to be in violation with this title or the zoning ordinance. d. The application will not involve the construction of any new street or road, or the extension of municipal facilities, or the creation of any public improvement. e. The application does not involve an outlot. 2. Applications for lot line adjustments shall require the owner or applicant to prepare and submit a certificate of survey containing the following information: a. Location, setbacks, and building height contiguous to the side yard measured based on applicable definition for existing structures on both parcels. b. Proposed property boundary lines, including dimensions. c. Lot size noted in acres and square feet; lot width dimension. d. Front, rear, and side yard setbacks, including a description of the applicable zoning district standards. e. Existing and proposed legal descriptions. f. Date, scale, legend, and north arrow. Page 115 of 166 g. Certification statement and signature of a licensed surveyor in the state of Minnesota, including license number and contact information. h. Such other information as may be requested by the zoning administrator, engineer, surveyor, or planning commission. B. Lot Splits. 1. Applications for lot splits shall be exempt from Chapters 2, 3, and 4 of this title if the following conditions are met: a. The application request is for subdivision of one (1) existing lot to create two (2) new lots. b. The existing lot is a lot of record that has been previously subdivided by a plat which is on file in the office of the county register of deeds or registrar of titles. c. The newly created property line will not cause the subdivided lots or any structures on the lots to be in violation with this title or the zoning ordinance. d. The application will not involve the construction of any new street or road, or the extension of municipal facilities, or the creation of any public improvement. e. The application does not involve an outlot. 2. Applications for lot splits shall require the owner or applicant to prepare and submit a certificate of survey containing the following information: a. Existing first floor elevations for principal structure and garage. b. Location and setbacks for existing structures on the subject parcel and immediately adjacent parcels. c. Proposed property boundary lines, including dimensions. d. Lot size noted in acres and square feet; lot width dimension. e. Front, rear, and side yard setbacks, including a description of the applicable zoning district standards. f. Size (square feet) of proposed building pad(s). g. Existing and proposed impervious surface calculations. h. Existing and proposed legal descriptions. i. A forest and significant tree inventory of the size, species, and location of significant and heritage trees, as defined by City Code Section 15-3, existing on the property to be disturbed by public or private improvements. These significant trees and heritage trees should be identified in both graphic and tabular form. . j. Topographic data, including contours at vertical intervals of not more than two feet (2'), and identifying existing slopes over thirty three percent (33%) in grade. k. Wetlands and water resource related areas, including buffers as required in section 12-4A-4 and section 15-4 of this code. l. Required drainage and utility easements, as in section 11-3-4 of this title. m. Date, scale, legend, and north arrow. n. Certification statement and signature of a licensed surveyor in the state of Minnesota, including license number and contact information. o. Such other information as may be requested by the zoning administrator, engineer, surveyor, or planning commission. 11-1-7: LAND SURVEYS AND CONVEYANCES: Page 116 of 166 A. Registered Land Surveys: It is the intention of this title that all registered land surveys in the city should be presented to the planning commission in the form of a preliminary plat in accordance with the standards set forth in this title for preliminary plats and that the planning commission shall first approve the arrangement, sizes, and relationship of proposed tracts in such registered land surveys, and that tracts to be used as easements or roads should be so dedicated. Unless a recommendation and approval have been obtained from the planning commission and city council respectively, in accordance with the standards set forth in this title, building permits will be withheld for buildings on tracts which have been so subdivided by registered land surveys, and the city may refuse to take over tracts as streets or roads or to improve, repair or maintain any such tracts unless so approved. B. Conveyance By Metes And Bounds: No conveyance of a parcel in which the land conveyed, as described by metes and bounds, shall be made or recorded if the parcel described in the conveyance consists of five (5) acres or less in area and three hundred feet (300') in width unless such parcel was a separate parcel of record at the effective date of this title. Properties described by metes and bounds shall only be further subdivided by plat. A subdivision described by metes and bounds shall not be approved by the city or recorded at the county. Building permits will be withheld for buildings or tracts which have been subdivided and conveyed by this method, and the city may refuse to take over tracts as streets or roads or to improve, repair or maintain any such tracts. 11-1-8: TRANSFER OF DEVELOPMENT RIGHTS: As dedication of steep slopes, drainageways, and wetlands may substantially reduce the total number of lots platted within a development, the city council may consider the transfer of development rights from that area which is to be dedicated, to an abutting developable area within the same plat. The city council may consider the transfer of development rights when the following conditions exist: A. The need for dedication of said environmentally significant physical features is greater than can be accommodated through the public (park and open space) dedication requirements of this title. B. The area from which the development rights have been transferred is permanently deed restricted to allow no development of commercial, industrial or residential structures, where the deed is held by an officially recognized homeowners' association. C. The proposed development must conform to the appropriate parking restrictions as outlined in the Mendota Heights zoning ordinance 1. D. The proposed development must conform to the established permitted or conditional uses of the appropriate zoning district for which the property is so designated. (1981 Code 301 § 7) Notes 1 1. See title 12, chapter 1 of this code. 11-1-9: VARIANCES: Variances from the strict application of the provisions of this title can be requested under the requirements of section 12-5B-7 of this code. 11-1-10: FEES: Fees and deposits for processing subdivision applications will be collected in accordance with the requirements of section 12-5E-1 of this code. Page 117 of 166 11-1-11: VIOLATIONS; PENALTY: A. Violations: 1. Sale Of Lots From Unrecorded Plats: It shall be unlawful to sell, trade, or otherwise convey or offer to sell, trade, or otherwise convey any lot or parcel of land as a part of, or in conformity with any plan, plat or replat of any subdivision or area located within the jurisdiction of this title unless said plan, plat or replat shall have first been recorded in the office of the register of deeds of Dakota County. 2. Receiving Or Recording Unapproved Plats: It shall be unlawful to receive or record in any public office any plans, plats or replats of land laid out in building lots and streets, alleys, or other portions of the same intended to be dedicated to public or private use, or for the use of purchasers or owners of lots fronting on or adjacent thereto, and located within the jurisdiction of this title, unless the same shall bear thereon, by endorsement or otherwise, the approval of the city council. 3. Misrepresentation As To Construction, Supervision, Or Inspection Of Improvements: It shall be unlawful for any person, firm or corporation owning an addition or subdivision of land within the city to represent that any improvement upon any of the streets, alleys or avenues of said addition or subdivision or any sewer in said addition or subdivision has been constructed according to the plans and specifications approved by the city council, or has been supervised or inspected by the city, when such improvements have not been so constructed, supervised or inspected. (1981 Code 301 § 13) B. Penalty: Anyone violating any of the provisions of this title shall be guilty of an offense punishable as provided in section 1-4-1 of this code. Each month during which compliance is delayed shall constitute a separate offense. (1981 Code 301 § 13; amd. 2003 Code) CHAPTER 2 PLATTING PROCEDURES 11-2-1: PRELIMINARY PLAT: A. Filing Of Plat; Fee: The required application(s) and supporting information shall be submitted in accordance with the current application submittal schedule. The required filing fee as established in section 11-1-10 of this title shall be paid before the proposed plat shall be considered officially filed. B. Public Hearing: 1. Upon receipt of a complete application, a public hearing date shall be established for public review of the preliminary plat by the planning commission. 2. The planning commission shall conduct the public hearing and report its findings and make recommendations to the city council. 3. Notice of said hearing shall be published in the official newspaper at least ten (10) days prior to the hearing. Written notification of the hearing shall be mailed at least ten (10) days prior, to all owners of land within three hundred fifty feet (350’) of the boundary of the property in questions. C. Technical Assistance Reports: After the public hearing has been set, the city administrator shall instruct the staff to prepare technical reports (where appropriate) and provide general assistance in preparing a recommendation for planning commission and city council consideration. (1981 Code 301 § 3) Page 118 of 166 D.Review By Other Commissions Or Jurisdictions: The preliminary plat shall be distributed to the parks and recreation commission, Dakota County, school districts, metropolitan, state or other public jurisdictions for their review and comment when appropriate, as determined by the city administrator and, including, but not limited to, the following circumstances: 1.The proposed plat includes dedication of lands for public use, as in section 11-5-1 of this title. 2.The proposed plat is adjacent to county or state right of way or proposes to access a county or state road. 3.The proposed plat is within the critical area overlay district, as regulated by title 12, chapter 3 of this code. (Ord. 490, 2-16-2016) E.Recommendation To Council: The planning commission shall make a recommendation to the city council within sixty (60) days following the close of the public hearing. F.Action By City Council: 1.Time Limit For Action: The council shall act upon the preliminary plat within one hundred twenty (120) days of the date on which it was officially filed. If the recommendation of the planning commission has not been received in time to meet this requirement, the council may act on the preliminary plat without such recommendation. 2.Denial Of Plat: If the preliminary plat is not approved by the city council, the reasons for such action shall be recorded in the proceedings of the council and transmitted to the applicant. 3.Approval Of Plat: If the preliminary plat is approved, such approval shall not constitute final acceptance of the layout. Subsequent approval will be required of the engineering proposals and other features and requirements as specified by this title to be indicated on the final plat. The city council may require such revisions in the preliminary plat and final plat as it deems necessary for the health, safety, general welfare and convenience of the city and its residents. (1981 Code 301 § 3) 4.Effective Period Of Approval: The approval of a preliminary plat shall be effective for a period of one year or longer, as specified by the city council. At the end of this time, final plat approval on the subdivision shall have been obtained from the city council. Any preliminary plat not receiving final approval within the time period set forth herein shall be null and void, except as provided by Minnesota statutes section 462.358, subdivision 3c or if an extension is granted by the city council, and the subdivider shall be required to submit a new application for preliminary plat approval subject to all new zoning restrictions and subdivision regulations of the city existing at the time of submission of the new application. (Ord. 490, 2-16-2016) 11-2-2: FINAL PLAT: After the preliminary plat has been approved, the final plat may be submitted for approval as follows: (1981 Code 301 § 3) A.Approval Or Denial By City Council: Except as provided in subsection B of this section, the final plat shall be submitted to the city council for approval. If accepted, the final plat shall be approved by resolution, which resolution shall provide for the acceptance of all agreements for basic improvements, public dedication and other requirements as indicated by the city council. If disapproved, the grounds for any refusal to approve a plat shall be set forth in the proceedings of the council and reported to the person or persons applying for such approval. B.Approval Or Denial By Planning Commission: Upon the request of the property owner, or where the city zoning administrator has determined that material changes have been made in the final plat Page 119 of 166 subsequent to preliminary plat approval, the planning commission shall review the final plat. The final plat shall be filed with the city clerk and submitted to the planning commission at least twenty (20) days prior to a commission meeting at which consideration is requested. During the said twenty (20) days, the city staff shall examine the final plat and prepare a recommendation to the planning commission. Approval, disapproval, or any delay in decision of the final plat will be conveyed to the applicant within ten (10) days after the meeting of the city planning commission at which such plat was considered. In case the plat is disapproved, the applicant shall be notified in writing of the reason for such action and what requirements shall be necessary to meet the approval of the commission. After review by the planning commission, such final plat, together with the recommendations of the planning commission, shall be submitted to the city council for approval. (Ord. 282, 1-21-1991) C.Recording Final Plat: Once the final plat is approved by the city council, the developer shall record it with the Dakota County recorder and/or the registrar of titles within one year after said approval or approval of the final plat shall be considered void, unless a request for time extension is submitted in writing and approved by the city council. No building permits shall be issued for construction of any structure on any lot in said plat until the city has received evidence of the plat being recorded by Dakota County. 11-2-3: DATA REQUIRED FOR PRELIMINARY AND FINAL PLATS: A.Preliminary Plat: The owner or applicant shall prepare and submit a preliminary plat, together with any necessary supplemental information. The preliminary plat shall contain the following information. 1.General Information: a.Legal description of lands to be subdivided b.Proposed name of subdivision; names shall not duplicate or too closely resemble names of existing subdivisions within the county. c.Location of boundary lines in relation to a known section, quarter section or quarter- quarter section lines comprising a legal description of the property. d.Names and addresses of the owner, developer, surveyor and/or engineer, and the designer making the plat. e.Graphic scale of plat, not less than one inch to one hundred feet (1"= 100'). f.Date and north arrow. 2.Existing Conditions: a.Boundary lines, boundary line dimensions, and total acreage of proposed subdivision, clearly indicated. b.Existing zoning classifications for land within and abutting the subdivision, including overlay zoning districts, if applicable. c.Location, right of way width, and names of all existing or previously platted streets, or other public ways, parks, and other public lands, permanent buildings and structures, easements and section and corporate lines within the plan and to a distance one hundred fifty feet (150') beyond the plat area. d.Location and size of existing sanitary sewers, water mains, storm sewers, telecommunications, electricity, natural gas, cable or other underground facilities within the tract and to a distance of one hundred feet (100’) beyond the plat area. Grades, invert elevations and locations of catch basins, manholes and hydrants shall also be shown. Page 120 of 166 e. Boundary lines of adjoining unsubdivided or subdivided land, within one hundred fifty feet (150'), identified by name and ownership, including all contiguous land owned or controlled by the applicant. (1981 Code 301 § 4) f. Topographic data, including contours at vertical intervals of not more than two feet (2'), existing slopes over thirty three percent (33%) in grade; Wetlands, floodplains, wooded areas, rock outcrops, power transmission poles and lines, and other significant features. The centerline of all watercourses shall be accurately delineated. g. A forest and significant tree inventory of the size, species, and location of significant and heritage trees, as defined by City Code Section 15-3, existing on the property to be disturbed by public or private improvements. These significant trees and heritage trees should be identified in both graphic and tabular form. 3. Proposed Design Features: a. Layout of proposed streets showing the right of way widths, centerline gradients, typical cross sections, and proposed names of streets. The name of any street heretofore used in the county or its environs shall not be used unless the proposed street is a logical extension of an already named street, in which event, the same name shall be used. Street names shall conform to the master street name and numbering system as adopted. b. Locations and widths of proposed alleys and pedestrianways. c. Locations and size of proposed sewer lines and water mains. d. Location, dimension and purpose of all easements. e. Layout, numbers, lot areas and preliminary dimensions of lots and blocks. f. Minimum front and side street building setback lines. g. When lots are located on a curve, the width of the lot at the building setback line. h. Areas, other than streets, alleys, pedestrianways and utility easements, intended to be dedicated or reserved for public use, including the size of such area or areas in acres. 4. Supplemental Information: a. Statement of the proposed use of lots stating type of residential buildings with number of proposed dwelling units and type of business or industry, so as to reveal the effect of the development on traffic, fire hazards, and congestion of population. b. A generalized plan illustrating the manner in which the project is anticipated to be staged, including preliminary building pad locations. c. Preliminary proposals for connection with existing water supply and sanitary sewer systems. d. Provision for surface water disposal, drainage, and flood control. e. If any zoning changes are contemplated, the proposed zoning plan for the areas. f. Whenever the preliminary plat covers only a part or portion of an applicant’s adjacent land holdings, the applicant shall submit a sketch plan of the remainder of the property so as to show the possible relationships between the proposed subdivision and the future subdivision, including proposed street systems and an indication of probable future street and drainage systems for the remaining portion of the applicant’s land holdings. In any event, all subdivisions shall be shown to relate well with existing or potential adjacent subdivisions. Page 121 of 166 g.Where structures are to be placed on large lots (over 30,000 square feet), the preliminary plat shall indicate placement of structures so that lots may be further subdivided. h.An accurate soil survey of the subdivision prepared by a qualified person. (1981 Code 301 § 4) i.Where structures are to be placed on excessively deep (over two hundred feet (200’) lots which are subject to potential replat, the preliminary plat shall indicate a logical way in which the lots could possibly be resubdivided in the future. j.A stormwater pollution prevention plan (SWPPP) meeting the requirements of the Minnesota Pollution Control Agency (MPCA) including all soil erosion and sediment control measures to be incorporated during and after construction must be shown. Locations and standard detail plates for each measure must be included on the plan. k.A forest management plan that shows size, species, and location of trees proposed for removal, the location of trees to be preserved and the proposed measures for protection, and the size, species, number, and location of all replacement trees and woody shrubs proposed to be planted on the property. This plan shall incorporate the elements as required by City Code Section 15-3. l.Such other information as may be requested by the zoning administrator, engineer, surveyor or planning commission. B.Final Plat: The owner or applicant shall submit a final plat, together with any necessary supplemental information. The final plat shall be prepared in accordance with provisions of Minnesota statutes and Dakota County regulations, and such final plat shall contain the following information. 1.Contents: a.Name of the subdivision, which shall not duplicate or too closely resemble the name of any existing subdivision in the county. b.Location by section, township, range, county and state, and including descriptive boundaries of the subdivision, based on an accurate traverse, giving angular and linear dimensions which must mathematically close. The mathematical closure tolerance of the plat boundary, blocks, lots, and outlots shall not exceed two-hundredths (2/100) of a foot. c.The location of monuments and a description thereof. Locations of such monuments shall be shown in reference to existing official monuments on the nearest established street lines, including true angles and distances to such reference points or monuments. d.Location of lots, streets, public highways, alleys, parks and other features, with accurate dimensions in feet and decimals of feet, with the length of radii and/or arcs of all curves, and with all other information necessary to reproduce the plat on the ground. Dimensions shall be shown from all angle points of curve to lot lines. e.Lots shall be numbered clearly. Blocks are to be numbered, with numbers shown clearly in the center of the block. f.The exact locations, widths, and names of all streets to be dedicated. g.Location, width and type of all easements to be dedicated. h.Scale of plat, with the scale written and shown graphically on a bar scale along with the date and north arrow. i.Streets, alleys and other public areas not previously dedicated. Commented [SM1]: Do we need to specify the room for error? Page 122 of 166 Include a map showing the location of the property being platted with sufficient information to locate the property within a section. Orientthe vicinity map to match the north orientation of the plat. (Ord. 490, 2-16-2016) 2. Additional Plats: All subdividers shall submit two (2) reproducible copies of the final plat showing clearly lot configuration, actual dimensions and exact lot size in square footage, as certified by a registered land surveyor. 3. Title information required on final plat: a. Statement dedicating all easements as follows: “Easements for installation and maintenance of utilities and drainage facilities are reserved over, under and along areas marked ‘drainage and utility easements’.” b. State dedicating all streets, alleys and other public areas not previously dedicated as follows: “Streets, alleys, and other public areas shown on this plat and heretofore dedicated to public use are hereby so dedicated.” 4. Certificates: Space for certification by the following parties (to be certified by appropriate parties prior to the city signing the final plat): a. Certification by registered surveyor in the form required by section 505.03, Minnesota statutes, as amended. b. Notarized certification by all owners of any interest in the land, and by any mortgage holder of record of the adoption of the plat as required by section 505.03, Minnesota statutes, as amended, and which certificate shall include a dedication of the drainage and utility easements and other public areas in such form as approved by the city council. c. Certification showing that all taxes and special assessments due on the property have been paid in full. (Ord. 490, 2-16-2016) d. Space for certificates of approval and review to be filled in by the signatures of the mayor and city clerk. The form of approval of the city council is as follows: Approved by the City of Mendota Heights, Minnesota This ________ day of________ , 20___ Signed: _______ Mayor Attest: _______ City Clerk CHAPTER 3 DESIGN STANDARDS 11-3-1: CONFORMANCE TO APPLICABLE RULES AND REGULATIONS In addition to the design standards, all subdivision plats shall comply with the following, if applicable: A. Minnesota statutes 462.351 through 462.364; B. Requirements of the comprehensive plan, this code, and official zoning map of the city; C. The rules and regulations of the Minnesota department of health and department of transportation; Page 123 of 166 D.State laws relating to platting requirements and registered land surveys; and E.Federal emergency management agency (FEMA) floodplain and Minnesota department of natural resources (MnDNR), shoreland regulations of Title 15 of this code. 11-3-2: BLOCKS: A.Block Length. 1.In general, intersecting streets determining block lengths shall be provided at such intervals so as to serve cross traffic adequately and to meet existing streets. Where no existing plats control, the blocks in residential subdivisions shallnot exceed one thousand three hundred twenty feet (1,320') in length, nor be less than three hundred feet in length, except where topography or other conditions justify a departure from this maximum. In blocks longer than eight hundred feet (800'), pedestrianways and/or easements through the block may be required near the center of the block. 2.Blocks for business or industrial use shall not exceed one thousand three hundred twenty feet (1,320') in length. B.Block Width. 1.The width of the block shall be sufficient to allow two (2) tiers of lots of appropriate depth, except where blocks abut a railroad or major arterial where it may have a single tier of lots. 2.Blocks intended for business or industrial use shall be of such width as to be considered most suitable for their respective use, including adequate space for off street parking and deliveries. 11-3-3: LOTS: A.Lot Area, Width And Depth: The minimum lot area, width and depth shall not be less than that established by title 12 of this code in effect at the time of adoption of the final plat. B.Corner Lots: Corner lots for residential use shall have additional width to permit appropriate building setback from both streets as required in in title 12 of this code. C.Side Lot Lines: Side lines of lots shall be approximately at right angles to street lines or radial to curved street lines. D.Lot Frontage: Every lot must have the minimum frontage on a city approved street other than an alley, as required intitle 12 of this code, or be approved subject to section 11-1-9 of this title. E.Setback Lines: Setback or building lines shall be shown on all lots and shall not be less than the setback required by title 12 of this code in effect at the time of adoption of the final plat. F.Watercourses: Lots abutting a watercourse, wetland, ponding area, public waters including rivers and streams, shall have an additional depth of at least thirty feet (30’) to accommodate any easements, buffers, or increased setback requirements as required under the provisions of title 12 or title 15 of this code. G.Lot Remnants: All remnants of lots below the minimum size and area identified in title 12 of this code that are left over after subdividing a larger tract must be added to adjacent lots, rather than allowed to remain as unusable parcels, unless the land is required for public purpose, is designated as an outlot, and has access from a public street. H.Political Boundaries: No singular plat shall extend over a political boundary. No singular lot shall extend over a school district boundary. I.Frontage Of Two Streets: Through lots, or lots with frontage on two (2) parallel streets, shll not be permitted except where lots back on arterial streets or highways, or where topographic or other Page 124 of 166 conditions render subdividing otherwise unreasonable. Such through lots shall have an additional depth of at least twenty feet (20’) in order to allow space for screen planting along the back lot line. J. Lots Abutting Collector or Arterial Streets 11-3-4: STREETS AND ALLEYS: A. General Requirements. 1. Streets, Continuous: a. Except for cul-de-sacs, streets shall connect with streets already dedicated in adjoining or adjacent subdivisions, or provide for future connections to adjoining unsubdivided tracts, or shall be a reasonable projection of streets in the nearest subdivided tracts. Streets shall be designed and located in relationship to existing and planned streets. b. Local streets shall be laid out to conform as much as possible to the topography, to discourage use by through traffic, to permit efficient drainage and utility systems, and to require the minimum number of streets necessary to provide convenient and safe access to property. c. The arrangement of collector and arterial streets shall be consistent with the provisions of the transportation chapter of the comprehensive plan, and considered in their relation to the reasonable circulation of traffic, to topographic conditions, to runoff of storm water, to public convenience and safety, and in their appropriate relation to the proposed uses of the area to be served. d. Where the plat to be submitted includes only part of the tract owned or intended for development by the subdivider, a tentative plan of a proposed future street system for the unsubdivided portion shall be prepared and submitted by the applicant. e. When a tract is subdivided into larger than normal building lots or parcels, such lots or parcels shall be so arranged as to permit the logical location and openings of future streets and appropriate resubdivision, with provision for adequate utility connections for such resubdivision. 2. Streets, Dead End: a. Dead end streets without turnarounds are prohibited. b. Cul-de-sacs will be permitted only where topography or other physical site conditions justify their use. 1) Requirements: Cul-de-sacs shall not be longer than five hundred feet (500'), including a terminal turnaround which shall be provided at the closed end, with an outside curb radius of at least forty nine feet (49') and a right of way radius of not less than sixty feet (60'). For the purposes of measuring culs-de-sac, the distance from the centerline of the intersected streets to the centerline of the cul-de-sac shall be used. 2) Approval of culs-de-sac in new subdivisions shall be determined by the city after review of topography, desirability for the whole subdivision, expected maintenance costs, emergency vehicle access and compliance with city planning objectives. 3. Streets, Service: a. Wherever the proposed subdivision contains or is adjacent to the right of way of a U.S. or state highway or thoroughfare, provision may be made for a marginal access street approximately parallel and adjacent to the boundary of such right of way, or for a street Page 125 of 166 at a distance suitable for the appropriate use of land between such street and right of way. Such distance shall be determined with due consideration of the minimum distance required for approach connections to future grade separations, or for lot depths. 4.Alleys: a.Alleys shall be provided in commercial and industrial districts; except, that this requirement may be waived where other definite and assured provision is made for service access, such as off street loading, unloading and parking consistent with and adequate for the uses proposed. b.Except where justified by special conditions, such as the continuation of an existing alley in the same block, alleys will not be approved in residential districts. c.Alleys, where provided, shall not be less than thirty feet (30') wide. Dead end alleys shall be avoided wherever possible, but if unavoidable, such dead end alleys may be approved if adequate turnaround facilities are provided at the closed end. 5.Half Streets: a.Dedication of half streets will not be permitted, except where it is essential to the reasonable development of the subdivision and in conformity with the other requirements of these regulations, where it is found that it will be practical to require the dedication of the other half when the adjoining property is subdivided, or where it becomes necessary to acquire the remaining half by condemnation so that it may be improved in the public interest. (1981 Code 301 § 5) 6. B.Street Specifications: 1.Angle Of Intersections: a.Under normal conditions, streets shall be laid out so as to intersect as nearly as possible at right angles, except where topography or other conditions justify variations. Under normal conditions, the minimum angle of intersection of streets shall be eighty degrees (80°). Street intersection jogs with an offset of less than one hundred twenty five feet (125') shall be avoided. 2.Right Of Way Width: a.Street right of way widths shall be determined at the time of platting and are subject to review and consideration of traffic patterns, current and future traffic counts, level of service and other applicable conditions. The following are minimum right of way widths for streets, alleys, or pedestrianways that are subject to modification by the agency responsible for the street, and approval of the city engineer: Arterial street 120 feet Collector street 80 feet Local street 60 feet Cul-de-sac or service streets 60 feet Alley 30 feet Page 126 of 166 Pedestrianway 10 feet Private common access1 30 feet 1The city council may choose to approve private common access for a Planned Unit Development, townhouse development, etc., where appropriate. Standards for said access, however, shall comply with minimums as outlined for minor streets (except right of way) and all other provisions as required by the city council. b. Where the existing or anticipated traffic on primary and secondary thoroughfares warrants greater widths of rights of way, the above listed widths shall be required. 3. Street Grades: a. Except upon the recommendation of the city engineer that the topography warrants a greater maximum, the grades in all streetsand alleys in any subdivision shall not be greater than the maximum grades for each classification as follows: Arterial street 6 percent Collector street 6 percent Local street 8 percent Alley 6 percent b. In addition, there shall be a minimum grade on all streets and thoroughfares of not less than twenty-hundredths percent (0.50%). 4. Street Alignment: The horizontal and vertical alignment standards on all streets shall be as follows: a. Horizontal - Radii Of Centerline b. Curb Radius: c. Reverse Curves: Minimum design standards for collector and arterial streets shall comply with Minnesota state aide design standards. Arterial street 150 feet minimum Collector street or local street 50 feet minimum Collector or Arterial street 15 feet – 25 feet Local street 15 feet Page 127 of 166 11-3-5: EASEMENTS: A. Width And Location: 1. An easement for utilities at least five feet (5') wide shall be provided along the side line of lots. A similar easement of at least ten feet (10') in width shall be provided along the front and rear of each line of lots. 2. If necessary for the extension of water main, sewer lines, similar utilities, to accommodate surface water drainage, and/or access to adjoining property, easements of greater width may be required along lot lines or across lots. 3. Additional easements may be required, as determined appropriate by the city engineer. (Ord. 490, 2-16-2016) B. Continuous Drainage and Utility Easement Locations: 1. Utility easements shall connect with easements established in adjoining properties. These easements, when approved, shall not thereafter be changed without the approval of the city council after a public hearing. C. Guywires: 1. Additional easements for pole guywires should be provided at the outside of turns. Where possible, lot lines shall be arranged to bisect the exterior angle so that pole guywires will fall alongside lot lines. D. Water Resources: 1. Where a subdivision is traversed by a watercourse, drainageway, channel, or stream, a storm sewer easement, drainage right of way or park dedication, whichever the city engineer may deem the most adequate, conforming substantially with the lines of such watercourses, shall be provided, together with such further width or construction, or both, as will be adequate for the stormwater drainage of the area. The width of such easements shall be determined by the city engineer. E. Slopes: 1. Steep slopes may be dedicated as easements on a plat, or deeded to the city or an officially recognized homeowners' association. Upon city council approval, deeding of steep slopes may be used to satisfy public land dedication requirements as established in chapter 5 of this title. 11-3-6: EROSION AND SEDIMENT CONTROL: A. All subdivision design shall incorporate adequate provisions for erosion and sediment control requirements found in title 14 of this code and the Mendota Heights land disturbance guidance document 11-3-7: SURFACE WATER DRAINAGE: A. All subdivision design shall incorporate adequate provisions for stormwater runoff consistent with the Mendota Heights surface water management plan and with titles 14 and 15 of this code, the policies of the watershed district, and other public agencies. 11-3-8: PROTECTED AREAS: A. Where land proposed for subdivision is deemed environmentally sensitive by the city due to the existence of wetlands, drainageways, watercourses, floodable areas, significant trees, steep slopes or Page 128 of 166 wooded areas, the design of such subdivision shall clearly reflect all necessary measures of protection to ensure against adverse environmental impacts. B. Based upon the necessity to control and maintain certain sensitive areas, the city shall determine whether such protection will be accomplished through lot enlargement and redesign or dedication of those sensitive areas in the form of outlots that are either dedicated to the city or encumbered with a deed restriction protecting the sensitive area. C. In general, measures of protection shall include design solutions which allow for construction and grading involving a minimum of alteration to sensitive areas. Such measures, when deemed appropriate by the city, may include, but shall not be limited to, the following: 1. The establishment of easements and/or outlots over wetlands, drainageways and watercourses. 2. The implementation of flood control measures. 3. The enlargement of lots or redesign of the subdivision. 4. The submission of a forest management plan subject consistent with section 15-3 of this code. 5. The use of appropriate erosion control measures subject to approval by the public works director and in compliance with the city land disturbance guidance document. 6. Soil testing to determine the ability of the proposed subdivision to support development. 7. The limitation of development, construction or grading on slopes steeper than thirty three percent (33%) in grade. i. Exemptions: Previously disturbed areas as part of a lot split or lot line adjustment request containing an existing dwelling and associated improvements. 8. Structure conformance to natural limitations presented by the topography and soil so as to create the least potential of soil erosion. i. Scheduling land development in increments of workable size such that adequate erosion and siltation controls can be provided as construction progresses. The smallest practical area of land shall be exposed at any one period of time. A. , CHAPTER 4 REQUIRED IMPROVEMENTS 11-4-1: GENERAL REQUIREMENTS: A. Development Agreement: 1. Fees: Before the city releases a final plat for recording, the owner or developer of the land covered by said plat shall pay all applicable fees and execute a developer’s agreement which shall be binding on heirs, personal representatives and assigns. 2. Securities: Prior to the making of such required improvements, the council shall require the owner or developer to deposit with the city an amount equal to the city's estimated cost of such improvements, either in cash, letter of credit, or an indemnity bond, with sureties satisfactory to the city. As portions of the project construction are completed, inspected and accepted by the city, the amount of the surety requirement may be reduced. The cash deposit, letter of credit, or bond shall be conditioned upon: Page 129 of 166 a. That the owner or developer will cause no private construction to be made on said plat or file or cause to be filed any application for building permits for such construction until all improvements required under this title have been made or arranged for as approved by the city and executed within the developer’s agreement. b. The installation of all of the improvements required by the terms and conditions and within the time period designated by the city unless and extension is granted by the city council. c. Satisfactory completion of the work and payment therefor, which work was undertaken by the developer in accordance with the developer’s agreement. d. The developer shall pay to the city all expenses incurred by the city, including, but not limited to, expenses for engineering, planning, fiscal, legal, construction and administration. In instances where a cash escrow is submitted in lieu of a letter of credit or bond, there shall be a cash escrow agreement which shall provide that in the event the required improvements are not completed within the approved time period, all amounts held under the cash escrow agreement shall be automatically turned over and delivered to the city and applied by the city to the cost onf completing the required improvements. If the funds available within said cash escrow agreement are not sufficient to complete the required improvements, the necessary additional cost to the city may be assessed against the subdivision. Any balance remaining in the cash escrow fund after such improvements have been made and all expenses therefore have been paid, shall be returned to eh developer. In instances where a letter of credit or indemnity bond is used in lieu of a cash escrow, the letter of credit or indemnity bond shall be in a form satisfactory to the city and the terms thereof shall substantially comply with the procedure set forth for a cash escrow fund. . B. Certification Of Improvements: No final plat shall be approved by the city council without first receiving a report from the city engineer certifying that the improvements described herein, together with the agreements and documents required herein, meet the minimum requirements of all applicable ordinances. C. Inspection: All of the required improvements to be installed under the provisions of this title shall be inspected during the course of their construction by the city engineer. All of the inspection costs pursuant thereto shall be paid by the owner or subdivider in the manner prescribed in subsection A.2. of this section. D. As Built Drawings: Reproducible “as built drawings” of all required improvements as required by the city engineer, shall be furnished to the city by the developer. Such “as built drawings” shall be certified to be true and accurate by the registered engineer responsible for the installation of the improvements. E. Erosion, Sediment Control: All plans for erosion, sediment control and vegetation preservation, as required in subsections 11-2-3A.4.j and A.4.k of this title, shall be approved in conjunction with an approved time schedule for the phasing of said protection plans during and after construction. (1981 Code 301 § 8) F. Monuments: Official plat monuments as designated and adopted by the Dakota County surveyor’s office shall be placed at each corner or angle point on the outside boundary of the final plat or in accordance with a plan as approved by the city engineer. Said monuments shall consist of a steel rod or pipe, one- half inch (1/2") or larger in diameter. The license number of the land surveyor that certifies the plat shall be affixed to all set plat monuments. Page 130 of 166 1. Pipes or steel rods shall be placed at each lot corner and at each intersection of street centerlines, points of curvature and points of tangency on street lines, and at each angle point on the boundary of the subdivision. All United States, state, county or other official benchmarks, monuments or triangulation stations in or adjacent to the property shall be preserved in precise position and shall be recorded on the plat. All lot and block dimensions shall be shown on the plat, and all necessary bearing pertaining to the lots and blocks. 2. In situations where conditions prohibit the placing of markers in the locations prescribed above, offset markers will be permitted. The exact location of all markers shall be shown on the final plat, together with accurate interior angles, bearings and distances. 3. To ensure that all irons and monuments are correctly in place, monumentation shall be required following the final grading of a plat. Proof of the monumentation shall be in the form of a surveyor’s certificate and this requirement shall additionally be a condition of certificate of occupancy as provided for in section 12-5C-2 of this code. 11-4-2: STREETS, SANITARY SEWERS AND WATER DISTRIBUTION: A. It is the developer's responsibility to install all required improvements, except that the city reserves the right to elect to install all or any part of the improvements required under the provisions of this title pursuant to Minnesota statutes, chapter 429,as amended. If the city elects to install the improvements, the developer shall post a cash escrow or letter of credit guaranteeing payment of the developer's share of costs. B. Sanitary sewers and water facilities shall be installed in accordance with the standards and specifications as required by the city council and subject to the approval of the Public Works Director. C. Storm sewers, open drainage, retention ponds or other facilities shall be installed within drainage and utility easements to adequately provide for controlling, preserving and providing for the drainage, storage or management of surface waters. D. Street trees and boulevard sodding shall be planted in conformance with the standards and specifications as required by the city council. (1981 Code 301 § 8) E. Street signs of the design approved by the City Engineer shall be installed at each street intersection. 11-4-3: PUBLIC UTILITIES: A. Telephone, cable TV, electric, gas, plus all other utility service lines are to be placed underground in such a manner so as not to conflict with other underground services, in accordance with the provisions of all applicable city ordinances. B. Where feasible, all utility lines for telephone and electric service shall be placed in rear line easements. C. All drainage and other underground utility installations which traverse privately owned property shall be protected by easements furnished by the subdivider. D. The utility company is responsible for complying with the requirements of this chapter. The developer shall make any necessary arrangements with utility companies for the installation of said facilities. CHAPTER 5 DEDICATION OF LANDS FOR PUBLIC USE 11-5-1: AMOUNT REQUIRED TO BE DEDICATED; CASH IN LIEU: Commented [SM2]: Do we want to create street tree requirements across the board? Commented [SM3R2]: Or reference tree + boulevard sodding, etc. Commented [SM4R2]: And street signs and lighting (if applicable) Commented [SM5]: We could require underground for all newly platted subdivisions Page 131 of 166 A.Public Uses: Pursuant to Minnesota statutes section 462.358, subdivision 2b, as amended, the city council shall require all developers requesting platting or replatting of land in the city to contribute lands, in the amounts listed below, to be dedicated to the public for their use as either parks, playgrounds, public open space, trail systems, or water ponding, or to contribute cash in lieu of land in an amount established by resolution of the city council, based upon the conditions outlined below. The form of contribution (cash or land, or any combination thereof) shall be decided by the city council based upon need and conformance with approved city plans. If the replat increases the number of lots and/or number of dwelling units, or if land outside the previously recorded plat is added, then the park land dedication shall be based on the additional dwelling units being added. B.Dedication Formula: 1.Land: The dedication formula shall be ten percent (10%) of final plat gross area. 2.Cash In Lieu: Cash in lieu of land shall be contributed in an amount established by the Mendota Heights fee schedule, as adopted by the city council. C.Dedication Location: In such cases where the developer is required to dedicate land area, the city council shall have the right to determine the geographic location and configuration of said dedication. 11-5-2: DISPOSITION OF REVENUES: D.Special Fund: All monies collected from cash contributions shall be placed in a special fund from which only those public uses as listed in section 11-5-1 of this chapter may be constructed or improved, or land for those same uses may be acquired. The city may elect to receive a combination of cash, land and development of the land for park use. Payment of cash in lieu of land will be collected prior to any subdivision or final plat being released by the city for recording with Dakota County. 11-5-3: DELAYED CASH PAYMENTS: Upon petition by the developer, the council may approve a delay in the actual dedication of the cash required in lieu of land until such time as development occurs on the property being platted; provided, that a proper legal agreement is executed guaranteeing such dedication. Delayed dedication payment shall include annual interest accrued on the unpaid balance at an interest rate to be established from time to time by resolution of the city council. (1981 Code 301 § 6) 11-5-4: DEDICATION OF PUBLIC SITES: Where a proposed park, playground or other recreational area, proposed school site or other public ground that has been indicated in the official map and/or master plan is located in whole or in part within a proposed subdivision, such proposed public site shall be designated as such and should be dedicated to the city, school district or other proper governmental unit. If the subdivider chooses not to dedicate an area in excess of the land required under this chapter for such proposed public site, the council shall not be required to act to approve or disapprove the plat of the subdivision for a period of ninety (90) days after the subdivider meets all the provisions of this title in order to permit the council, school board or other appropriate governmental unit to consider the proposed plat and to take the necessary steps to acquire, through purchase or condemnation, all or part of the public site proposed under the official map or master plan. (1981 Code 301 § 6) 11-5-5: NEXUS REQUIREMENT AND APPEALS: As required by law, the dedication formulas established in this section are intended to reflect an essential nexus between the fees or dedication imposed and the city purpose sought to be achieved by the fee or dedication, and to bear a rough proportionality to the need created by the proposed subdivision or development. Appeals Page 132 of 166 regarding the proposed fee or dedication will be subject to the provisions established in Minnesota statutes 462.358, subd. 2c. Section 2. Effective date. This ordinance shall be effective immediately following adoption and publication according to law. Section 3. Summary Publication. ADOPTED this 21st day of April, 2026 by the City Council for the City of Mendota Heights. CITY COUNCIL CITY OF MENDOTA HEIGHTS ___________________________________ Stephanie B. Levine, Mayor ATTEST: ___________________________ Nancy Bauer, City Clerk Page 133 of 166 TITLE 11 SUBDIVISION REGULATIONS CHAPTER 1 GENERAL SUBDIVISION PROVISIONS; ADMINISTRATION AND ENFORCEMENT 11-1-1: SHORT TITLE: This title shall be known as the SUBDIVISION ORDINANCE OF THE CITY OF MENDOTA HEIGHTS and will be referred to herein as "this title". (1981 Code 301 § 1) 11-1-2: INTENT AND PURPOSE: A.Purpose: It is the purpose of this title to establish certain regulations and requirements for the platting of land within the City of Mendota Heights pursuant to the authority contained in Minnesota statutes that the City Council deems necessary for the health, safety and general welfare of this community. B.Intent: It is the intent of this title to: 1.Safeguard the best interests of the city 2.To assist the subdivider in harmonizing their interests with those of the city at large 3.To provide for an attractive, orderly, economic, and safe development of land and urban services and facilities 4.To promote the public health, safety, and general welfare by establishing physical standards, design requirements and procedures for plats and subdivisions of land 5.To develop a consistency with and to help implement the zoning, building and other applicable sections and provisions of this Code 6.To support and further the city’s comprehensive plan by establishing uniform procedures and regulations for plats and subdivisions of land 7.To protect the character and symmetry of neighborhoods in the city while preserving and enhancing the value and economic use of property In order to safeguard the best interests of the city and to assist the subdivider in harmonizing his interests with those of the city at large, this title is adopted in order that adherence to same will bring results beneficial to both parties. It is the purpose of this title to make certain regulations and requirements for the platting of land within the city pursuant to the authority Page 134 of 166 contained in Minnesota statutes, which regulations the city council deems necessary for the health, safety and general welfare of this community. (1981 Code 301 § 1) 11-1-3: SCOPE: The provisions of this title relate to any division of a tract of land into two (2) or more parcels by platting, replatting, conveyance, registered land survey, or other means. (1981 Code 301 § 1) 11-1-4: RULES AND DEFINITIONS: For the purpose of this title, words used or defined in one tense or form shall include other tenses and derivative formsin the present tense shall include the future; words in the singular number shall include the plural number, and words in the plural number shall include the singular numberthe plural the singular; and the word "shall" is mandatory and not discretionary; and the word ‘may’ is permissive. For the purpose of this title, certain words and terms are hereby defined as follows: ALLEY: A public right of way which affords a secondary means of access to abutting property. APPLICANT: All persons, whether one or more, who request approval by the city of a plat, subdivision, lot line adjustment or lot division pursuant to this Title. BLOCK: An area of land within a subdivision that is entirely bounded by streets, or by streets and the exterior boundary or boundaries of the subdivision, or a combination of the above with a river or lake. BOULEVARD: The portion of the street right of way between the curb or curb line and the property line. BUILDING: Any structure having a roof and at least three (3) walls which may provide shelter or enclosure of persons, animals, or chattels, and when said structure is divided by party walls without openings, each portion of such building so separated shall be deemed a separate building. CITY: The city of Mendota Heights. CITY COUNCIL: The governing body of the city of Mendota Heights. COMPREHENSIVE PLAN: Refers to the group of maps, charts and text that make up the comprehensive long range plan of the city.The comprehensive plan of the city and all policy statements, goals, standards, maps, charts and explanatory materials thereto which guide the land use development of the city, as adopted by the city council. Page 135 of 166 DESIGN STANDARDS: The specifications to land owners or subdividers for the preparation of plats, both preliminary and final, indicating, among other things, the optimum, minimum or maximum dimensions of such items as rights of way, blocks, easements and lots. DEVELOPER: The owner of land proposed to be subdivided under this title, or their representative commencing proceedings under this title to effect a subdivision of land hereunder for themselves or for another. Consent shall be required from the legal owner of the premises. EASEMENT: A recorded interest in land which authorizes a designated portion of that land for a specific limited use which shall include but not be limited to the following uses: ponding, drainage, utilities, access, parking, construction, etc. grant by a property owner for the use of a strip of land for the purpose of constructing and maintaining drives and utilities, including, but not limited to, sanitary sewers, water mains, electric lines, telephone lines, storm sewer or storm drainageways and gas lines. FINAL PLAT: A drawing or map of a subdivision, meeting all of the requirements of the city, and in such form as required by Dakota County for the purposes of recording. GRADE, PERCENTAGE OF: The rise or fall of a street by feet and tenths of a foot for each one hundred feet (100’) of horizontal distance measured at the centerline of the street. LOT: A parcel or portion of land within a subdivision which is described by a lot number, block number and subdivision name, meeting the requirements of Title 12: Zoning of this Code, for the purposes of description, recording, conveyance, development and taxation. or other parcel of land intended for building development or for transfer of ownership. LOT AREA: The area of a lot in a horizontal plane bounded by the lot lines. LOT, CORNER: A lot situated at the junction of, and abutting on two (2) or more intersecting streets, or a lot at the point of deflection in alignment of a continuous street and the interior angle of which does not exceed 135°. LOT, DEPTH: The mean horizontal distance between the front lot line and the rear lot line of a lot. LOT, INTERIOR: A lot other than a corner lot, including through lots. LOT LINE: The property line bounding a lot; except, that where any portion of a lot extends into a public right of way or a proposed public right of way, the line of such public right of way shall be the "lot line" for applying this Chapter. LOT LINE, FRONT. That boundary of a lot which abuts an existing or dedicated public street and, in the case of a corner lot, the front lot line shall be designated by the owner, subject to the approval by the code enforcement officer. Appeals to the determination of the code enforcement officer may be filed with the zoning board of appeals in accordance with section [12-1L-3] of this Code. Page 136 of 166 LOT LINE, REAR. That boundary of a lot which is opposite the front lot line. If the rear lot line is less than ten feet (10') in length, or if the lot forms a point at the rear, the rear lot line shall be the line ten feet (10') in length within the lot, parallel to and at the maximum distance from the front lot line. LOT LINE, SIDE. Any boundary of a lot which is not a front lot line or a rear lot line. LOT OF RECORD. Part of a subdivision, the plat of which has been recorded in the office of the register of deeds, or a parcel of land, the deed to which was recorded in the office of said register of deeds prior to the adoption of this Chapter. LOT, THROUGH. A lot which has a pair of opposite lot lines abutting two (2) substantially parallel streets, and which is not a corner lot. On a through lot, both street lines shall be front lot lines for applying this. LOT WIDTH. The maximum horizontal distance between the side lot lines of a lot measured within the first 30' of the lot depth. OUTLOT: A parcel of land on a plat which has not been designated as a buildable lot, due to insufficient size or frontage, peculiar site characteristics, topographical problems, or one which is not ready for development due to lack of public improvements, or for drainage purposes. OWNER: Any individual, firm, association, syndicate, partnership, corporation, trust, or any other legal entity having proprietary interest in the land sought to be subdivided to commence and maintain proceedings to subdivide the same under this Title. Includes the plural as well as the singular and, where appropriate, shall include a natural person, partnership, firm, association, public or quasi-public corporation, private corporation, or a combination of any of them. PARCEL: Any unit of land, platted or described by metes and bounds or combination thereof, subject to this title and other city ordinances. PARKS AND PLAYGROUNDS: Public land and open spaces in the city of Mendota Heights dedicated or reserved for recreational use and other public purposes. PEDESTRIANWAY: A public or private right of way across a block or within a block to provide access for pedestrians and which may be used for the installation of utility lines. PERCENTAGE OF GRADE: On street centerline, means the distance vertically (up or down) from the horizontal in feet and tenths of a foot for each one hundred feet (100') of horizontal distance. PLANNING COMMISSION: The planning commission of the city of Mendota Heights. PRELIMINARY PLAT: A tentative drawing or map of a proposed subdivision meeting the requirements herein enumerated. Page 137 of 166 PROTECTIVE COVENANTS: Contracts made between private parties as to the manner in which land may be used, with the view to protecting and preserving the physical and economic integrity of any given area. STREET: A public right of way affording primary access by pedestrians and vehicles to abutting properties, whether designated as a street, highway, thoroughfare, parkway, road, avenue, or boulevard, lane, place, or however designated.in accordance with the metropolitan council functional classification of transportation facilities. STREET, COLLECTORCollector Streets: A street which serves or is designed to serve as a trafficway for a neighborhood or as a feeder to a major street. Collector streets are identified in the comprehensive plan. Those that carry traffic from minor streets to the major system of thoroughfares and highways, including the principal entrance streets of residential districts, as shown on the comprehensive plan. STREET, CUL-DE-SACCul-De-Sac: A minorlocal street with only one (1) outlet and having an appropriate terminal for the safe and convenient reversal of traffic movement. Marginal Access Streets: Minor streets which are parallel and adjacent to thoroughfares and highways and which provide access to abutting properties and protection from through traffic. STREET, LOCALMinor Streets: A street intended to serve primarily as an access to abutting properties. Those which are used primarily for access to abutting properties. STREET, MINOR ARTERIAL: A road classification for streets that are of regional importance because they relieve, expand, or complement the principal arterial system and are designed to connect to principal arterials,other minor arterials and collectors. Minor arterial streets are identified in the comprehensive plan. STREET, PRINCIPAL ARTERIAL: Interstate freeways and state highways that connect the region with other areas in the state and other states. The emphasis of these roads are on mobility as opposed to land access. Principal arterial roads are identified in the comprehensive plan. Thoroughfares; Arterial Streets: Those used primarily for heavy traffic, and serving as arterial trafficways between the various districts of the community, as shown on the comprehensive plan. STREET, PRIVATE: A street which is not dedicated to the city for public use. STREET, SERVICE: A marginal access street which is generally parallel and adjacent to minor or principal arterials and which provide access to abutting properties and protection from through traffic. STREET WIDTH: The width of the right-of-way, measured at right angles to the centerline of the street. The shortest distance between lines of lots delineating the street's right of way. Page 138 of 166 SUBDIVIDER: Any individual, firm, association, syndicate, copartnership, corporation, trust or other legal entity having sufficient proprietary interest in the land sought to be subdivided to commence and maintain proceedings to subdivide the same under this title. SUBDIVISION: A described tract of land which is to be or has been divided into two (2) or more lots or parcels for the purpose of transfer of ownership or building development or, if a new street is involved, any division of a parcel of land. The term includes resubdivision and, where it is appropriate to the context, relates either to the process of subdividing or to the land subdivided. TANGENT: A straight line that is perpendicular to the radius of a curve where a tangent meets a curve. VERTICAL CURVE: The surface curvature on a street centerline located between lines of different percentage of grade. (1981 Code 301 § 2) 11-1-5: COMPLIANCE WITH PROVISIONS; EXCEPTIONS: A.Conditions For Recording Plat: No plat of any subdivision shall be entitled to record in the Dakota County register of deeds office or have any validity until the plat thereof has been prepared, approved, and acknowledged in the manner prescribed by this title. B.Building Permit Issuance: No building permits will be considered for issuance by the city for the construction of any building, structure or improvement to the land or to any lot in a "subdivision", as defined herein, until all requirements of this title have been fully complied with. (1981 Code 301 § 11) B. C.Conflict: It is not intended by this title to annul or interfere with any other official regulations or ordinances of the city; provided, however that where there is a difference between minimum standards or dimensions herein and those contained in other official regulations or ordinances of the city, the highest standards shall apply. D. Approvals Necessary for Acceptance of Plats: Before any plat shall be recorded or be of any validity, it shall be referred to the city planning commission for recommendation and approved by the city council as having fulfilled the requirements of this title. 11-1-6: LOT SPLITS AND PROPERTY LINE ADJUSTMENTS: Exceptions: Application requests for lot splits and lot line adjustments shall follow the application and procedures required by this title for a subdivision unless exempted by this section, in which case the planning commission and city council shall review said request in the manner prescribed in section 11-2-1 of this title and in compliance with the requirements of this section. Commented [SM1]: Both of these words are not used in this Title? Page 139 of 166 1. Lot line adjustments which adjusts or relocates a common lot line separating two (2) lots and which does not cause the land or any structure to be in violation of this title or the zoning ordinance. 2. Divisions of land to create two (2) lots and the newly created property line will not cause the land or any structure to be in violation of this Title or the zoning ordinance. A. Lot Line Adjustments. 1. Applications for lot line adjustments shall be exempt from Chapters 2, 3, and 4 of this title if the following conditions are met: a. The application request is for a lot line adjustment which adjusts or relocates a common lot line separating two (2) lots, without increasing or decreasing the number of parcels. b. The lots within the requested adjustment are lots of record that have been previously subdivided by a plat which is on file in the office of the county register of deeds or registrar of titles. c. The newly created property line will not cause the adjusted lots or any structures on the lots to be in violation with this title or the zoning ordinance. d. The application will not involve the construction of any new street or road, or the extension of municipal facilities, or the creation of any public improvement. e. The application does not involve an outlot. 2. Applications for lot line adjustments shall require the owner or applicant to prepare and submit a certificate of survey containing the following information: C. When requesting a subdivision, if either of the following conditions exist, the planning commission and city council shall review said request in same manner prescribed in section 11-2-1 of this title. 1. Lot line adjustment request to divide a lot which is a part of a recorded plat where the division is to permit the adding of a parcel of land to an abutting lot and the newly created property line will not cause the other remaining portion of the lot to be in violation with this title or the zoning ordinance. The owner(s) or subdivider(s) shall prepare and submit a certified survey map containing the following information: a. Location, setbacks, and building height contiguous to the side yard measured based on applicable definition for existing structures on both parcels. b. Proposed property boundary lines, including dimensions. c. Lot size noted in ( acres and square feet); lot width dimension. d. Lot width, measured as the maximum horizontal distance between the side lot lines within the first thirty feet (30') of the lot depth. e.d. Front, rear, and side yard setbacks, including a description of the applicable zoning district standards. Page 140 of 166 f.e. Existing and proposed legal descriptions. g.f. Date, scale, legend, and north arrowpoint. h.g. Certification statement and signature of a licensed surveyor in the state of Minnesota, including license number and contact information. i.h. Such other information as may be requested by the zoning administrator, engineer, surveyor, or planning commission. B. Lot Splits. 1. Applications for lot splits shall be exempt from Chapters 2, 3, and 4 of this title if the following conditions are met: a. Lot split request to divide a lot which is a part of a recorded plat where the The application request is for subdivision of one (1) existing lot is to create two (2) new lots. b. The existing lot is a lot of record that has been previously subdivided by a plat which is on file in the office of the county register of deeds or registrar of titles. c. and theThe newly created property line will not cause the other remaining portion of the lot subdivided lots or any structures on the lots to be in violation with this title or the zoning ordinance. d. The application will not involve the construction of any new street or road, or the extension of municipal facilities, or the creation of any public improvement. e. The application does not involve an outlot. 2. Applications for lot splits shall require the owner or applicant to prepare and submit a certificate of survey containing the following information:The owner or subdivider shall prepare and submit a certified survey map containing the following information: a. Existing first floor elevations for principal structure and garage. b. If existing principal structure is to remain, building height contiguous to the side yard, measured based on the applicable definition. c.b. Location and setbacks for existing structures on the subject parcel and immediately adjacent parcels. d.c. Proposed property boundary lines, including dimensions. e.d. Lot size (noted in acres and square feet;) lot width dimension. f. Lot width, measured as the maximum horizontal distance between the side lot lines within the first thirty feet (30') of the lot depth. g.e. Front, rear, and side yard setbacks, including a description of the applicable zoning district standards. f. Size (square feet) of proposed building pad(s). h.g. Existing and proposed impervious surface calculations. Page 141 of 166 i.h. Existing and proposed legal descriptions. j.i. A forest and significant tree inventory of the size, species, and location of significant and heritage trees, as defined by City Code Section 15-3, existing on the property to be disturbed by public or private improvements. These significant trees and heritage trees should be identified in both graphic and tabular form. Quantity, type, and size of existing trees/significant vegetation to be removed. k.j. Topographic data, including contours at vertical intervals of not more than two feet (2'), including and identifying existing slopes over thirty three percent (33%) in grade. l.k. Wetlands and water resource related areas, including one hundred foot (100') and twenty five foot (25') buffers as required in section 12-4A-4 and section 15-4 of this code. m.l. Required drainage and utility easements, as in section 11-3-4 of this title. n.m. Date, scale, legend, and north arrowpoint. o.n. Certification statement and signature of a licensed surveyor in the state of Minnesota, including license number and contact information. p.o. Such other information as may be requested by the zoning administrator, engineer, surveyor, or planning commission. (Ord. 490, 2-16-2016) 11-1-6: APPROVALS NECESSARY FOR ACCEPTANCE OF PLATS: Before any plat shall be recorded or be of any validity, it shall be referred to the city planning commission and approved by the city council as having fulfilled the requirements of this title. (1981 Code 301 § 1) 11-1-7: LAND SURVEYS AND CONVEYANCES: A. Registered Land Surveys: It is the intention of this title that all registered land surveys in the city should be presented to the planning commission in the form of a preliminary plat in accordance with the standards set forth in this title for preliminary plats and that the planning commission shall first approve the arrangement, sizes, and relationship of proposed tracts in such registered land surveys, and that tracts to be used as easements or roads should be so dedicated. Unless a recommendation and approval have been obtained from the planning commission and city council respectively, in accordance with the standards set forth in this title, building permits will be withheld for buildings on tracts which have been so subdivided by registered land surveys, and the city may refuse to take over tracts as streets or roads or to improve, repair or maintain any such tracts unless so approved. B. Conveyance By Metes And Bounds: No conveyance of a parcel in which the land conveyed, as described by metes and bounds, shall be made or recorded if the parcel described in the conveyance consists of five (5) acres or less in area and three hundred feet (300') in width unless such parcel was a separate parcel of record at the effective date of this title. Properties described by metes and bounds shall only be further subdivided by plat. A subdivision described by metes and bounds shall not be approved by the city or Page 142 of 166 recorded at the county. Building permits will be withheld for buildings or tracts which have been subdivided and conveyed by this method, and the city may refuse to take over tracts as streets or roads or to improve, repair or maintain any such tracts. (1981 Code 301 § 10) 11-1-8: TRANSFER OF DEVELOPMENT RIGHTS: As dedication of steep slopes, drainageways, and wetlands may substantially reduce the total number of lots platted within a development, the city council may consider the transfer of development rights from that area which is to be dedicated, to an abutting developable area within the same plat. The city council may consider the transfer of development rights when the following conditions exist: A. The need for dedication of said environmentally significant physical features is greater than can be accommodated through the public (park and open space) dedication requirements of this title. B. The area from which the development rights have been transferred is permanently deed restricted to allow no development of commercial, industrial or residential structures, where the deed is held by an officially recognized homeowners' association. C. The proposed development must conform to the appropriate parking restrictions as outlined in the Mendota Heights zoning ordinance 1. D. The proposed development must conform to the established permitted or conditional uses of the appropriate zoning district for which the property is so designated. (1981 Code 301 § 7) Notes 1 1. See title 12, chapter 1 of this code. 11-1-9: VARIANCES: Variances from the strict application of the provisions of this title can be requested under the requirements of section 12-5B-712-1L-5 of this code. (Ord. 490, 2-16-2016) 11-1-10: FEES: Fees and deposits for processing subdivision applications will be collected in accordance with the requirements of section 12-5E-112-1L- 10 of this code. (Ord. 490, 2-16-2016) 11-1-11: VIOLATIONS; PENALTY: Page 143 of 166 A. Violations: 1. Sale Of Lots From Unrecorded Plats: It shall be unlawful to sell, trade, or otherwise convey or offer to sell, trade, or otherwise convey any lot or parcel of land as a part of, or in conformity with any plan, plat or replat of any subdivision or area located within the jurisdiction of this title unless said plan, plat or replat shall have first been recorded in the office of the register of deeds of Dakota County. 2. Receiving Or Recording Unapproved Plats: It shall be unlawful to receive or record in any public office any plans, plats or replats of land laid out in building lots and streets, alleys, or other portions of the same intended to be dedicated to public or private use, or for the use of purchasers or owners of lots fronting on or adjacent thereto, and located within the jurisdiction of this title, unless the same shall bear thereon, by endorsement or otherwise, the approval of the city council. 3. Misrepresentation As To Construction, Supervision, Or Inspection Of Improvements: It shall be unlawful for any person, firm or corporation owning an addition or subdivision of land within the city to represent that any improvement upon any of the streets, alleys or avenues of said addition or subdivision or any sewer in said addition or subdivision has been constructed according to the plans and specifications approved by the city council, or has been supervised or inspected by the city, when such improvements have not been so constructed, supervised or inspected. (1981 Code 301 § 13) B. Penalty: Anyone violating any of the provisions of this title shall be guilty of an offense punishable as provided in section 1-4-1 of this code. Each month during which compliance is delayed shall constitute a separate offense. (1981 Code 301 § 13; amd. 2003 Code) CHAPTER 2 PLATTING PROCEDURES 11-2-1: PRELIMINARY PLAT: A. Filing Of Plat; Fee: The required application(s) and supporting information shall be submitted in accordance with the current application submittal schedule. The required filing fee as established in section 11-1-10 of this title shall be paid before the proposed plat shall be considered officially filed. B. Public Hearing: 1. Upon receipt of said a complete application, a public hearing date shall be established for public review of the preliminary plat by the planning commission. the city clerk shall establish the date for a public hearing by the planning commission and shall be responsible for the publication of hearing notices and mailing to the owners of the property in question and the owners of all properties situated within three hundred fifty feet (350') of the boundary of the property in question. (Ord. 490, 2- 16-2016) Page 144 of 166 2.The planning commission shall conduct the public hearing and report upon its findings and make recommendations to the city council. 3.Notice of said hearing shall be published in the official newspaper at least ten (10) days prior to the hearing. Written notification of the hearing shall be mailed at least ten (10) days prior, to all owners of land within three hundred fifty feet (350’) of the boundary of the property in questions. , and written notification of said hearing shall be mailed at least ten (10) days prior to the hearing to all owners of land identified on the above named abstractor's certificate. C.Technical Assistance Reports: After the public hearing has been set, the city administrator shall instruct the staff to prepare technical reports (where appropriate) and provide general assistance in preparing a recommendation on the action to the for planning commission and city council consideration. (1981 Code 301 § 3) D. Review By Other Commissions Or Jurisdictions: The preliminary plat shall be distributed to the parks and recreation commission, Dakota County, school districts, metropolitan, state or other public jurisdictions or the state of Minnesota for their review and comment when appropriate, as determined by the city administrator and, including, but not limited to, the following circumstances: 1.The proposed plat includes dedication of lands for public use, as in section 11-5-1 of this title. 2.The proposed plat is adjacent to county or state right of way or proposes to access a county or state road. 3.The proposed plat is within the critical area overlay district, as regulated by title 12, chapter 3 of this code. (Ord. 490, 2-16- 2016) E.Recommendation To Council: The planning commission shall make a recommendation to the city council within sixty (60) days following the close of the public hearing. F.Action By City Council: 1.Time Limit For Action: The council shall act upon the preliminary plat within one hundred twenty (120) days of the date on which it was officially filed. If the recommendation of the planning commission has not been received in time to meet this requirement, the council may act on the preliminary plat without such recommendation. 2.Denial Of Plat: If the preliminary plat is not approved by the city council, the reasons for such action shall be recorded in the proceedings of the council and transmitted to the applicant. 3.Approval Of Plat: If the preliminary plat is approved, such approval shall not constitute final acceptance of the layout. Subsequent approval will be required of the engineering proposals and other features and requirements as specified by this title to be indicated on the final plat. The city council may require such revisions in the preliminary plat and final plat as it deems necessary for the health, safety, general welfare and convenience of the city and its residents. (1981 Code 301 § 3) 4.Effective Period Of Approval: The approval of a preliminary plat shall be effective for a period of one year or longer, as specified by the city council. At the end of this time, final plat approval on the subdivision shall have been obtained from the city council. Any preliminary plat not receiving final approval within the time period set forth herein shall be null and void, Page 145 of 166 except as provided by Minnesota statutes section 462.358, subdivision 3c or if an extension is granted by the city council, and the subdivider shall be required to submit a new application for preliminary plat approval subject to all new zoning restrictions and subdivision regulations of the city existing at the time of submission of the new application. (Ord. 490, 2-16-2016) 11-2-2: FINAL PLAT: After the preliminary plat has been approved, the final plat may be submitted for approval as follows: (1981 Code 301 § 3) A.Approval Or Denial By City Council: Except as provided in subsection B of this section, the final plat shall be submitted to the city council for approval. If accepted, the final plat shall be approved by resolution, which resolution shall provide for the acceptance of all agreements for basic improvements, public dedication and other requirements as indicated by the city council. If disapproved, the grounds for any refusal to approve a plat shall be set forth in the proceedings of the council and reported to the person or persons applying for such approval. B.Approval Or Denial By Planning Commission: Upon the request of the property owner, or where the city zoning administrator has determined that material changes have been made in the final plat subsequent to preliminary plat approval, the planning commission shall review the final plat. The final plat shall be filed with the city clerk and submitted to the planning commission at least twenty (20) days prior to a commission meeting at which consideration is requested. During the said twenty (20) days, the city staff shall examine the final plat and prepare a recommendation to the planning commission. Approval, disapproval, or any delay in decision of the final plat will be conveyed to the applicantsubdivider within ten (10) days after the meeting of the city planning commission at which such plat was considered. In case the plat is disapproved, the applicantsubdivider shall be notified in writing of the reason for such action and what requirements shall be necessary to meet the approval of the commission. After review by the planning commission, such final plat, together with the recommendations of the planning commission, shall be submitted to the city council for approval. (Ord. 282, 1-21-1991) B.C.Recording Final Plat: Once the final plat is approved by the city council, the developer shall record it with the Dakota County recorder and/or the registrar of titles within one year after said approval or approval of the final plat shall be considered void, unless a request for time extension is submitted in writing and approved by the city council. No building permits shall be issued for construction of any structure on any lot in said plat until the city has received evidence of the plat being recorded by Dakota County. 11-2-3: DATA REQUIRED FOR PRELIMINARY AND FINAL PLATS: A.Preliminary Plat: The owner or subdivider applicant shall prepare and submit a preliminary plat, together with any necessary supplementalary information. The preliminary plat shall contain the following information. setting forth: 1.ContentsGeneral Information: The preliminary plat shall contain the following information: a. Legal description of lands to be subdivided Page 146 of 166 a.b. Proposed name of subdivision; names shall not duplicate or too closely resemble names of existing subdivisions within the county. b.c. Location of boundary lines in relation to a known section, quarter section or quarter-quarter section lines comprising a legal description of the property. c.d. Names and addresses of the owner, developer, surveyor and/or engineer, and the designer making the plat. d.e. Graphic Sscale of plat, not less than one inch to one hundred feet (1"= 100'). e.f. Date and north pointarrow. 2. Existing Conditions: a. Boundary lines, boundary line dimensions, and total acreage of proposed subdivision, clearly indicated. and to a close degree of accuracy. b. Existing zoning classifications for land within and abutting the subdivision, including overlay zoning districts, if applicable. c. A general statement on the approximate acreage and dimensions of the lots. c. Location, right of way width, and names of all existing or previously platted streets, or other public ways, parks, and other public lands, permanent buildings and structures, easements and section and corporate lines within the plan and to a distance one hundred fifty feet (150') beyond the plat area. d. Location and size of existing sanitary sewers, water mains, storm sewers, telecommunications, electricity, natural gas, cable or other underground facilities within the tract and to a distance of one hundred feet (100’) beyond the plat area. Grades, invert elevations and locations of catch basins, manholes and hydrants shall also be shown. e. Boundary lines of adjoining unsubdivided or subdivided land, within one hundred fifty feet (150'), identified by name and ownership, including all contiguous land owned or controlled by the subdividerapplicant. (1981 Code 301 § 4) f. Topographic data, including contours at vertical intervals of not more than two feet (2'), including existing slopes over thirty three percent (33%) in grade; watercourses,Wetlands, floodplains, marshes, wooded areas, rock outcrops, power transmission poles and lines, and other significant features. The centerline of all watercourses shall be accurately delineated.(Ord. 490, 2-16-2016) f.g. A forest and significant tree inventory of the size, species, and location of significant and heritage trees, as defined by City Code Section 15-3, existing on the property to be disturbed by public or private improvements. These significant trees and heritage trees should be identified in both graphic and tabular form. g. An accurate soil survey of the subdivision prepared by a qualified person. (1981 Code 301 § 4) h. A survey prepared by a qualified person identifying tree coverage in the proposed subdivision in terms of type and size. (Ord. 490, 2-16-2016) Page 147 of 166 3. Proposed Design Features: a. Layout of proposed streets showing the right of way widths, centerline gradients, typical cross sections, and proposed names of streets. The name of any street heretofore used in the county or its environs shall not be used unless the proposed street is a logical extension of an already named street, in which event, the same name shall be used. Street names shall conform to the master street name and numbering system as adopted. b. Locations and widths of proposed alleys and pedestrianways. c. Locations and size of proposed sewer lines and water mains. b.d. Location, dimension and purpose of all easements. c.e. Layout, numbers, lot areas and preliminary dimensions of lots and blocks. d.f. Minimum front and side street building setback lines. e.g. When lots are located on a curve, the width of the lot at the building setback line. f.h. Areas, other than streets, alleys, pedestrianways and utility easements, intended to be dedicated or reserved for public use, including the size of such area or areas in acres. g. Size of individual lot areas noted in square footage. 4. OtherSupplemental Information: a. Statement of the proposed use of lots stating type of residential buildings with number of proposed dwelling units and type of business or industry, so as to reveal the effect of the development on traffic, fire hazards, and congestion of population. b. A generalized plan illustrating the manner in which the project is anticipated to be staged, including preliminary building pad locations. a.c. Preliminary proposals for connection with existing water supply and sanitary sewer systems. b.d. Provision for surface water disposal, drainage, and flood control. c.e. If any zoning changes are contemplated, the proposed zoning plan for the areas. d.f. Whenever the preliminary plat covers only a part or portion of an applicant’s adjacent land holdings, the applicant shall submit Where the subdivider owns property adjacent to that which is being proposed for the subdivision, the planning commission shall require that the subdivider submit a sketch plan of the remainder of the property so as to show the possible relationships between the proposed subdivision and the future subdivision, including proposed street systems and an indication of probable future street and drainage systems for the remaining portion of the applicant’s land holdings. In any event, all subdivisions shall be shown to relate well with existing or potential adjacent subdivisions. Page 148 of 166 g.Where structures are to be placed on large lots (over 30,000 square feet), the preliminary plat shall indicate placement of structures so that lots may be further subdivided. e.h. An accurate soil survey of the subdivision prepared by a qualified person. (1981 Code 301 § 4) f.i. Where structures are to be placed on excessively deep (over two hundred feet (200’) lots which are subject to potential replat, the preliminary plat shall indicate a logical way in which the lots could possibly be resubdivided in the future. Potential resubdivision and use of excessively deep (over 200 feet) lots and indication of placement of structures so that lots may be further subdivided. g.j. A plan for soil erosion and sediment control both during construction and after development has been completed. The plan shall include gradients of waterways, design of velocity and erosion control measures, and landscaping of the erosion and sediment control system.A stormwater pollution prevention plan (SWPPP) meeting the requirements of the Minnesota Pollution Control Agency (MPCA) including all soil erosion and sediment control measures to be incorporated during and after construction must be shown. Locations and standard detail plates for each measure must be included on the plan. h.k. A forest management plan that shows size, species, and location of trees proposed for removal, the location of trees to be preserved and the proposed measures for protection, and the size, species, number, and location of all replacement trees and woody shrubs proposed to be planted on the property. This plan shall incorporate the elements as required by City Code Section 15-3. A vegetation preservation and protection plan that shows those trees proposed to be removed, those to remain, the types and locations of trees and other vegetation that are to be planted. i.l. Such other information as may be requested by the zoning administrator, engineer, surveyor or planning commission. B.Final Plat: The owner or applicant shall submit a final plat, together with any necessary supplemental information. The final plat shall be prepared in accordance with provisions of Minnesota statutes and Dakota County regulations, and such final plat shall contain the following information. 1.Information Required: The owner or subdivider shall submit a final plat together with any necessary supplementary information. 2.1. Contents: The final plat, prepared for recording purposes, shall be prepared in accordance with provisions of Minnesota statutes and Dakota County regulations, and such final plat shall contain the following information: a. Name of the subdivision, which shall not duplicate or too closely approximate resemble the name of any existing subdivision in the county. (1981 Code 301 § 4) b. Location by section, township, range, county and state, and including descriptive boundaries of the subdivision, based on an accurate traverse, giving angular and linear dimensions which must mathematically close. The Commented [SM2]: May need engineering help on phrasing of the required materials Commented [SM3R2]: Should I add a SWPP? Page 149 of 166 mathematical closure tolerance of the plat boundary, blocks, lots, and outlots shall not exceed two-hundredths (2/100) of a foot. c. The location of monuments and a description thereof. Locations of such monuments shall be shown in reference to existing official monuments on the nearest established street lines, including true angles and distances to such reference points or monuments. c. Permanent markers shall be placed at each corner of every block or portion of a block, points of curvature and points of tangency on street lines, and at each angle point on the boundary of the subdivision. A permanent marker shall be deemed to be a steel rod or pipe, one-half inch (1/2") or larger in diameter. The license number of the land surveyor that certifies the plat shall be affixed to all set plat monuments. In situations where conditions prohibit the placing of markers in the locations prescribed above, offset markers will be permitted. The exact location of all markers shall be shown on the final plat, together with accurate interior angles, bearings and distances. (Ord. 490, 2-16-2016) d. Location of lots, streets, public highways, alleys, parks and other features, with accurate dimensions in feet and decimals of feet, with the length of radii and/or arcs of all curves, and with all other information necessary to reproduce the plat on the ground. Dimensions shall be shown from all angle points of curve to lot lines. e. Lots shall be numbered clearly. Blocks are to be numbered, with numbers shown clearly in the center of the block. f. The exact locations, widths, and names of all streets to be dedicated. g. Location, and width and type of all easements to be dedicated. (1981 Code 301 § 4) h. Scale of plat, with the scale written and shown (the scale to be shown graphically and on a bar scalein feet per inch) along with the date and north arrowpoint. i. Drainage and utility easements. j.i. Streets, alleys and other public areas not previously dedicated. k. Include a map showing the location of the property being platted with sufficient information to locate the property within a section. Orient the vicinity map to match the north orientation of the plat. (Ord. 490, 2-16-2016) 2. Additional Plats: All subdividers shall submit two (2) reproducible copies of the final plat showing clearly lot configuration, actual dimensions and exact lot size in square footage, as certified by a registered land surveyor. 3. Title information required on final plat: a. Statement dedicating all easements as follows: “Easements for installation and maintenance of utilities and drainage facilities are reserved over, under and along areas marked ‘drainage and utility easements’.” Commented [SM4]: Do we need to specify the room for error? Commented [SM5]: Should this requirement be elsewhere? Commented [SM6R5]: Moved to required improvements. Page 150 of 166 3.b. State dedicating all streets, alleys and other public areas not previously dedicated as follows: “Streets, alleys, and other public areas shown on this plat and heretofore dedicated to public use are hereby so dedicated.” 4.Certificates: The following shall be requiredSpace for certification by the following parties (to be certified by appropriate parties prior to the city signing the final plat): (1981 Code 301 § 4) a. Notarized certification by owner and by any mortgage holder of record of the adoption of the plat and the dedication of drainage and utility easements, streets and other public areas for public use. b. Certification by registered surveyor in the form required by section 505.03, Minnesota statutes, as amended. Notarized certification by a registered land surveyor to the effect that the plat represents a survey made by him and that monuments and markers shown therein exist as located and that all dimensional and geodetic details are correct. b.c. Notarized certification by all owners of any interest in the land, and by any mortgage holder of record of the adoption of the plat as required by section 505.03, Minnesota statutes, as amended, and which certificate shall include aand the dedication of the drainage and utility easements and other public areas in such form as approved by the city council., streets and other public areas for public use. c. d. Certification showing that all taxes and special assessments due on the property have been paid in full. (Ord. 490, 2- 16-2016) e. Space for certificates of approval and review to be filled in by the signatures of the mayor and city clerk. The form of approval of the city council is as follows: Approved by the City of Mendota Heights, Minnesota This ________ day of________ , 20___ Signed: _______ Mayor Attest: _______ City Clerk (Ord. 282, 1-21-1991) CHAPTER 3 Page 151 of 166 DESIGN STANDARDS 11-3-1: CONFORMANCE TO APPLICABLE RULES AND REGULATIONS In addition to the design standards, all subdivision plats shall comply with the following, if applicable: A. Minnesota statutes 462.351 through 462.364; B. Requirements of the comprehensive plan, this code, and official zoning map of the city; C. The rules and regulations of the Minnesota department of health and department of transportation; D. State laws relating to platting requirements and registered land surveys; and E. Federal emergency management agency (FEMA) floodplain and Minnesota department of natural resources (MnDNR), shoreland regulations of Title 15 of this code. 11-3-21: BLOCKS: A. Block Length:. 1. In general, intersecting streets determining block lengths shall be provided at such intervals so as to serve cross traffic adequately and to meet existing streets. Where no existing plats control, the blocks in residential subdivisions shall normally not exceed one thousand three hundred twenty feet (1,320') in length, nor be less than three hundred feet in length, except where topography or other conditions justify a departure from this maximum. In blocks longer than eight hundred feet (800'), pedestrianways and/or easements through the block may be required near the center of the block. A.2. Blocks for business or industrial use shall should normally not exceed one thousand three hundred twenty feet (1,320') in length. B. Block Width. : 1. The width of the block shall normally be sufficient to allow two (2) tiers of lots of appropriate depth, except where blocks abut a railroad or major arterial where it may have a single tier of lots. . B.2. Blocks intended for business or industrial use shall be of such width as to be considered most suitable for their respective use, including adequate space for off street parking and deliveries. (1981 Code 301 § 5) 11-3-32: LOTS: A. Lot Area, Width And Depth: The minimum lot area, width and depth shall not be less than that established by the zoning ordinancetitle 12 of this code in effect at the time of adoption of the final plat. B. Corner Lots: Corner lots for residential use shall have additional width to permit appropriate building setback from both streets as required in the zoning ordinancein title 12 of this code. Page 152 of 166 C.Side Lot Lines: Side lines of lots shall be approximately at right angles to street lines or radial to curved street lines. D. Lot Frontage: Every lot must have the minimum frontage on a city approved street other than an alley, as required in title 12 of this code, or be approved subject to section 11-1-9 of this title.the zoning ordinance on a city approved street other than an alley. E.Building Setback Lines: Setback or building lines shall be shown on all lots and shall not be less than the setback required by title 12 of this code in effect at the time of adoption of the final plat. intended for residential use and shall not be less than the setback required by the Mendota Heights zoning ordinance. On those lots which are intended for business use, the setback shall be at least that required by the Mendota Heights zoning ordinance. (1981 Code 301 § 5) F.Watercourses: Lots abutting a watercourse, wetland, ponding area, public waters including rivers and streams, shall have an additional depth of at least thirty feet (30’) to accommodate any easements, buffers, or increased setback requirements as required under the provisions of title 12 or title 15 of this code. G.Lot Remnants: All remnants of lots below the minimum size and area identified in title 12 of this code that are left over after subdividing a larger tract must be added to adjacent lots, rather than allowed to remain as unusable parcels, unless the land is required for public purpose, is designated as an outlot, and has access from a public street. H.Political Boundaries: No singular plat shall extend over a political boundary. No singular lot shall extend over a school district boundary. I.Frontage Of Two Streets: Through lots, or lots with frontage on two (2) parallel streets, shll not be permitted except where lots back on arterial streets or highways, or where topographic or other conditions render subdividing otherwise unreasonable. Such through lots shall have an additional depth of at least twenty feet (20’) in order to allow space for screen planting along the back lot line. E.J. Lots Abutting Collector or Arterial Streets 11-3-43: STREETS AND ALLEYS: A.General Requirements.: 1.Streets, Continuous: a. Except for cul-de-sacs, streets normally shall connect with streets already dedicated in adjoining or adjacent subdivisions, or provide for future connections to adjoining unsubdivided tracts, or shall be a reasonable projection of streets in the nearest subdivided tracts. Streets shall be designed and located in relationship to existing and planned streets. b. Local streets shall be laid out to conform as much as possible to the topography, to discourage use by through traffic, to permit efficient drainage and utility systems, and to require the minimum number of streets necessary to provide convenient and safe access to property. 1.c. The arrangement of thoroughfares and collector and arterial streets shall be consistent with the provisions of the transportation chapter of the comprehensive plan, and considered in their relation to the reasonable circulation Page 153 of 166 of traffic, to topographic conditions, to runoff of storm water, to public convenience and safety, and in their appropriate relation to the proposed uses of the area to be served. 2.d. Where the plat to be submitted includes only part of the tract owned or intended for development by the subdivider, a tentative plan of a proposed future street system for the unsubdivided portion shall be prepared and submitted by the applicantsubdivider. e. When a tract is subdivided into larger than normal building lots or parcels, such lots or parcels shall be so arranged as to permit the logical location and openings of future streets and appropriate resubdivision, with provision for adequate utility connections for such resubdivision. 2. Streets, Dead End: a. Dead end streets without turnarounds are prohibited. b. Cul-de-sacs will be permitted only where topography or other physical site conditions justify their use. 1) Requirements: Cul-de-sacs shall not be longer than five hundred feet (500'), including a terminal turnaround which shall be provided at the closed end, with an outside curb radius of at least forty nine feet (49') and a right of way radius of not less than sixty feet (60'). For the purposes of measuring culs-de-sac, the distance from the centerline of the intersected streets to the centerline of the cul-de-sac shall be used. 2) Approval of culs-de-sac in new subdivisions shall be determined by the city after review of topography, desirability for the whole subdivision, expected maintenance costs, emergency vehicle access and compliance with city planning objectives. 3. Streets, Service: a. Wherever the proposed subdivision contains or is adjacent to the right of way of a U.S. or state highway or thoroughfare, provision may be made for a marginal access street approximately parallel and adjacent to the boundary of such right of way, or for a street at a distance suitable for the appropriate use of land between such street and right of way. Such distance shall be determined with due consideration of the minimum distance required for approach connections to future grade separations, or for lot depths. 4. Alleys: a. Alleys shall be provided in commercial and industrial districts; except, that this requirement may be waived where other definite and assured provision is made for service access, such as off street loading, unloading and parking consistent with and adequate for the uses proposed. b. Except where justified by special conditions, such as the continuation of an existing alley in the same block, alleys will not be approved in residential districts. Page 154 of 166 c. Alleys, where provided, shall not be less than thirty feet (30') wide. Dead end alleys shall be avoided wherever possible, but if unavoidable, such dead end alleys may be approved if adequate turnaround facilities are provided at the closed end. 5. Half Streets: a. Dedication of half streets will not be permitted, except where it is essential to the reasonable development of the subdivision and in conformity with the other requirements of these regulations, where it is found that it will be practical to require the dedication of the other half when the adjoining property is subdivided, or where it becomes necessary to acquire the remaining half by condemnation so that it may be improved in the public interest. (1981 Code 301 § 5) 3.6. B. Street Specifications: 1. Angle Of Intersections: 1.a. Under normal conditions, streets shall be laid out so as to intersect as nearly as possible at right angles, except where topography or other conditions justify variations. Under normal conditions, the minimum angle of intersection of streets shall be eighty degrees (80°). Street intersection jogs with an offset of less than one hundred twenty five feet (125') shall be avoided. 2. Right Of Way Width: a. Street right of way widths shall be determined at the time of platting and are subject to review and consideration of traffic patterns, current and future traffic counts, level of service and other applicable conditions. The following are minimum right of way widths for streets, alleys, or pedestrianways that are subject to modification by the agency responsible for the street, and approval of the city engineer:For all public ways hereafter dedicated and/or accepted, the minimum right of way width for streets, thoroughfares, alleys, or pedestrianways included in any subdivision shall not be less than the minimum dimensions for each classification as follows: Arterial street 80 - 100120 feet Collector street 8060 feet MinorLocal street 60 feet Cul-de-sac or marginal access service streets 60 feet Page 155 of 166 Alley 30 feet Pedestrianway 10 feet *Private common access1 30 feet *1The city council may choose to approve private common access for a Planned Unit Development, townhouse development, etc., where appropriate. Standards for said access, however, shall comply with minimums as outlined for minor streets (except right of way) and all other provisions as required by the city council. b. Where the existing or anticipated traffic on primary and secondary thoroughfares warrants greater widths of rights of way, the above listed widths shall be required. 3.Street Grades: a. Except upon the recommendation of the city engineer that the topography warrants a greater maximum, the grades in all streets, thoroughfares, collector streets, minor streets, and alleys in any subdivision shall not be greater than the maximum grades for each classification as follows: Arterial street 6 percent Collector street 6 percent Minor Local street 68 percent Alley 6 percent b. In addition, there shall be a minimum grade on all streets and thoroughfares of not less than twenty-hundredths percent (0.520%). 4.Street Alignment: The horizontal and vertical alignment standards on all streets shall be as follows: a. Horizontal - Radii Of Centerline Arterial street 150 feet minimum Page 156 of 166 b. Curb Radius: c. Reverse Curves: Minimum design standards for collector and arterial streets shall comply with Minnesota state aide design standards. C. Minor Streets: Minor streets should be so planned as to discourage their use by nonlocal traffic. D. Dead End And Cul-De-Sac Streets: Dead end streets are prohibited, but cul-de-sacs will be permitted only where topography or other conditions justify their use. Cul-de-sacs shall normally not be longer than five hundred feet (500'), including a terminal turnaround which shall be provided at the closed end, with an outside curb radius of at least forty nine feet (49') and a right of way radius of not less than sixty feet (60'). E. Marginal Access Streets: Wherever the proposed subdivision contains or is adjacent to the right of way of a U.S. or state highway or thoroughfare, provision may be made for a marginal access street approximately parallel and adjacent to the boundary of such right of way, or for a street at a distance suitable for the appropriate use of land between such street and right of way. Such distance shall be determined with due consideration of the minimum distance required for approach connections to future grade separations, or for lot depths. F. Alleys: Alleys shall be provided in commercial and industrial districts; except, that this requirement may be waived where other definite and assured provision is made for service access, such as off street loading, unloading and parking consistent with and adequate for the uses proposed. Except where justified by special conditions, such as the continuation of an existing alley in the same block, alleys will not be approved in residential districts. Alleys, where provided, shall not be less than thirty feet (30') wide. Dead end alleys shall be avoided wherever possible, but if unavoidable, such dead end alleys may be approved if adequate turnaround facilities are provided at the closed end. Collector street or minor local street 50 feet minimum Collector or Arterial street 15 feet – 25 feet Local street 15 feet Page 157 of 166 G. Half Streets: Dedication of half streets will not be approved, except where it is essential to the reasonable development of the subdivision and in conformity with the other requirements of these regulations, where it is found that it will be practical to require the dedication of the other half when the adjoining property is subdivided, or where it becomes necessary to acquire the remaining half by condemnation so that it may be improved in the public interest. (1981 Code 301 § 5) 11-3-54: EASEMENTS: A. Width And Location: 1. An easement for utilities at least five feet (5') wide shall be provided along the side line of lots. A similar easement of at least ten feet (10') in width shall be provided along the front and rear of each line of lots. 2. If necessary for the extension of water main, sewer lines, similar utilities, to accommodate surface water drainage, and/or access to adjoining property, easements of greater width may be required along lot lines or across lots. A.3. Additional easements may be required, as determined appropriate by the city engineer. (Ord. 490, 2-16-2016) B. Continuous Drainage and Utility Easement Locations: B.1. Utility easements shall connect with easements established in adjoining properties. These easements, when approved, shall not thereafter be changed without the approval of the city council after a public hearing., after a recommendation from the planning commission. C. Guywires: C.1. Additional easements for pole guywires should be provided at the outside of turns. Where possible, lot lines shall be arranged to bisect the exterior angle so that pole guywires will fall alongside lot lines. D. Water Resources: 1. Where a subdivision is traversed by a watercourse, drainageway, channel, or stream, a storm sewer easement, drainage right of way or park dedication, whichever the planning commissioncity engineer may deem the most adequate, conforming substantially with the lines of such watercourses, shall be provided, together with such further width or construction, or both, as will be adequate for the stormwater drainage of the area. The width of such easements shall be determined by the city engineer. E. Slopes: 1. Steep slopes may be dedicated as easements on a plat, or deeded to the city or an officially recognized homeowners' association. Upon city council approval, deeding of steep slopes may be used to satisfy public land dedication requirements as established in chapter 5 of this title. D. (1981 Code 301 § 5) 11-3-65: EROSION AND SEDIMENT CONTROL: Page 158 of 166 A.All subdivision design shall incorporate adequate provisions for erosion and sediment control requirements found in title 14 of this code and the Mendota Heights land disturbance guidance document A.The development shall conform to the natural limitations presented by topography and soil so as to create the least potential for soil erosion. B.Erosion and siltation control measures shall be coordinated with the different stages of construction. Appropriate control measures shall be installed prior to development when necessary to control erosion. C.Land shall be developed in increments of workable size such that adequate erosion and siltation controls can be provided as construction progresses. The smallest practical area of land shall be exposed at any one period of time. D. When soil is exposed, the exposure shall be for the shortest feasible period of time. E.Where the topsoil is removed, sufficient arable soil shall be set aside for respreading over the developed area. The soil shall be restored to a depth of four inches (4") and shall be of a quality at least equal to the soil quality prior to development. (1981 Code 301 § 5) 11-3-67: SURFACE WATER DRAINAGE: A.All subdivision design shall incorporate adequate provisions for stormwater runoff consistent with the Mendota Heights surface water management plan and with titles 14 and 15 of this code, the policies of the watershed district, and other public agencies. A.Drainage Into Marshlands And Swamps: Where municipal storm sewer systems do not exist, or the introduction of said system is deemed inappropriate by the city council, stormwater drainage shall be discharged to marshlands, swamps, retention basins or other treatment facilities. Diversion of stormwater to marshlands or swamps shall be considered for existing or planned surface drainage. Stormwater drainage discharged to marshlands, swamps, retention basins, or other treatment facilities shall be pretreated wherever practicable. Marshlands and swamps used for stormwater shall provide for natural or artificial water level control. (Ord. 431, 2-1-2011) B.Permit To Alter Ditches, Streams, Etc.: No existing ditch, stream, drain, pond, or drainage canal shall be deepened, widened, filled, rerouted or filled without written permission from the city council. C.Artificial Channels: Where artificial channels must be constructed to augment the natural drainage system, such channels as well as the natural drainageways may be planned as part of a recreation system. D. Drainage System Required During Construction: The drainage system shall be constructed and operational during the initial phases of construction. (1981 Code 301 § 5) 11-3-78: PROTECTED AREASWET SOILS: Page 159 of 166 A.Where land proposed for subdivision is deemed environmentally sensitive by the city due to the existence of wetlands, drainageways, watercourses, floodable areas, significant trees, steep slopes or wooded areas, the design of such subdivision shall clearly reflect all necessary measures of protection to ensure against adverse environmental impacts. B.Based upon the necessity to control and maintain certain sensitive areas, the city shall determine whether such protection will be accomplished through lot enlargement and redesign or dedication of those sensitive areas in the form of outlots that are either dedicated to the city or encumbered with a deed restriction protecting the sensitive area. C.In general, measures of protection shall include design solutions which allow for construction and grading involving a minimum of alteration to sensitive areas. Such measures, when deemed appropriate by the city, may include, but shall not be limited to, the following: 1.The establishment of easements and/or outlots over wetlands, drainageways and watercourses. 2.The implementation of flood control measures. 3.The enlargement of lots or redesign of the subdivision. 4.The submission of a forest management plan subject consistent with section 15-3 of this code. 5.The use of appropriate erosion control measures subject to approval by the public works director and in compliance with the city land disturbance guidance document. 6.Soil testing to determine the ability of the proposed subdivision to support development. 7.The limitation of development, construction or grading on slopes steeper than thirty three percent (33%) in grade. i. Exemptions: Previously disturbed areas as part of a lot split or lot line adjustment request containing an existing dwelling and associated improvements. 8.Structure conformance to natural limitations presented by the topography and soil so as to create the least potential of soil erosion. i. Scheduling land development in increments of workable size such that adequate erosion and siltation controls can be provided as construction progresses. The smallest practical area of land shall be exposed at any one period of time. To facilitate stormwater drainage system design, mitigate potential adverse environmental impact, minimize detrimental and/or costly structural problems, subdivision design shall be consistent with limitations presented by wet soils. Approval of subdivision proposal within these delineated areas will require an engineering analysis and assessment pertaining to soil drainage, permeability and other engineering characteristics. The engineering analysis shall define and recommend the extent to which grading, excavating and filling of wet soil may be permitted without undue adverse impact upon the overall surface water management of the delineated watershed district within which the development is proposed. (1981 Code 301 § 5) Page 160 of 166 11-3-8: STEEP SLOPES: A. Slope Limitations: Subdivision design shall be consistent with limitations presented by naturally steep slopes. Subdivisions, excluding previously disturbed areas as part of a lot split request containing an existing dwelling and associated improvements, shall be designed so that no construction or grading will be conducted on slopes steeper than thirty three percent (33%) in grade. (Ord. 490, 2-16-2016) B. Deeding Of Slopes: Steep slopes may be deeded to the city or an officially recognized homeowners' association. Upon city council approval, deeding of steep slopes may be used to satisfy public land dedication requirements as established in chapter 5 of this title. (1981 Code 301 § 5) CHAPTER 4 REQUIRED IMPROVEMENTS 11-4-1: GENERAL REQUIREMENTS: A. Development Agreement: 1. Fees: Before the city releases a final plat for recording, the owner or developer of the land covered by said plat shall pay all applicable fees and execute a developer’s agreement Agreement To Make Improvements: Before a final plat is approved by the city council, the owner or subdivider of the land covered by the said plat shall execute and submit to the council an agreement, which shall be binding on his or their heirs, personal representatives and assigns. 2. Securities: Prior to the making of such required improvements, the council shall require the owner or developer to deposit with the city an amount equal to the city's estimated cost of such improvements, either in cash, letter of credit, or an indemnity bond, with sureties satisfactory to the city. As portions of the project construction are completed, inspected and accepted by the city, the amount of the surety requirement may be reduced. The cash deposit, letter of credit, or bond shall be conditioned upon: a. That the owner or developer will , that he will cause no private construction to be made on said plat or file or cause to be filed any application for building permits for such construction until all improvements required under this title have been made or arranged for as approved by the city and executed within the developer’s agreement. b. The installation of all of the improvements required by the terms and conditions and within the time period designated by the city unless and extension is granted by the city council. c. Satisfactory completion of the work and payment therefor, which work was undertaken by the developer in accordance with the developer’s agreement. Page 161 of 166 d. The developer shall pay to the city all expenses incurred by the city, including, but not limited to, expenses for engineering, planning, fiscal, legal, construction and administration. In instances where a cash escrow is submitted in lieu of a letter of credit or bond, there shall be a cash escrow agreement which shall provide that in the event the required improvements are not completed within the approved time period, all amounts held under the cash escrow agreement shall be automatically turned over and delivered to the city and applied by the city to the cost onf completing the required improvements. If the funds available within said cash escrow agreement are not sufficient to complete the required improvements, the necessary additional cost to the city may be assessed against the subdivision. Any balance remaining in the cash escrow fund after such improvements have been made and all expenses therefore have been paid, shall be returned to eh developer. In instances where a letter of credit or indemnity bond is used in lieu of a cash escrow, the letter of credit or indemnity bond shall be in a form satisfactory to the city and the terms thereof shall substantially comply with the procedure set forth for a cash escrow fund. A.for in the manner following as respects the streets to which the lots sought to be constructed have access. B.Deposit: Prior to the making of such required improvements, the council shall require the owner or subdivider to deposit with the city clerk an amount equal to the city's estimated cost of such improvements, either in cash or an indemnity bond, with sureties satisfactory to the city, conditioned upon the payment of all construction costs incurred in making of such improvements and all expense incurred by the city for engineering and legal fees and other expense in connection with the making of such improvements. C.B.Certification Of Improvements: No final plat shall be approved by the city council without first receiving a report from the city engineer certifying that the improvements described herein, together with the agreements and documents required herein, meet the minimum requirements of all applicable ordinances. C.Inspection: All of the required improvements to be installed under the provisions of this title shall be inspected during the course of their construction by the city engineer. All of the inspection costs pursuant thereto shall be paid by the owner or subdivider in the manner prescribed in subsection A.2.B of this section. D. As Built Drawings: Reproducible “as built drawings” of all required improvements as required by the city engineer, shall be furnished to the city by the developer. Such “as built drawings” shall be certified to be true and accurate by the registered engineer responsible for the installation of the improvements. E.Erosion, Sediment Control: All plans for erosion, sediment control and vegetation preservation, as required in subsections 11-2- 3A.4.jg and A.4.kh of this title, shall be approved in conjunction with an approved time schedule for the phasing of said protection plans during and after construction. (1981 Code 301 § 8) F.Monuments: Official plat monuments as designated and adopted by the Dakota County surveyor’s office shall be placed at each corner or angle point on the outside boundary of the final plat or in accordance with a plan as approved by the city engineer. Said Page 162 of 166 monuments shall consist of a steel rod or pipe, one-half inch (1/2") or larger in diameter. The license number of the land surveyor that certifies the plat shall be affixed to all set plat monuments. 1. Pipes or steel rods shall be placed at each lot corner and at each intersection of street centerlines, points of curvature and points of tangency on street lines, and at each angle point on the boundary of the subdivision. All United States, state, county or other official benchmarks, monuments or triangulation stations in or adjacent to the property shall be preserved in precise position and shall be recorded on the plat. All lot and block dimensions shall be shown on the plat, and all necessary bearing pertaining to the lots and blocks. 2. In situations where conditions prohibit the placing of markers in the locations prescribed above, offset markers will be permitted. The exact location of all markers shall be shown on the final plat, together with accurate interior angles, bearings and distances. 3. To ensure that all irons and monuments are correctly in place, monumentation shall be required following the final grading of a plat. Proof of the monumentation shall be in the form of a surveyor’s certificate and this requirement shall additionally be a condition of certificate of occupancy as provided for in section 12-5C-2 of this code. E. 11-4-2: STREETS, SANITARY SEWERS AND WATER DISTRIBUTION: A. It is the developer's responsibility to install all required improvements, except that the city reserves the right to elect to install all or any part of the improvements required under the provisions of this title pursuant to Minnesota statutes, chapter 429,as amended. If the city elects to install the improvements, the developer shall post a cash escrow or letter of credit guaranteeing payment of the developer's share of costs. B. Sanitary sewers and water facilities shall be installed in accordance with the standards and specifications as required by the city council and subject to the approval of the Public Works Director. C. Storm sewers, open drainage, retention ponds or other facilities shall be installed within drainage and utility easements to adequately provide for controlling, preserving and providing for the drainage, storage or management of surface waters. A. The city currently performs all street, sanitary sewer and water distribution improvements; however, they reserve the right to request that developers make all necessary improvements at any time. D. Street trees and boulevard sodding shall be planted in conformance with the standards and specifications as required by the city council. (1981 Code 301 § 8) B.E. Street signs of the design approved by the City Engineer shall be installed at each street intersection. 11-4-3: PUBLIC UTILITIES: Commented [SM7]: Current practice and preference is developer installation. Will be revised to note that practice. Commented [SM8]: Do we want to create street tree requirements across the board? Commented [SM9R8]: Or reference tree + boulevard sodding, etc. Commented [SM10R8]: And street signs and lighting (if applicable) Page 163 of 166 A.Telephone, cable TV, electric, gas, plus all other utility service lines are to be placed underground in such a manner so as not to conflict with other underground services, in accordance with the provisions of all applicable city ordinances. A.B. Where feasible, in the opinion of the engineer, all utility lines for telephone and electric service shall be placed in rear line easements when carried on overhead poles. C.Where telephone, electric and/or gas service lines are to be placed underground entirely, conduits or cables shall be placed within easements or dedicated public ways, in such a manner so as not to conflict with other underground services. All drainage and other underground utility installations which traverse privately owned property shall be protected by easements furnished by the subdivider. (1981 Code 301 § 8) B.D. The utility company is responsible for complying with the requirements of this chapter. The developer shall make any necessary arrangements with utility companies for the installation of said facilities. 11-4-4: STORM WATER DRAINAGE: A.No final plat shall be approved by the city council on land subject to flooding or containing poor drainage facilities or on land which would make adequate drainage of the streets and lots impossible. However, if the subdivider agrees to make improvements which will, in the opinion of the city engineer, make the area completely safe for residential occupancy and provide adequate street and lot drainage, and conform to applicable regulations of other agencies such as the U.S. corps of engineers or the department of natural resources, the final plat of the subdivision may be approved. In addition, such plats may not be approved if the cost of providing municipal services to protect the floodplain area would impose an unreasonable economic burden upon the city. (1981 Code 301 § 8) B.Storm sewers, culverts, stormwater inlets, and other drainage facilities will be required where they are necessary to ensure adequate stormwater drainage for the subdivision. Where required, such drainage facilities shall be constructed in accordance with the standards and specifications for street construction as well as title 14, chapter 1 of this code as required by the city council. (Ord. 431, 2-1-2011) CHAPTER 5 DEDICATION OF LANDS FOR PUBLIC USE 11-5-1: AMOUNT REQUIRED TO BE DEDICATED; CASH IN LIEU: A.Public Uses: Pursuant to Minnesota statutes section 462.358, subdivision 2b, as amended, the city council shall require all developers requesting platting or replatting of land in the city to contribute lands, in the amounts listed below, ten percent (10%) of final plat gross area to be dedicated to the public for their use as either parks, playgrounds, public open space, trail systems, or Commented [SM11]: We could require underground for all newly platted subdivisions Page 164 of 166 water ponding, or to contribute cash in lieu of land in an amount established by resolution of the city council, based upon the conditions outlined below. The form of contribution (cash or land, or any combination thereof) shall be decided by the city council based upon need and conformance with approved city plans. If the replat increases the number of lots and/or number of dwelling units, or if land outside the previously recorded plat is added, then the park land dedication shall be based on the additional dwelling units being added.Payment of cash in lieu of land will be collected prior to any subdivision or final plat being recorded by Dakota County. (Ord. 467, 11-5-2014) B. Dedication Formula: 1. Land: The dedication formula shall be ten percent (10%) of final plat gross area. 2. Cash In Lieu: Cash in lieu of land shall be contributed in an amount established by the Mendota Heights fee schedule, as adopted by the city council. C. Dedication Location: In such cases where the developer is required to dedicate land area, the city council shall have the right to determine the geographic location and configuration of said dedication. 11-5-2: DISPOSITION OF REVENUES: D. Special Fund: All monies collected from cash contributions shall be placed in a special fund from which only those public uses as listed in section 11-5-1 of this chapter may be constructed or improved, or land for those same uses may be acquired. The city may elect to receive a combination of cash, land and development of the land for park use. (1981 Code 301 § 6) Payment of cash in lieu of land will be collected prior to any subdivision or final plat being released by the city for recording with Dakota County. 11-5-3: DELAYED CASH PAYMENTS: Upon petition by the developer, the council may approve a delay in the actual dedication of the cash required in lieu of land until such time as development occurs on the property being platted; provided, that a proper legal agreement is executed guaranteeing such dedication. Delayed dedication payment shall include annual interest accrued on the unpaid balance at an interest rate to be established from time to time by resolution of the city council. (1981 Code 301 § 6) 11-5-4: DEDICATION OF PUBLIC SITES: Where a proposed park, playground or other recreational area, proposed school site or other public ground that has been indicated in the official map and/or master plan is located in whole or in part within a proposed subdivision, such proposed public site shall be designated as such and should be dedicated to the city, school district or other proper governmental unit. If the subdivider chooses not to dedicate an area in excess of the land required under this chapter for such proposed public site, the council shall not be required to act to approve or disapprove the plat of the subdivision for a period of ninety (90) days after the subdivider meets all the provisions of this title in order to permit the council, school board or other appropriate governmental unit to consider the proposed plat and to take the necessary steps to Page 165 of 166 acquire, through purchase or condemnation, all or part of the public site proposed under the official map or master plan. (1981 Code 301 § 6) 11-5-5: NEXUS REQUIREMENT AND APPEALS: LOCATION AND CONFIGURATION OF DEDICATED LAND AREA: As required by law, the dedication formulas established in this section are intended to reflect an essential nexus between the fees or dedication imposed and the city purpose sought to be achieved by the fee or dedication, and to bear a rough proportionality to the need created by the proposed subdivision or development. Appeals regarding the proposed fee or dedication will be subject to the provisions established in Minnesota statutes 462.358, subd. 2c. In such cases where the developer is required to dedicate land area, the city council shall have the right to determine the geographic location and configuration of said dedication. (1981 Code 301 § 6) Original Ordinance retrieved 3/25/25, 1:00 PM Page 166 of 166