04 21 2026 CC Agenda PacketCITY OF MENDOTA HEIGHTS
CITY COUNCIL REGULAR MEETING AGENDA
April 21, 2026 at 6:00 PM
Mendota Heights City Hall, 1101 Victoria Curve, Mendota Heights
1.Call to Order
2.Roll Call
3.Pledge of Allegiance
4.Approval of the Agenda
The Council, upon majority vote of its members, may make additions or deletions to the
agenda. These items may be submitted after the agenda preparation deadline.
5.Public Comments - for items not on the agenda
Public comments provide an opportunity to address the City Council on items which are not
on the meeting agenda. All are welcome to speak. Individuals should address their
comments to the City Council as a whole, not individual members. Speakers are requested
to come to the podium and must state their name and address. Comments are limited to
three (3) minutes. No action will be taken; however, the Mayor and Council may ask
clarifying questions as needed or request staff to follow up.
6.Consent Agenda
Items on the consent agenda are approved by one motion of the City Council. If a
councilmember requests additional information or wants to make a comment on an item,
the item will be removed from the consent agenda and considered separately. Items
removed from the consent agenda will be taken up as the next order of business.
a.Approve Minutes from the April 7, 2026, City Council Meeting
b.Approve City Administrator Out of Metro Travel Request
c.Approve Resolution 2026-27 Accepting a Park Bench Donation
d.Adopt Resolution 2026-30 Accepting Donation of a Sauna for Fire Department Use
e.Approve Appointment of Fire Captains Pat Noack and Daniel Goldenstein
f.Accept the Resignation of Katie Bengtson and Authorize Recruitment for
Communications Coordinator
g.Adopt Resolution 2026-28 Approving the Amended and Restated Criminal Justice
Network JPA
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h.Authorize Renewal of Workers Comp Insurance Policy 5/1/2026-5/1/2027
i.Approve Temporary Liquor License - Beth Jacob Congregation
j.Approve Liquor License Renewals
k.Adopt Resolution 2026-29 to Accept Bids and Award Contract for the Hampshire
Estates Street Improvements
l.Award of a Professional Services Contract for the Hampshire Estates Street
Improvements
m.Award Professional Services Contract for Test Bore Drilling Services as part of the
Public Works Facility Geothermal Assessment Project
n.Approve January & February 2026 Treasurer's Reports
o.Approve Claims List
7.Presentations
a.Dakota Area Referrals and Transportation Services (DARTS)
b.E-Bike Safety Campaign
8.Public Hearings
9.New and Unfinished Business
a.Adopt Ordinance No. 607: An Ordinance Amendment to repeal and replace Title 11:
Subdivision Regulations; and Authorize Publication of Summary Ordinance
b.Resolution 2026-22 Approving the Lexington Heights Planned Unit Development
Amendment - Final Development Plan; And Ordinance No. 606 Approving a Zoning
Amendment to Planned Unit Development Overlay District (Planning Case Nos.
2025-16 and 2026-03)
10.Community / City Administrator Announcements
11.City Council Comments
12.Adjourn
Next Meeting
May 5, 2026 at 6:00PM
Information is available in alternative formats or with the use of auxiliary aids to individuals
with disabilities upon request by calling city hall at 651-452-1850 or by
emailing cityhall@mendotaheightsmn.gov.
Regular meetings of the City Council are cablecast on
NDC4/Town Square Television Cable Channel 18/HD798 and online at
townsquare.tv/Mendota-Heights-Streaming
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CITY OF MENDOTA HEIGHTS
DAKOTA COUNTY
STATE OF MINNESOTA
DRAFT Minutes of the Regular Meeting
Held Tuesday, April 7, 2026
Pursuant to due call and notice thereof, the regular meeting of the City Council, City of Mendota Heights,
Minnesota, was held at 6:00 p.m. at City Hall, 1101 Victoria Curve, Mendota Heights, Minnesota.
CALL TO ORDER
Mayor Levine called the meeting to order at 6:00 p.m. Councilors Lorberbaum, Paper, Mazzitello, and
Maczko were also present.
PLEDGE OF ALLEGIANCE
Council, the audience, and staff recited the Pledge of Allegiance.
AGENDA ADOPTION
Mayor Levine presented the agenda for adoption. Councilor Mazzitello moved adoption of the agenda.
Councilor Paper seconded the motion.
Ayes: 5
Nays: 0
PUBLIC COMMENTS
No one from the public wished to be heard.
CONSENT AGENDA
Mayor Levine presented the consent agenda and explained the procedure for discussion and approval.
Councilor Lorberbaum moved approval of the consent agenda as presented.
a.Approval of March 17, 2026, City Council Work Session Minutes
b.Approval of March 17, 2026, City Council Minutes
c.Approval of March 17, 2026, City Council Closed Session Meeting
d.Acknowledge Minutes from the January 27, 2026, Planning Commission Meeting
e.Acknowledge Minutes from the February 24, 2026, Planning Commission Work Session Meeting
f.Authorize the Purchase of Fire Department Turn-Out Gear
g.Approve a Massage Therapist License
h.Approve Engineering/Public Works Department Out of Metro Travel Request
i.Approve Police Department Out of Metro Travel Request
j.Approve Resolution 2026-23 Proclaiming April 24, 2026, Arbor Day in Mendota Heights
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6.a
April 7, 2026, Mendota Heights City Council Page 2 of 10
k.Approve 2025 Audit Fund Consolidation
l.Approve Office Support Assistant Hire
m.Approval of Claims List
Councilor Paper seconded the motion.
Ayes: 5
Nays: 0
PRESENTATIONS
No items scheduled.
PUBLIC HEARING
No items scheduled.
NEW AND UNFINISHED BUSINESS
A) RESOLUTION 2026-22 APPROVING THE LEXINGTON HEIGHTS PLANNED UNIT
DEVELOPMENT AMENDMENT – FINAL DEVELOPMENT PLAN; AND ORDINANCE NO. 606
APPROVING A ZONING AMENDMENT TO PLANNED UNIT DEVELOPMENT OVERLAY
DISTRICT (PLANNING CASE NOS. 2025-16 AND 2026-03)
Community Development Manager Sarah Madden provided a brief background on this item. She
explained that the Council was being asked to approve Resolution 2026-22 approving a Planned Unit
Development (PUD) Amendment – Final Development Plan, for the Lexington Heights Planned Unit
Development; and adopt Ordinance No. 606 approving a Zoning Amendment to Planned Unit
Development Overlay District.
John Riley, applicant, and Amanda Frost, Chase Real Estate, introduced themselves.
Councilor Mazzitello noted a reference to a Japanese lilac tree that is not allowed and is mentioned in the
packet. He received confirmation that tree species had been removed from the landscape plan.
Councilor Maczko thanked the applicant for the adjustments that have been made to improve the flow and
aesthetics. He asked if the applicant had spoken with the neighbor to the north.
Mr. Riley commented that he has had conversations with Roger, and he had attended some of their
neighborhood meetings. He stated that he had mentioned the potential driveway alignment but had not
spoken with the neighbor to advise him that the option was chosen to move forward. He stated that this
is the best option for traffic flow, and they have planned additional screening. He stated that if the Council
desires, they could table this, and he could have that conversation with the neighbor, as he wants to make
sure he is comfortable with the plan, as he has been supportive of the project.
Councilor Maczko commented that he would support tabling this for that reason. He stated that he was
also interested in the plans for landscaping and screening on that side. He commented that some of the
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April 7, 2026, Mendota Heights City Council Page 3 of 10
species are beautiful, but he was unsure how well they would do for screening to block headlights during
the winter months.
Ms. Frost commented that the landscaping plan can be changed as needed.
Councilor Maczko stated that he has another issue he would like to discuss with staff prior to the next
meeting, related to the park dedication fee, and believed that tabling would be the best decision.
Councilor Lorberbaum stated that at the last meeting, there were many residents from the apartments who
spoke positively about the property and the ownership. She acknowledged that the applicant has made
changes to address the comments of the Council and public and thanked him for that. She referenced the
narrative from the applicant, which mentions the conversion of the basketball court into two pickleball
courts, and also mentions the conversion of the tennis court into two pickleball courts. She asked for
clarification on whether the basketball court or the tennis court would be converted.
Mr. Riley stated that the plan shows that they will be keeping the tennis court and adding the pickleball
courts where the basketball court is. He noted that there is enough space to keep the basketball court as
well and add pickleball courts to the north.
Councilor Lorberbaum acknowledged that this will most likely be tabled and hoped that the applicant
could clarify those details on the plans before the next meeting.
Councilor Mazzitello stated that he does not object to tabling but also believed that they could move this
forward with conditions that the building and grading permits would not be granted until certain conditions
are met. He asked the applicant to work with the Natural Resources Coordinator or their landscape
architect to randomize the species on the landscaping plan to assist in the prevention of tree loss from
pests/disease.
Councilor Maczko moved to table CONSIDERATION OF THIS ITEM TO THE APRIL 21, 2026, CITY
COUNCIL MEETING.
Councilor Mazzitello seconded the motion.
Ayes: 5
Nays: 0
B) RESOLUTION 2026-25 APPROVING A CONDITIONAL USE PERMIT FOR 655 CALLAHAN
PLACE (PLANNING CASE NO. 2026-04)
Community Development Manager Sarah Madden provided a brief background on this item. The Council
was being asked to consider Resolution 2026-25, approving a Conditional Use Permit (CUP) for M&M
Home Contractors to allow for a residential building height of 20 feet at 655 Callahan Place.
Councilor Paper asked for more information on the setback.
Community Development Manager Sarah Madden replied that the minimum and maximum setbacks were
shown, based on the average of the two adjacent structures.
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Councilor Paper stated that the garage of the new structure would be in line with the existing homes, but
the remainder of the home is behind the other two homes and asked how that would fulfill the stringline.
Community Development Manager Sarah Madden replied that the setback requirement is for the principal
structure, and an attached garage is considered to be part of the principal structure for the purpose of
setbacks.
Councilor Paper stated that this home is stepped back so far that it will be in the backyard of several
homes. He stated that the garage takes up the entire footprint of a neighboring home. He commented that
this home does not seem to fit the existing character of the immediately surrounding homes. He was
unsure if anything could be done to pull the structure forward to be more in line with the other homes.
Community Development Manager Sarah Madden replied that the home is compliant with the setbacks.
Councilor Maczko stated that a new home on South Lane is similar with a three-car garage on the front
and the home set further back and similarly wondered how the neighbors felt about that. He recognized
that could be an unintended consequence of the Zoning Code update, and perhaps they need to have
additional discussion on that in the future.
Mayor Levine appreciated the conversation about potential issues with the City Code but asked that the
discussion focus on the application before them.
Mayor Levine invited those present to provide input.
Brian Ross, 653 Callahan Place, stated that he lives to the east of the proposed home and has lived in the
neighborhood for 46 years. He commented that this area is desirable because of the spacious and tranquil
feel with larger lots and quiet neighborhoods. He reviewed the criteria that must be met for conditional
uses and did not feel that this use would be compatible with the existing neighborhood. He stated that his
home is 2,950 square feet, and the property to the west of the proposed home is 2,534 square feet, with
building heights around 15 feet. He stated that the previous home on this lot that was torn down was
similar in size and is proposed to be replaced with a 5,621 square foot, 20-foot tall home. He did not find
this to be compatible, as it will alter the look of Callahan Place, infringe on privacy, and set the precedent
of oversized redevelopment that erodes the modest, established character that has been protected. He
stated that the proposed structure would extend 39 feet beyond the back of his home, just ten feet from his
property line. He asked that the Council deny this plan as it is not compatible with adjacent homes.
Dave Ross, 651 Callahan Place, stated that he has lived in his home for 50 years and has lived in Mendota
Heights for his entire life because he enjoys the character of the community. He commented that he is a
real estate broker and appraiser and believed that the proposed plan is out of line with the surrounding
neighborhood. He commented that on Callahan Place, there is 80 to 120 feet between homes, where this
proposal would place a house ten feet from the neighbor. He asked the Council to envision someone
building an addition of 40 feet past their home, ten feet from the property line. He commented on the
negative impact this will have on its immediate neighbors and the overall neighborhood. He believed that
the Planning Commission and City Council should review the regulations to prevent things like this from
occurring in Mendota Heights, as this community is not like others, and this is an established
neighborhood.
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April 7, 2026, Mendota Heights City Council Page 5 of 10
Joe Husbands, 659 Callahan Place, commented that he is the other direct neighbor and echoed the
comments of the two previous speakers as he shares those same concerns. He stated that at the Planning
Commission meeting, the presentation stated that no one responded to the plans but noted that he called
City Hall and was told that the plans would not be available until the item was on the agenda. He
questioned how people could respond when the plans were not available. He stated that the residents in
the neighborhood were not prepared, as they did not have access to the plans until the meeting. He
expressed concerns with a home of this size being placed between two more modest homes on either side
and in the overall neighborhood.
Mike Fritz, applicant, stated that he is present to address any questions related to the request for the CUP.
He stated that when they designed the home, they designed it to meet all City Codes and ordinances for
the building permit application and setbacks.
Councilor Maczko asked why the applicant would be before the Council if all City Code regulations were
met by the request.
Mr. Fritz commented that they are present to request a CUP for the building height, but in terms of the
other comments related to orientation, scale, and setback, they meet all of those requirements.
Councilor Maczko stated that the applicant does need permission for the building height. He asked what
would happen if the CUP were denied.
Mr. Fritz replied that he was not prepared to answer that, as they would potentially have to redesign, which
would cause additional time and money.
Councilor Paper asked how building height is measured for the neighboring homes.
Community Development Manager Sarah Madden replied that the measurement of the adjacent properties
is less than 15 feet, and the ordinance does not allow staff to set an average less than 15 feet, as that is the
minimum threshold. She estimated that the adjacent homes are between 13 and 14 feet. She stated that
the CUP allows a height of 20 feet.
Mr. Fritz stated that the application shows a height of 17.6 feet following that measurement method.
Councilor Paper asked how the midpoint is determined, specifically what the bottom is.
Community Development Manager Sarah Madden replied that the bottom for the measurement is the
average front grade of the home.
Mr. Fritz provided additional clarification on the method of measurement that was used in the last
application he was involved in.
Councilor Paper commented that this is a much taller roof than the two adjacent homes and commented
that it is important to try to match the character of the existing homes. He asked if this home is speculative
or whether this is a buyer-involved home.
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Mr. Fritz commented that the main roof is an eight-pitch, and they tried to keep this as small as possible.
Councilor Lorberbaum commented that it looks like there is a second floor in the front because of windows
above the main door.
Mr. Fritz replied that those are architectural design windows, and there is no second floor in that location.
Councilor Lorberbaum asked how the general welfare of the community is defined, given the comments
of the neighbors.
City Attorney Amy Schmidt replied that there is no specific statutory definition for the general welfare of
the community. She stated that it is subjective, based on the surrounding properties and standards
established in the Code that are specific. She stated that if the home were below the height that requires
a CUP, this application would not be before the Council.
Councilor Lorberbaum asked if being uncomfortable with a home 39 feet past her home, ten feet from the
property line, would meet the definition of detrimental to the general welfare of the community.
City Attorney Amy Schmidt replied that would be the perspective of one person, not a general perspective.
Councilor Paper asked and received confirmation that the peak above the garage and master bedroom are
reasonably close in height and asked how much taller the center peak is.
Mr. Fritz stated that he does not have that exact dimension. He stated that peak is higher based on the
width of the truss. He estimated about 30 inches.
Councilor Maczko commented that if the scale is correct, that would be about five feet.
Community Development Manager Sarah Madden provided additional clarification on where the 20-
foot measurement was determined.
Councilor Paper commented that it is such a big difference from the neighboring homes.
Councilor Mazzitello provided clarification on the measurement within City Code and the measurement
of 20 feet as determined by City staff. He stated that in the other home the applicant was speaking of the
main body peak was also the highest peak.
Mr. Fritz commented that all setbacks as proposed meet the requirements of the City, and as proposed, the
20-foot height would also be under the maximum allowed by the City through a CUP.
Councilor Mazzitello moved to adopt RESOLUTION NO. 2026-25, APPROVING A CONDITIONAL
USE PERMIT FOR RESIDENTIAL BUILDING HEIGHT AT THE PROPERTY LOCATED AT 655
CALLAHAN PLACE.
Mayor Levine seconded the motion.
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Further discussion: Councilor Mazzitello stated that they have been dealing with the issue for over 20
years in Mendota Heights, as new homes that are built do not match the architectural trends of the past.
He stated that he lives in one of those neighborhoods and has had almost one dozen lots in his
neighborhood redeveloped with large homes with property values over $1,000,000 in an older subdivided
neighborhood. He stated that the Zoning Code update attempted to address this issue while being cautious
of maintaining property rights. He stated that the CUP was developed to provide a method to allow larger
building heights and provide an opportunity for neighbors to speak their concerns. He stated that not
building the home was not an option that was provided. He stated that a CUP is a permitted use by
condition, and if the applicant meets those conditions, it is very difficult to deny the request, as that could
lead to legal issues. He stated that the applicant has met all of the Zoning Code requirements, including
the conditions for a building height of 20 feet within the CUP. He stated that it would be nice to have the
issues between property owners addressed while still allowing the new home to be developed. He stated
that this is a single-story home that follows the trend of higher gabled roofs. He stated that they do not
have a mechanism to deny this, as all requirements are met.
City Attorney Amy Schmidt stated that it is important to remember that neighborhood opposition is not a
basis for denial of a CUP.
Councilor Maczko stated that he agrees with the comments from Councilor Mazzitello and recalled the
previous discussions the Council had with McMansions being built, where they were out of character with
the neighborhood. He could not fathom that the proposed home is in character or scale with the existing
homes. He stated that placing a home of this scale and price in a neighborhood where homes are valued
around $500,000 would be pricing residents out of the community. He stated that homes in Mendota
Heights sell themselves and did not believe that this home fits the character of this neighborhood. He
stated that he would be willing to table this to find if there is a way to make this work; otherwise, he will
vote against this.
Mayor Levine commented that the sentence referencing the character and scale of the home was a
statement from staff in response to the issue of the proposed use not being detrimental to the general
welfare of the community. She asked if that sentence was related to the structure or the roof specifically.
Community Development Manager Sarah Madden replied that the statement is referring to the roof height,
as the request is related to the proposed height.
Mayor Levine commented that the Council needs to focus on the roof and building height, as the structure
is compatible with City Code. She reviewed the conditions that must be considered for a CUP request
and urged the Council to be careful with the job they need to do today. She agreed that the comments
from the neighbors are reasonable, but that is outside of the job of the Council tonight, as the request is
specific to the roof height and related conditions of the CUP.
Councilor Maczko asked about the conditions that the request meets.
Mayor Levine provided additional context on the conditions within the CUP that are considered. She
stated that if the structure had a height of 15 feet, the request would not even be before them, and this
home could proceed with construction.
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April 7, 2026, Mendota Heights City Council Page 8 of 10
Councilor Maczko clarified that the issue before them then is whether the home would be less impactful
with a height of 15 feet rather than 20 feet.
City Attorney Amy Schmidt stated that City Code uses the language “would not seriously depreciate
property values”, and if the Council determines that the request of the applicant would not seriously
depreciate property values, that would be a reason to approve the CUP. She stated that she is not an
appraiser but did not think it would be a reasonable conclusion that a five-foot difference in the height of
a roof would seriously depreciate property values in the surrounding area.
Councilor Maczko received confirmation that if this were denied, the same structure could be built with a
height of five feet less. He recognized that this is an architectural element that is meant to improve the
aesthetic.
City Attorney Amy Schmidt stated that a denial without a legal basis could lead to a different outcome.
She stated that in a denial, the Council would need to make findings of fact to support that denial.
Councilor Maczko recognized that it would be harder to justify that a five-foot difference in height would
be the main generator in the home, being out of character with the scale of surrounding homes.
City Attorney Amy Schmidt reminded the Council of the conditions that a request must meet within the
CUP requested. She stated that the language related to scale is not included in the language from the
Code.
Councilor Maczko stated that he realizes they do not have much to stand on because all other elements of
the City Code are met by this request.
Mayor Levine commented that if this is an issue the Council wants to revisit, they can do that in the future,
but this request must be considered under the Code as it exists now. She stated that the Planning
Commission shared those concerns but also understood its job to review the request under the City Code.
Councilor Maczko recognized the precedent that is set by allowing the first home, as this trend then
continues with redevelopment and ultimately the character changes.
Councilor Paper commented that the property line on the east side will be greater than it was before the
previous home. He stated that he is also frustrated that there does not seem to be a way to deny the request.
He noted that this footprint will generate more runoff than it did before and was interested in how that
would be managed to ensure that it does not impact neighbors. He stated that it appears that most of the
existing vegetation between the properties lies mostly on neighboring properties and asked how that would
be protected.
Mayor Levine noted that those questions were asked and addressed at the Planning Commission meeting.
Public Works Director Ryan Ruzek commented that the home on the west side brought forward those
questions and asked for protection of their trees. He noted that the neighbor and applicant met after the
meeting to have an additional conversation. He stated that this property would be required to implement
a stormwater BMP to manage stormwater, and there should be a net reduction in runoff post-construction.
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April 7, 2026, Mendota Heights City Council Page 9 of 10
He recognized the concern of the property owner to the east and noted that perhaps moving the home
forward 10 feet would alleviate some of those concerns.
Councilor Mazzitello commented that would require a variance.
Community Development Manager Sarah Madden commented that there are some issues of grammar that
will come forward to the City Council in the future for additional discussion when it comes to the
averaging.
Councilor Mazzitello noted that the CUP would still stand as a separate issue.
Councilor Paper asked if the retaining walls were decorative.
Public Works Director Ryan Ruzek commented that there is some grade stability provided, and all
retaining walls are under four feet.
Councilor Paper asked if a distance from the property line is required for retaining walls.
Public Works Director Ryan Ruzek commented that a retaining wall cannot be placed in an easement but
otherwise could be placed up to the property line.
Councilor Lorberbaum stated that the home is compliant with the Code, with the exception of the height
of the roof. She recognized that a denial would not stand up legally. She felt that a newer home in the
community may increase the value of neighboring homes. She stated that across the street from this home
is a house with a much taller roof, which then makes this home compatible with the neighborhood. She
recognized that there was no reason to deny this request.
Councilor Lorberbaum moved to call the question.
Councilor Mazzitello seconded the motion.
Ayes: 4
Nays: 1 (Maczko)
Ayes: 3
Nays: 2 (Maczko and Paper)
C) MUNICIPAL CAMPUS PROJECT UPDATE
City Administrator Jacobson provided a brief project update.
COMMUNITY ANNOUNCEMENTS
City Administrator Jacobson announced upcoming community events and activities.
COUNCIL COMMENTS
Councilor Paper wished everyone a happy spring.
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April 7, 2026, Mendota Heights City Council Page 10 of 10
Councilor Maczko stated that he missed the last Council meeting. He stated that he was surprised by the
number of people who opposed the cellular tower at the Planning Commission, as when he campaigned,
the lack of cellular service was the top complaint he received from residents. He stated that his kids do
not have a landline, as the use of cellular phones seems to be the trend for households. He recognized that
without that coverage, someone would be unable to call public safety services. He stated that the City
worked hard to find a provider that would be willing to come into the community to provide better service.
He hoped that those without service and experiencing issues with service would speak up prior to the next
Council meeting. He stated that the Council spends a lot of time and energy in an attempt to make the
best decisions.
Councilor Lorberbaum stated that she watched the Planning Commission meeting and was also surprised.
She recognized that people most often attend a meeting to voice their opposition, which means that those
in favor of the request did not show up. She hoped that those in favor of the request would speak up. She
stated that today is World Health Day and April is National Gardening Month. She noted that there are a
variety of options for purchasing trees being offered by the City. She wished everyone a meaningful
Easter, Nowruz, and Passover.
Councilor Mazzitello wished everyone blessings of the season. He continued his walk towards the 250th
birthday of the nation and shared a historical fact from April 7, 1776.
ADJOURN
Councilor Mazzitello moved to adjourn.
Councilor Paper seconded the motion.
Ayes: 5
Nays: 0
Mayor Levine adjourned the meeting at 7:52 p.m.
____________________________________
Stephanie B. Levine
Mayor
ATTEST:
_______________________________
Nancy Bauer
City Clerk
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6.b
REQUEST FOR CITY COUNCIL ACTION
MEETING DATE: April 21, 2026
AGENDA ITEM: Approve City Administrator Out of Metro Travel Request
ITEM TYPE: Consent Item
DEPARTMENT: Administration CONTACT: Cheryl Jacobson, City
Administrator
ACTION REQUEST:
Approve City Administrator out of metro travel request to attend the 2026 League of
Minnesota Cities Annual Conference.
BACKGROUND:
The League of Minnesota Cities Conference is an annual conference focused on sharing
resources and learning opportunities for cities. Programming includes themes ranging across
public administration disciplines. This year's conference is being held in Rochester, MN, from
June 24–26.
FISCAL AND RESOURCE IMPACT:
Registration for the conference is $425, and $55 for meals not included in the conference fee.
Funds planned and available in the Administration budget.
ATTACHMENTS:
None
CITY COUNCIL PRIORITY:
Premier Public Services & Infrastructure
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6.c
REQUEST FOR CITY COUNCIL ACTION
MEETING DATE: April 21, 2026
AGENDA ITEM: Approve Resolution 2026-27 Accepting a Park Bench Donation
ITEM TYPE: Consent Item
DEPARTMENT: Parks and Recreation CONTACT: Meredith Lawrence, Parks and
Recreation/Assistant Public
Works Director
ACTION REQUEST:
Approve Resolution 2026-27 accepting a park bench donation from the Fisher and Wright
families to be installed at Marie Park.
BACKGROUND:
The Park Bench Donation program was adopted in 2001. Through the program, a resident may
donate $1,500 to the City to offset the costs of purchasing and installing a park bench. Any
costs above the donation amount are the responsibility of the City from the Parks
Maintenance Budget.
Staff received a park bench donation from the Fisher and Wright families to be installed at
Marie Park. A map that is attached provides a pinpoint of where the bench is proposed to be
installed. Staff has reviewed the site and feel it would be a good location for the bench. Prior
to installation, staff plans to meet the donor on site to determine the exact location.
The desired plaque language for the bench would read:
Longtime Residents of MH & St. Paul
Winter Carnival Supporters
Jan and John Fisher—Enjoy!
The City is grateful for the generosity of this financial donation.
FISCAL AND RESOURCE IMPACT:
The $1,500 donation will be used towards the purchase and installation of the park bench.
Costs exceeding $1,500 will be drawn from the Parks Equipment/Maintenance budget.
ATTACHMENTS:
1.Bench Location Marie
2.Resolution 2026-27 Accepting a Monetary Donation for the Purchase of a Park Bench
Page 14 of 223
CITY COUNCIL PRIORITY:
Economic Vitality & Community Vibrancy, Premier Public Services & Infrastructure, Inclusive
and Responsive Government
Page 15 of 223
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CITY OF MENDOTA HEIGHTS
DAKOTA COUNTY, MINNESOTA
RESOLUTION 2026-27
A RESOLUTION FORMALLY ACCEPTING A MONETARY DONATION FOR THE
PURCHASE OF A PARK BENCH
WHEREAS, the City of Mendota Heights desires to follow Minnesota Statute 465.03
“Gifts to Municipalities”; and
WHEREAS, the Minnesota State Statute requires a resolution to accept gifts to
municipalities; and
WHEREAS, the City has previously acknowledged gifts with a resolution; and
WHEREAS, the City Council of the City of Mendota Heights have duly considered this
matter and wish to acknowledge the civic mindedness of citizens and officially recognize their
donations.
NOW THEREFORE, BE IT RESOLVED that the City Council of the City of Mendota
Heights formally accepts $1,500 to purchase a park bench to be installed at Marie Park from the
Fisher and Wright families.
Adopted by the City Council of the City of Mendota Heights this 21st day of April, 2026.
CITY COUNCIL
CITY OF MENDOTA HEIGHTS
Stephanie B. Levine, Mayor
ATTEST:
Nancy Bauer, City Clerk
Page 17 of 223
6.d
REQUEST FOR CITY COUNCIL ACTION
MEETING DATE: April 21, 2026
AGENDA ITEM: Adopt Resolution 2026-30 Accepting Donation of a Sauna for Fire
Department Use
ITEM TYPE: Consent Item
DEPARTMENT: Fire CONTACT: Dan Johnson, Fire Chief
ACTION REQUEST:
Authorize the Fire Department to accept the donation of a 1–2 person infrared sauna from a
Mendota Heights resident for installation and use at the fire station.
BACKGROUND:
During planning for the recent fire station remodel, the department explored the inclusion of a
sauna to support firefighter health and recovery. At that time, the concept was relatively new,
with limited available research, and was ultimately not included due to overall project cost
constraints.
Since then, additional attention has been given to firefighter health and wellness, particularly
related to post-incident decontamination and recovery. Regional departments, including the
Saint Paul Fire Department and Minneapolis Fire Department, have incorporated saunas into
several stations as part of these efforts.
A Mendota Heights resident recently offered to donate a lightly used infrared sauna (Good
Health Saunas, model GE-2). The unit is designed for one to two users and would be provided
at no cost to the City, with the condition that the Fire Department coordinate its removal.
The Fire Department has identified a suitable location within the station in a storage room
adjacent to the existing decontamination shower area, which aligns well with its intended use.
Upon passage of the resolution accepting the donation, the donated sauna shall become the
property of the City of Mendota Heights.
FISCAL AND RESOURCE IMPACT:
The sauna itself will be acquired at no cost.
Minor costs may be incurred for relocation, reassembly, and potential electrical adjustments
(e.g., adding or relocating a standard 15-amp outlet). These costs are expected to range
between $0 and $500 and can be accommodated within the department’s existing budget.
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ATTACHMENTS:
1.Resolution 2026-30 A Resolution Formally Accepting Donation of a Sauna to the Mendota
Heights Fire Department
CITY COUNCIL PRIORITY:
Premier Public Services & Infrastructure
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CITY OF MENDOTA HEIGHTS
DAKOTA COUNTY, MINNESOTA
RESOLUTION 2026-30
A RESOLUTION FORMALLY ACCEPTING DONATION OF A SAUNA TO THE
MENDOTA HEIGHT FIRE DEPARTMENT
WHEREAS, the City of Mendota Heights desires to follow Minnesota Statute 465.03
“Gifts to Municipalities”; and
WHEREAS, the Minnesota Statute requires a resolution to accept gifts to municipalities;
and
WHEREAS, the City has previously acknowledged gifts with a resolution; and
WHEREAS, the City Council of the City of Mendota Heights has duly considered this
matter and wishes to acknowledge the civic mindedness of citizens and officially recognize their
donations.
NOW, THEREFORE, IT IS HEREBY RESOLVED, that the City Council of the City
of Mendota Heights formally accept a 1–2 person infrared sauna from a Mendota Heights
resident for installation and use at the fire station.
Adopted by the City Council of the City of Mendota Heights on this 21st day of April 2026.
CITY COUNCIL
CITY OF MENDOTA HEIGHTS
Stephanie B. Levine, Mayor
ATTEST:
_________________________
Nancy Bauer, City Clerk
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6.e
REQUEST FOR CITY COUNCIL ACTION
MEETING DATE: April 21, 2026
AGENDA ITEM: Approve Appointment of Fire Captains Pat Noack and Daniel Goldenstein
ITEM TYPE: Consent Item
DEPARTMENT: Administration CONTACT: Kelly Torkelson, Assistant City
Administrator
Dan Johnson, Fire Chief
ACTION REQUEST:
Approve the appointment of Daniel Goldenstein and Pat Noack to serve as Mendota Heights
Fire Captains.
BACKGROUND:
Fire Captains play a critical leadership role within the Mendota Heights Fire Department,
providing direction, oversight, and support to firefighters. Captains are appointed to four-year
terms.
Pat Noack is recommended for reappointment, having served as a Fire Captain for the past
eight years. Daniel (DJ) Goldenstein is recommended for appointment for the first time and
brings 12 years of service as a Mendota Heights firefighter.
Both candidates bring a strong depth of knowledge, skills, and experience that will continue to
support the effective operation of the department and the City as a whole.
FISCAL AND RESOURCE IMPACT:
These are budgeted positions in the 2026 City/Fire Department Budget.
ATTACHMENTS:
None
CITY COUNCIL PRIORITY:
Premier Public Services & Infrastructure
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6.f
REQUEST FOR CITY COUNCIL ACTION
MEETING DATE: April 21, 2026
AGENDA ITEM: Accept the Resignation of Katie Bengtson and Authorize Recruitment for
Communications Coordinator
ITEM TYPE: Consent Item
DEPARTMENT: Administration CONTACT: Kelly Torkelson, Assistant City
Administrator
ACTION REQUEST:
Accept the resignation of Katie Bengtson and authorize staff to begin the recruitment for the
Communications Coordinator position.
BACKGROUND:
Katie Bengtson, the city's Communications Coordinator, has submitted her resignation effective
May 8, 2026. Katie Bengtson has served city as the Communications Coordinator since 2022
and has been a valued member of the City.
FISCAL AND RESOURCE IMPACT:
This is a budgeted position. The position is a .60FTE (i.e.24 hours a week). The Communications
Coordinator position is classified as a pay grade 10 on the city's compensation matrix. The
anticipated hiring range for this position is $40.45–$49.83 an hour.
ATTACHMENTS:
None
CITY COUNCIL PRIORITY:
Premier Public Services & Infrastructure
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6.g
REQUEST FOR CITY COUNCIL ACTION
MEETING DATE: April 21, 2026
AGENDA ITEM: Adopt Resolution 2026-28 Approving the Amended and Restated Criminal
Justice Network JPA
ITEM TYPE: Resolution
DEPARTMENT: Police CONTACT: Kelly McCarthy, Police Chief
ACTION REQUEST:
Adopt the Amended and Restated Criminal Justice Network Joint Powers Agreement.
BACKGROUND:
For more than twenty years, Mendota Heights has been a member of a cooperative
partnership that addresses the needs of criminal justice information, technology, and data
transfer between the Mendota Heights Police Department and our criminal justice partners.
This cooperative partnership, Criminal Justice Network (CJN), was under the purview of Dakota
County until January 2022.
In January 2022, Mendota Heights Resolution 2022-05 was passed approving a joint powers
agreement establishing the CJN Board. Since that time, the Board has been working to
advance the CJN through designing and building a record management system for its
members and expanding to other governmental agencies.
In August 2024, the First Amendment to the CJN Joint Powers Agreement added the City of
Plymouth to the Board and amended the annual budget funding structure.
The purpose of this Amended and Restated Criminal Justice Network Joint Powers Agreement
is as follows:
•establish and continue CJN, a joint powers entity, to provide information management
systems and technology services to support criminal justice agencies for the use and
benefit of the members and others
•provide personnel benefits for the employees of CJN
•define the rights and obligations of the Members with respect to the establishment,
operation and maintenance of CJN
•provide a forum for discussion, study, development and implementation of
recommendations of mutual interest regarding criminal justice processes, information
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systems and integration of criminal justice information systems
FISCAL AND RESOURCE IMPACT:
Funding for the CJN is encompassed in the Police Department's budget.
ATTACHMENTS:
1.Resolution 2026-28 Resolution Approving the Amended and Restated Criminal Justice
Network Joint Powers Agreement
2.Amended and Restated Joint Powers Agreement for the Criminal Justice Network Board
CITY COUNCIL PRIORITY:
Premier Public Services & Infrastructure, Inclusive and Responsive Government
Page 24 of 223
City of Mendota Heights
Dakota County, Minnesota
RESOLUTION 2026-28
RESOLUTION APPROVING THE AMENDED AND RESTATED
CRIMINAL JUSTICE NETWORK JOINT POWERS AGREEMENT
WHEREAS, pursuant to Minnesota Statute 471.59, political subdivisions in the State of
Minnesota are empowered to provide assistance to, and act in coordination with, other political
subdivisions as deemed necessary to benefit the public; and
WHEREAS, the City of Mendota Heights previously entered into a Joint Powers
Agreement Establishing the Criminal Justice Network Board, as amended by the First
Amendment to the Joint Powers Agreement Establishing the Criminal Justice Network effective
August 28, 2024; and
WHEREAS, the City of Mendota Heights desires to continue to be part of a joint powers
entity and joint powers board referred to as the “Criminal Justice Network” of “CJN” to
collaboratively accomplish their mutual goals of improving and supporting criminal justice
agency information management systems and capabilities; and
WHEREAS, the City Council of the City of Mendota Heights desires to support the
Amended and Restated Criminal Justice Network Joint Powers Agreement.
NOW THEREFORE BE IT HEREBY RESOLVED that the City Council of the City of
Mendota Heights does hereby approve the Amended and Restated Criminal Justice Network Joint
Powers Agreement.
Adopted by the City Council of the City of Mendota Heights this 21st day of April 2026.
CITY COUNCIL
CITY OF MENDOTA HEIGHTS
By_________________________________
Stephanie B. Levine, Mayor
ATTEST:
By______________________________
Nancy Bauer, City Clerk
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1
Amended and Restated
Joint Powers Agreement for the
Criminal Justice Network Board
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2
Table of Contents
RECITALS ..................................................................................................................................... 4
ARTICLE 1: STATEMENT OF PURPOSE AND POWERS TO BE EXERCISED .................... 5
ARTICLE 2: DEFINITIONS .......................................................................................................... 5
ARTICLE 3: TERM AND EFFECTIVE DATE ............................................................................ 6
ARTICLE 4: MANNER OF EXERCISING POWERS ................................................................. 6
ARTICLE 5: MEMBERSHIP......................................................................................................... 6
1. Membership ......................................................................................................................... 6
2. Requirement of Good Standing ........................................................................................... 6
ARTICLE 6: JOINT POWERS BOARD ....................................................................................... 6
1. Establishment of the Board. ............................................................................................ 6
2. Powers of the Board ........................................................................................................ 6
3.Board Representatives and Vacancies ............................................................................ 8
4. Board Governance - Officers .......................................................................................... 8
5. Board Governance - Voting ............................................................................................ 8
6.Board Committees .......................................................................................................... 9
7. Board Meetings. .............................................................................................................. 9
ARTICLE 7: EXECUTIVE DIRECTOR ....................................................................................... 9
ARTICLE 8: BUDGET AND FUNDING ...................................................................................... 9
1.Fiscal Year ...................................................................................................................... 9
2. Recommended Annual Budget ....................................................................................... 9
3. Member Contributions to Adopted Budget................................................................... 10
4. Expenditure of the Annual Budget ............................................................................... 11
5.In-Kind Contributions ................................................................................................... 12
6.Credit or Payment to Members for Services ................................................................. 12
ARTICLE 9: AUDIT .................................................................................................................... 12
ARTICLE 10: TERMINATION AND DISSOLUTION .............................................................. 12
1.Termination ................................................................................................................... 12
2.Effect of Termination .................................................................................................... 12
3.Distribution of Assets .................................................................................................. 12
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3
ARTICLE 11: WITHDRAWAL OF A MEMBER ...................................................................... 13
1.Unilateral Withdrawal ................................................................................................... 13
2.Effect of Withdrawal..................................................................................................... 13
ARTICLE 12: INSURANCE AND INDEMNIFICATION ......................................................... 13
1. Responsibility for Own Acts and Omissions ................................................................ 13
2.No Waiver ..................................................................................................................... 14
3.Indemnification ............................................................................................................. 14
4. Insurance ....................................................................................................................... 14
5.Uninsured Liability ....................................................................................................... 14
ARTICLE 13: MISCELLANEOUS PROVISIONS ..................................................................... 14
1. Amendments ................................................................................................................. 15
2. Governing Law and Venue ........................................................................................... 15
3. Counterparts .................................................................................................................. 15
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4
THIS AMENDED AND RESTATED JOINT POWERS AGREEMENT
("Agreement") is entered into between the undersigned parties (also referred to herein as
"Members"), all being political subdivisions of the State of Minnesota, by and through their
respective governing bodies.
RECITALS
WHEREAS, the parties to this Agreement previously entered into that Joint Powers
Agreement Establishing the Criminal Justice Network Board effective January 1, 2024, as
amended by that First Amendment to the Joint Powers Agreement Establishing the Criminal
Justice Network effective August 28, 2024 (collectively “Previous Approvals”); and
WHEREAS, pursuant to Minn. Stat § 471.59, political subdivisions in the State of
Minnesota are empowered to provide assistance to, and act in coordination with, other political
subdivisions as deemed necessary to benefit the public; and
WHEREAS, the parties to this Agreement desire to jointly and cooperatively provide for
the establishment, operation and maintenance of technology systems and services to support
criminal justice agencies and information management systems for the use and benefit of the
parties and others; and
WHEREAS, the parties to this Agreement desire to continue a joint powers entity and
joint powers board referred to as the “Criminal Justice Network” or “CJN” to collaboratively
accomplish their mutual goals of improving and supporting criminal justice agency information
management systems and capabilities; and
WHEREAS, the parties desire to amend and restate the Previous Approvals and this
Agreement amends, restates, and supersedes the Previous Approvals in their entirety.
NOW, THEREFORE, in consideration of the mutual promises and benefits that each
Party shall derive here from, the parties agree as follows:
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ARTICLE 1: STATEMENT OF PURPOSE AND POWERS TO BE EXERCISED
The purpose of this Agreement is:
(1)to establish and continue CJN, a joint powers entity, to provide information management
systems and technology services to support criminal justice agencies for the use and benefit
of the Members and others;
(2)to provide personnel benefits for the employees of CJN;
(3)to define the rights and obligations of the Members with respect to the establishment,
operation and maintenance of CJN; and
(4)to provide a forum for discussion, study, development and implementation of
recommendations of mutual interest regarding criminal justice processes, information
systems and integration of criminal justice information systems.
ARTICLE 2: DEFINITIONS
Board means the Criminal Justice Network joint powers board formed by this Agreement.
Criminal Justice Network or CJN means the joint powers entity formed by this Agreement.
Member is a governmental unit that joined CJN, has use of and access to all the services provided
by CJN, and holds a position on the CJN Board.
Law Enforcement Agency means a unit of state, local government, or federally-recognized tribe
that is authorized by law to grant full powers of arrest and to charge a person with the duties of
preventing and detecting crime and enforcing the general criminal laws of any state, and/or
incarcerating individuals. This includes, without limitation: municipal police departments, county
sheriff departments (both patrol and jail functions), the Minnesota Department of Corrections, the
Minnesota Bureau of Criminal Apprehension, and the Minnesota State Patrol.
Membership Fee means the amount of the operating and capital costs of CJN that is charged to
an individual Member for a fiscal year.
Supermajority means two-thirds (66.7%) of the Board representatives, rounded up to the nearest
whole person.
System Fees means the amount of money Users pay to access and use the systems and applications
developed or purchased by CJN or services provided by CJN.
User is a governmental unit that pays System Fees for the use of CJN product(s) or service(s). A
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User does not have a position on the CJN Board and is not a member of CJN.
Withdrawing Member means a Member that has given notice of its intent to withdraw from the
Agreement pursuant to Article 11.1.
ARTICLE 3: TERM AND EFFECTIVE DATE
CJN was established on January 1, 2022. This Agreement shall be effective December 31, 2026,
and shall continue indefinitely, or until terminated as provided in Article 10 or as required by law
or court order.
ARTICLE 4: MANNER OF EXERCISING POWERS
The joint powers of the Members will be exercised through the Board having the powers and duties
described herein. The Board is authorized to exercise the joint powers on behalf of and in
cooperation with the Members as provided herein.
ARTICLE 5: MEMBERSHIP
1.Membership. Provides access to all the benefits and products of CJN, including a voting Board
position.
2.Requirement of Good Standing. Continued membership in CJN is contingent upon the payment
by each Member of the annual Membership Fees as determined by the Board. After being given
notice and 30 calendar days to cure any default for non-payment of fees, Members who are not
in good standing may be terminated from this Agreement by a Supermajority vote of the Board.
Members who are involuntarily terminated by the Board are not entitled to any distribution of
assets or fees paid, all as stated in Article 11.2.
ARTICLE 6: JOINT POWERS BOARD
1.Establishment of the Board. The parties hereby establish the Board as a joint powers board,
which shall jointly exercise such powers and authorities as are necessary to achieve its purposes
as provided in Article 1. The Board shall be an entity separate from the parties and shall not be
deemed to be an agent or partner of the parties to this Agreement.
2. Powers of the Board. The Board shall have the following powers and duties:
a.To take actions necessary and convenient to discharge the duty to implement,
maintain and operate the systems and applications necessary for the continuation
of CJN and its integration of information systems for criminal justice agencies;
b.To adopt bylaws and rules or policies consistent with this Agreement that are
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required to effectively exercise the powers or accomplish the objective of CJN;
c.To adopt an annual operating and capital budget, including a statement of sources
of funding and allocation of costs to the Members;
d.To enter into contracts in its own name, including contracts to purchase materials,
goods, or services, and contracts to provide its Members and Users with access to
and use of systems and applications developed or purchased by CJN and other
services provided by CJN;
e.To establish processes for setting and charging Membership Fees and System Fees;
f.To acquire, lease, hold and dispose of property, both real and personal, including
transfer of property from a Member to CJN;
g.To arrange with one or more of the Members to incur debt or issue bonds for the
benefit of CJN, as permitted by law;
h.To develop, acquire, operate and maintain applications and systems for criminal
justice agencies to improve operational efficiencies, integrate information between
criminal justice agencies, including those systems acquired jointly and
cooperatively for the benefit of the Members;
i.To hire, discipline, or discharge employees required to accomplish the purposes of
this Agreement, including employing an Executive Director and delegating
personnel authority to the Executive Director;
j.To purchase any insurance or indemnity or surety bonds as necessary to carry out
this Agreement and purpose of CJN;
k.To apply for, and accept appropriations, grants, gifts, loans of money, or other
assistance as permitted by law from any person or entity, whether public or private;
l.To commence any type of legal action or proceeding permitted by law to protect
CJN’s property and interests;
m.To exercise all powers necessary and incidental to carrying out the purposes set
forth in Article 1 of this Agreement;
n.To contract with a Member or third party for auditing, financial, human resources,
information technology, risk management, legal, and other services as needed for
CJN; and
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o. To approve contracting and purchasing policies for CJN.
3.Board Representatives and Vacancies.
a.Board Composition. The Board shall consist of one Board representative from each
of the Members who is appointed by the respective head of the Member's Law
Enforcement Agency. Each Member shall also be entitled to appoint an alternate
Board representative, who shall act for the Board representative during that
individual's absence. In addition, Dakota County’s Board of Commissioners is
entitled to appoint one Board representative and one alternate. This Agreement at
times uses the term "Board representative" to refer to both a Board representative
and that representative's alternate.
b.Board Compensation. Board representatives shall serve without compensation from
CJN, but this shall not prevent a Member from providing compensation for a Board
representative if such compensation is authorized by the Member and by law.
c.Representative Terms. The terms of each Board representative will be established
in the Board's bylaws. Any Board representative shall be subject to removal by the
appointing Member at any time, with or without cause. If any Board representative
is removed by the appointing Member, the vacancy shall be filled by that appointing
Member. A Board representative's term terminates at such time as the individual
ceases to be a member of the governing body of the applicable Member or an
employee of the applicable Member.
4.Board Governance - Officers. At first regular meeting of the Board of each calendar year,
the Board shall elect a Chair and Vice Chair from among the Board representatives. The
Chair and Vice Chair shall be elected by the Board for two-year terms. The Chair shall
preside at all meetings of the Board and shall perform other duties and functions as may be
determined by the Board. The Vice Chair shall preside at Board meetings and act for the
Board during the absence of the Chair.
5. Board Governance - Voting.
a.Actions of the Board will be taken by vote of the Board in which each Board
representative shall have one equal vote. Proxy voting is not permitted. The Board
shall function by a majority of the Board representatives present at the time of the
vote.
b.Decisions of the Board will be made by a majority of the votes cast except where a
Supermajority is required.
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c.A Board representative shall not be entitled to vote on behalf of the Member during
the time that such Member is in default on any contribution to CJN or on any
contract with CJN. During the existence of such default, the vote or votes of such
Member shall not be counted as eligible votes.
6.Board Committees. The Board may appoint standing committees, ad hoc committees and
workgroups, with the powers described in the Board's bylaws or in resolutions adopted to
establish the committee or workgroup. All meetings of any committee established by the
Board shall comply with Minnesota Statutes Ch. 13D, the Minnesota Open Meeting Law.
7.Board Meetings. The Board shall meet as set forth in the bylaws adopted by the Board or
upon the call of the Board Chair. All meetings of the Board shall comply with Minnesota
Statutes Ch. 13D, the Minnesota Open Meeting Law.
ARTICLE 7: EXECUTIVE DIRECTOR
CJN shall have a chief operating officer with the title Executive Director. The Executive Director
shall be the administrative head of CJN and shall report to the Board and the Executive Committee,
if the Board creates one, for the administration and operation of CJN. The Executive Director shall
be an employee of CJN. Any vacancy in the office of the Executive Director shall be filled as soon
as possible after the effective date of such vacancy. In the case of absence or disability of the
Executive Director, the Board may designate any other qualified person to carry out the duties of
the Executive Director during such absence or disability.
ARTICLE 8: BUDGET AND FUNDING
1.Fiscal Year. The fiscal year for CJN shall be the calendar year.
2.Recommended Annual Budget. The annual budget of CJN must be adopted in the following
manner:
a.The Executive Director shall prepare a proposed annual operating budget for the
following fiscal year, adjusted for any withdrawal notifications received pursuant
to Section 11.1, and a five-year budget projection, for consideration by the Board
no later than April 1st of each year;
b.Annually, prior to April 1st, the Executive Director shall deliver to each Board
representative a copy of the proposed budget and five-year budget projection;
c.Annually, prior to May 1st, the Board will supply each Member with a proposed
budget for the following fiscal year and five-year budget projection; and
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d. The annual budget for the following fiscal year shall be adopted at a meeting of the
Board in June.
If the Board fails to adopt a budget by July 1st of the calendar year, the budget from the current
fiscal year shall be deemed approved for the next fiscal year.
3. Member Contributions to Adopted Budget.
a. The Board shall have the authority to establish the Membership Fees and System
Fees in amounts sufficient to provide the funds required for CJN's operational,
future development, and capital costs in the budget.
b. The CJN annual budget will be comprised of the following funding components:
i. Membership Fees. Each Member’s Membership Fee is comprised of their
annual contribution to the Operations Fund and Future Development Fund.
Payment of the Membership Fee provides the Member with all uses and
benefits of CJN’s current products and services. If CJN creates specialized
products (e.g., jail management services), they will be billed separately.
1. Operations Fund. Members shall contribute to the operations fund
follows: (a) 50% of the budgetary formula will be based on
population of the geographical areas for which it provides law
enforcement services as calculated annually by the Metropolitan
Council. For the purposes of this paragraph, the geographical area
for which the Dakota County Sheriff’s Office provides law
enforcement services means that area outside the boundaries of all
cities located within Dakota County, but includes the areas within
certain city boundaries that are patrolled by the Dakota County
Sheriff’s Office under municipal contract (“Patrol Area
Population”); and (b) the other 50% of the budgetary formula will
be based upon the proportional total number of the active user
accounts determined as of January 1 of the previous calendar year.
For purposes of Dakota County Sheriff’s Office, active user
accounts will be calculated based on Dakota County Sheriff’s Office
users (other than correctional/jail users). A fee schedule will be
provided annually by July 1st with a total of the Member’s Fees for
the following calendar year.
2. Future Development Fund. Members will contribute a fixed annual
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amount determined by the Board, not to exceed $3,500.
Dakota County Fixed Membership Fee. In addition to the
Membership Fees assessed to the Dakota County Sheriff’s Office
for the Operations Fund and Future Development Fund under this
Section, Dakota County shall contribute an annual Fixed
Membership Fee of $420,000 in fiscal years 2027 and 2028,
$370,000 in fiscal years 2029 and 2030, and $320,000 in fiscal
year 2031 and all fiscal years thereafter which includes payment
for the additional CJN services received by the Dakota County
Community Corrections Department, and Attorney’s Office, and
Jail, which shall collectively constitute Dakota County’s total
Membership Fee.
ii.System Fees. Users shall pay the Systems Fees established annually by the
Board for the products and/or services the User has contracted with CJN to
use.
c.Within 30 days of the adoption of the budget by the Board, each Member is
obligated to make payments to CJN for the Member's Membership Fees for the
following fiscal year in accordance with this Article. If the current budget is
continued due to a failure of the Board to adopt a budget as provided in Article 8,
each Member is obligated to make payments to CJN for the Member's Membership
Fees for the following fiscal year no later than July 31 of the current year.
Notwithstanding the foregoing, no Member shall be obligated to pay the
Membership Fee for any fiscal year that commences after the Member’s effective
date of withdrawal.
4. Expenditure of the Annual Budget.
a.The Board may establish procedures and limitations as may be necessary to
preserve the integrity and purpose of the approved operating and capital budget.
The Executive Director shall make all expenditures in accordance with such budget.
Purchases and letting contracts shall be done in accordance with procedural
guidelines established by resolution of the Board, consistent with Minnesota law.
b.The Executive Director shall have the power to transfer funds within the total
annual operating budget in order to meet unanticipated needs or changed situations.
The Executive Director shall not transfer funds within the total annual capital
budget or between the operating budget and capital budget. The Executive Director
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shall report any transfer of funds within the annual operating budget to the Board
in the next report.
5.In-Kind Contributions. The Board may accept in-kind contributions from any Member.
Subject to approval by Dakota County, Dakota County will provide CJN with certain in-
kind contributions, which will be subject to, and governed by, the terms of one or more
contracts between CJN and Dakota County.
6.Credit or Payment to Members for Services. The Board may approve annual fee payment
or cost allocation credits to any Member that provides in-kind contributions to CJN.
ARTICLE 9: AUDIT
The Board shall call for an annual audit of the financial affairs of CJN, to be performed by an
independent Certified Public Accountant and completed in accordance with generally accepted
auditing principles. The Board shall provide a copy of the audit report to the Members. CJN's
books, reports and records shall be available for and open to inspection by the Members at all
reasonable times.
ARTICLE 10: TERMINATION AND DISSOLUTION
1.Termination. This Agreement shall terminate upon the occurrence of any one of the following
events:
a.When Members withdraw pursuant to Article 11 so that in the judgment of the
Board it becomes impractical or uneconomical to continue to operate under this
Agreement;
b.When necessitated by operation of law or as a result of a decision by a court of
competent jurisdiction; or
c.When a Supermajority agrees, pursuant to a resolution of the governing bodies of
the Members, to terminate this Agreement.
2.Effect of Termination. Termination shall not discharge any liability incurred by the Board or
by the Members during the term of this Agreement. Each Member shall be liable for its own
acts and for the acts of the Board to the extent provided by law. Property or surplus money
acquired by the Board shall be distributed to the Members in proportion to their contributions.
The Board shall approve a final report of its activities and affairs.
3.Distribution of Assets. Prior to termination of this Agreement or if CJN is otherwise disbanded,
the Board shall first adopt a plan providing for the orderly disposition of assets and unwinding
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of agreements of the Board. Such plan shall provide that following the disposition of any assets
owned by the Board and the payment of all obligations of the Board, any funds remaining shall
be distributed to the remaining Members who have not previously withdrawn consistent with
the approved plan.
ARTICLE 11: WITHDRAWAL OF A MEMBER
1.Unilateral Withdrawal. The soonest a Member may provide a notice of an intent to withdraw
from this Agreement is January 1, 2029. The Member intending to withdraw shall provide at
least twenty (20) months’ written notice to the Board Chair, prior to the Member’s withdrawal
date. For example, if a Member wanted to withdraw by August 31, 2030, they would need to
provide written notice to the Board Chair no later than January 1, 2029. The written notice
shall include a copy of a resolution of its governing body indicating its intent to withdraw from
this Agreement.
Upon receipt of the notice to withdraw and the resolution of the governing body of a Member
authorizing withdrawal, the Board Chair shall forward a copy of the resolution to all other
Members.
2.Effect of Withdrawal. Withdrawal of any Member shall not terminate this Agreement except
as provided in Section 10.1. Withdrawal shall not act to discharge any liability incurred or
chargeable to any withdrawing Member before the effective date of withdrawal. Such liability
shall continue until appropriately discharged by law or agreement. No withdrawing Member
shall be entitled to a refund or distribution of Membership Fees, administrative or operating
fees or funds paid, reimbursement or repayment of in-kind contributions, or forgiveness of fees
owed to the Board.
ARTICLE 12: INSURANCE AND INDEMNIFICATION
1.Responsibility for Own Acts and Omissions. No Member shall be liable for the acts or
omissions of another Member, unless it has specifically agreed in writing to be responsible for
the same. Each Member acknowledges and agrees that it is insured or self-insured consistent
with the limits established in Minnesota State Statutes. Each Member agrees to promptly notify
all Members if it becomes aware of any potential Board-related claims or facts that are likely
to give rise to such claims. Neither the Board nor any Member shall have the power to do any
act or thing the effect of which is to create a charge or lien against the property or revenues of
the Board or another Member, except as expressly provided herein or in any of the documents
authorized herein.
Page 38 of 223
14
2. No Waiver. Notwithstanding the foregoing, the terms of this Agreement are not to be construed
as, nor operate as, waivers of a Member's statutory or common law immunities or limitations
on liability, including but not limited to, Minnesota Statutes Chapter 466. Further, the Members'
obligations set forth in this Agreement are expressly limited by the provisions of Minnesota
Statutes Chapter 466 and Minnesota Statutes section 471.59, and any other applicable law or
regulation providing limitations, defenses or immunities to the Members and the Board. For
purposes of determining total liability for tort damages, each Member and the Board are
considered a single governmental unit and the total liability for all of the Members and the
Board shall not exceed the limits on governmental liability for a single governmental unit as
specified under Minnesota Statutes Section 466.04, Subd. 1, or as waived or extended by the
Board or all Members under Minnesota Statutes Sections 466.06 or 471.981.
3. Indemnification. The Board shall be considered a separate and distinct government joint powers
entity to which the Members have transferred all responsibility and control for actions taken
pursuant to this Agreement. The Board shall comply with all laws and rules that govern a public
entity in the State of Minnesota and shall be entitled to the protections of Minnesota Statutes
Chapter 466. Without limiting the application of Section 12.1, to the extent of any liability
insurance carried by the Board and available for such purpose, and any tail coverage carried by
the Board, the Board shall defend, indemnify and hold harmless each Member from any and all
liability arising from or as a result of: (i) any accident, injury to or death of any person or loss
or damage to tangible or intangible property that may be directly or indirectly caused by the
acts or omissions of the Board; (ii) any act of the Board in the observation or performance of
any of its responsibilities, or any failure by the Board to perform any such responsibilities;
and/or (iii) any actions or inactions of Members taken as a result of their membership on the
Board. Nothing in this Agreement shall be construed to provide liability coverage or
indemnification to an officer, employee, or volunteer of any Member for any act or omission
for which the officer, employee, or volunteer is guilty of malfeasance in office, willful neglect
of duty, or bad faith.
4. Insurance. The Board shall provide for worker's compensation benefits for all CJN employees
in the amount consistent with state statutes. The Board may also carry additional policies of
insurance as it deems appropriate.
5. Uninsured Liability. If the Board incurs liability that is in excess of the insurance obtained by
the Board, or incurs liability that is outside the coverage of such insurance, the liability shall be
distributed among the Members on the basis of each Member's proportional Membership Fee
in the year in which the action or inaction giving rise to the liability occurred.
ARTICLE 13: MISCELLANEOUS PROVISIONS
Page 39 of 223
15
1. Amendments. This Agreement may be amended at any time and from time to time by
agreement of all Members that have not previously withdrawn pursuant to Article 11.
2.Governing Law and Venue. The laws of the State of Minnesota govern all matters related to
this Agreement, without giving effect to the principles of conflict of law. Venue and jurisdiction
for any litigation related to this Agreement must be in those courts located within Dakota
County, State of Minnesota or U.S. District Court, District of Minnesota.
3. Counterparts. This Agreement may be executed by the Members in any number of counterparts.
[Signatures to Follow on Next Page]
Page 40 of 223
CITY OF MENDOTA HEIGHTS
By _______________________________
Its _______________________________
Date: _____________________________
Page 41 of 223
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6.h
REQUEST FOR CITY COUNCIL ACTION
MEETING DATE: April 21, 2026
AGENDA ITEM: Authorize Renewal of Workers Comp Insurance Policy 5/1/2026-5/1/2027
ITEM TYPE: Consent Item
DEPARTMENT: Finance CONTACT: Kristen Schabacker, Finance
Director
ACTION REQUEST:
Authorize the renewal of the Workers' Compensation Policy for the one-year period set to
begin on May 1, 2026 with the regular premium option.
BACKGROUND:
The City's Workers' Comp Insurance policy is set to renew on May 1, 2026. The premium for
5/1/2026-5/1/2027 is $157,020. This represents a 0.95% increase from last year's premium of
$155,545. The current premium is based on the 3 years of experience as noted below with **.
The number of claims and the cost of those claims for the last five renewal periods is as
follows:
21/22 12 claims $0.00
22/23 13 claims $3,483.18 **
23/24 6 claims $27,217.81 **
24/25 12 claims $379,552.70 **
25/26 12 claims $25,488.32
The City's Workers' Comp Policy includes a volunteer policy. This provides limited "no-fault"
benefits for volunteers injured while working for the City (the firefighters and police reserves
are covered under the City's Workers' Comp plan and not this volunteer plan). Volunteers
receive limited death, disability and impairment benefits. This policy covers those volunteering
at events such as parks celebration, fishing derby, etc.
The City has the option to pay a fixed regular premium or deductible premium option. The
City has selected the regular premium option in the past. There is an option of choosing a
deductible per claim plan. This reduces the amount of premium paid up front, but has the
potential to have a greater cost depending on the number of claims that the City experiences
during the insurance policy period. Staff is recommending that we remain with the regular
premium option.
Page 42 of 223
FISCAL AND RESOURCE IMPACT:
This is a planned expenditure and the 2026 Budget includes funds to cover the cost of this
premium.
ATTACHMENTS:
None
CITY COUNCIL PRIORITY:
Premier Public Services & Infrastructure
Page 43 of 223
6.i
REQUEST FOR CITY COUNCIL ACTION
MEETING DATE: April 21, 2026
AGENDA ITEM: Approve Temporary Liquor License - Beth Jacob Congregation
ITEM TYPE: Consent Item
DEPARTMENT: Administration CONTACT: Nancy Bauer, City Clerk
ACTION REQUEST:
Approve a temporary liquor license for Beth Jacob Congregation.
BACKGROUND:
State statutes and city code require that no individual or entity may sell or distribute liquor
without first obtaining the appropriate license. Temporary liquor licenses may be issued only
to clubs and to charitable, religious, or nonprofit organizations. These licenses are also subject
to final approval by the Minnesota Department of Public Safety, Alcohol and Gambling
Enforcement Division.
Beth Jacob Congregation, located at 1179 Victoria Curve, has applied for a one-day temporary
liquor license for its Spring Gala event scheduled for May 3, 2026. Beth Jacob Congregation
has previously been issued temporary liquor licenses with no known issues.
FISCAL AND RESOURCE IMPACT:
N/A
ATTACHMENTS:
None
CITY COUNCIL PRIORITY:
Inclusive and Responsive Government
Page 44 of 223
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6.j
REQUEST FOR CITY COUNCIL ACTION
MEETING DATE: April 21, 2026
AGENDA ITEM: Approve Liquor License Renewals
ITEM TYPE: Consent Item
DEPARTMENT: Administration CONTACT: Nancy Bauer, City Clerk
ACTION REQUEST:
Approve the renewal of liquor licenses for The Copperfield, King & I Thai, Mendota Liquor
Barrel, Speedway #4516 and Speedway #4521.
BACKGROUND:
Current liquor licenses are set to expire on June 30, 2026. To date, five applications have been
submitted. They are:
One-Sale Intoxicating Liquor - Tier One and Sunday
Copperfield MN, LLC, DBA the Copperfield, 735 Maple Park Drive
One-Sale Wine (includes Sundays) and On-Sale 3.2% Malt Beverage (includes Sundays)
King & I Thai Corporation DBA King & I Thai, 760 North Plaza Drive
Off-Sale Intoxicating Liquor
Starlights 168 Liquor, LLC DBA Mendota Liquor Barrel, 766 North Plaza Drive
Off-Sale 3.2% Malt Beverage
Northern Tier Retail, LLC DBA Speedway #4516, 1200 Mendota Heights Road
Northern Tier Retail, LLC DBA Speedway #4521, 1080 Highway 62
All applicants have submitted complete applications, and the required license fees have been
paid. Background investigations have been conducted by the Police Department for each
applicant, with no adverse findings reported. If the renewal applications are approved by the
City Council, the liquor licenses will be forwarded to the State Alcohol and Gambling
Enforcement Division for review and approval. Upon receiving state approval, staff will issue
the liquor license renewals.
FISCAL AND RESOURCE IMPACT:
N/A
Page 45 of 223
ATTACHMENTS:
None
CITY COUNCIL PRIORITY:
Economic Vitality & Community Vibrancy, Premier Public Services & Infrastructure, Inclusive
and Responsive Government
Page 46 of 223
6.k
REQUEST FOR CITY COUNCIL ACTION
MEETING DATE: April 21, 2026
AGENDA ITEM: Adopt Resolution 2026-29 to Accept Bids and Award Contract for the
Hampshire Estates Street Improvements
ITEM TYPE: Consent Item
DEPARTMENT: Engineering CONTACT: Lucas Ritchie, Assistant City
Engineer
ACTION REQUEST:
Adopt Resolution 2026-29 accepting bids and awarding contract for the Hampshire Estates
Street Improvements project
BACKGROUND:
Council ordered the Hampshire Estates Street Improvements in adopting Resolution 2025-86
at their December 16, 2025, meeting, and directed staff to prepare plans and specifications for
this street rehabilitation project. The plans were approved and authorized to bid at the March
17, 2026, meeting.
Three (3) bids, detailed below, were received in the Mendota Heights Council Chambers on
Wednesday, April 15, 2026, at 10:00 a.m. for the Hampshire Estates Street Improvements.
NAME OF BIDDER AMOUNT OF
BID
Bituminous Roadways, Inc. $1,969,187.50
McNamara Contracting, Inc. $2,069,939.00
Park Construction $2,199,278.36
Bituminous Roadways, Inc. submitted the lowest responsible bid of $1,969,187.50. Their bid
was less than the Engineer's Estimate of $2,047,617. Bituminous Roadways, Inc. is a contractor
with many years of experience along with a local office in Mendota Heights, Minnesota and is
recommended by staff for this contract.
The substantial completion date for the project is October 2, 2026. Staff expect Bituminous
Roadways Inc., serving in the capacity of General Contractor, is capable of meeting the
Page 47 of 223
completion dates and installing the proposed improvements in accordance with the plans and
specifications given their experience and the amount of equipment and personnel they have at
their disposal.
FISCAL AND RESOURCE IMPACT:
The Hampshire Estates Street Improvements are proposed to be financed by Municipal State
Aid (MSA) funds, special assessments, municipal bonds, Saint Paul Regional Water Services
(SPRWS) funds, special parks funds, and various utility funds. The project costs are further
expanded to include indirect costs for administration, engineering, finance, legal, etc.:
Project Total Estimated
Costs
Street Improvements $1,223,369.50
Indirect Costs for Street Improvements
(20%)*
$244,673.90
Total Costs for Street Improvements $1,468,043.40
Park Improvements $208,577.00
Indirect Costs for Park Improvements (20%)* $41,715.40
Total Costs for Park Improvements $250,292.40
Storm Sewer Improvements $257,532.00
Water Improvements $32,790.00
Sanitary Improvements $55,240.00
Total Cost for Utility Improvements $345,562.00
Saint Paul Regional Water Service
Watermain Replacement
$191,679.00
Indirect Costs for SPRWS (15%)* $28,751.85
Total Cost for SPRWS Improvements $220,430.85
Total Improvement Cost $1,969,187.50
Total Indirect Costs* $315,141.15
Total Project Cost $2,284,328.65
*Indirect costs include legal, engineering, administration, and finance
Funding Source Project Total
Page 48 of 223
Municipal Levy - Streets $676,540.20
Municipal Levy - Parks & Trails $72,692.80
Total Municipal Levy $749,233.00
Municipal State Aid Funds (Roadway) $114,963.00
Municipal State Aid Funds (Storm Sewer) $63,265.00
Municipal State Aid Funds (Trail) $157,599.60
Special Parks Fund $20,000
Residential Assessments (50%) $676,540.20
Utility Fund - Storm Sewer $194,267.00
Utility Fund - Sanitary $55,240.00
Utility Fund - Water $32,790.00
Saint Paul Regional Water Services $220,430.85
Total Funding $2,284,328.65
The project shows a total Municipal Levy of $749,233 following bid opening and a total project
cost of $2,284,328.65. Historically, 35% of assessment amount has been paid prior to bond
issuance and is reflected in the total bond amount. It is presumed that the City would secure
bonding for the Municipal Levy and the remaining Residential Assessment portions of the
project ($1,188,984.13). The assessment amount of $676,540.20 is equivalent to 56.9% of the
bond amount. Minnesota Statutes Chapter 429 Special Assessment Bond Issue requires that a
minimum of 20% of the total bond issue amount be recovered through special assessments.
Assessment Calculation Total
Total Project Cost $2,284,328.65
Assessable Amount $1,468,043.40
Assessment Amount (50% of Assessable
Amount) $676,540.20
Total Units 126
Estimated Assessment Amount (Assessable
amount/ XX Units) $5,369.37
The anticipated assessment calculations following bidding show an assessment amount of
Page 49 of 223
$5,370 per unit which was previously identified as $5,981 per unit within the Feasibility Report.
Assessment calculations will be further revised following true construction costs ahead of the
Assessment Hearing anticipated to be held in October of 2026.
ATTACHMENTS:
1.Resolution 2026-29 A Resolution Accepting Bids and Awarding Contract for the
Hampshire Estates Improvements Project (Project #202506)
2.Hampshire Estates Bid Abstract
CITY COUNCIL PRIORITY:
Economic Vitality & Community Vibrancy, Premier Public Services & Infrastructure,
Environmental Sustainability & Stewardship, Inclusive and Responsive Government
Page 50 of 223
CITY OF MENDOTA HEIGHTS
DAKOTA COUNTY, MINNESOTA
RESOLUTION 2026-29
A RESOLUTION ACCEPTING BIDS AND AWARDING CONTRACT FOR THE HAMPSHIRE
ESTATES STREET IMPROVEMENTS PROJECT (PROJECT #202506)
WHEREAS, pursuant to an advertisement for bids for the proposed construction of bituminous
pavement reclamation, storm sewer improvements, water main improvements, sanitary sewer
improvements, aggregate base, concrete curb and gutter repair, catch basin repair, bituminous surfacing,
pedestrian ramp & trail improvements, restoration, and appurtenant work of rehabilitating Abbey Way,
Canton Court, Hampshire Court, Hampshire Drive, Haverton Circle, Haverton Road, Mendota Heights
Road, Morson Circle, Park Lane, Pond Circle East, Pond Circle West, Winthrop Court and Hagstrom
King Park, bids were received, opened, and tabulated according to law and the following bids were
received complying with said advertisement:
NAME OF BIDDER AMOUNT OF BID
Bituminous Roadways, Inc. $1,969,187.50
McNamara Contracting, Inc. $2,069,939.00
Park Construction $2,199,278.36
And
WHEREAS, the Public Works Director recommended that the lowest responsible bid submitted
by Bituminous Roadways, Inc. of Mendota Heights, Minnesota, be accepted.
NOW THEREFORE BE IT RESOLVED, by the Mendota Heights City Council as follows:
1.That the bids for the Hampshire Estates Street Improvements project are hereby received and
accepted.
2. That the bid of Bituminous Roadways, Inc. of Mendota Heights, Minnesota, submitted for the
construction of the above-described improvements be and the same is hereby accepted.
3. That the contract be awarded to Bituminous Roadways, Inc. of Mendota Heights, Minnesota, and
that the Mayor and Clerk are hereby authorized and directed to execute and deliver any and all
contracts and documents necessary to consummate the awarding of said bids.
Adopted by the City Council of the City of Mendota Heights this twenty-first day of April, 2026.
CITY COUNCIL
CITY OF MENDOTA HEIGHTS
Stephanie B. Levine, Mayor
ATTEST
_________________________
Nancy Bauer, City Clerk
Page 51 of 223
CITY OF MENDOTA HEIGHTS
Hampshire Estates Street Improvements
MH202506
4/15/2026
ITEM NO. SPEC. NO. ITEM DESCRIPTION UNIT
ENGINEER'S
ESTIMATED
QUANTITY
ENGINEER'S
ESTIMATED UNIT
PRICE
ENGINEER'S
ESTIMATED
AMOUNT BID UNIT PRICE BID AMOUNT BID UNIT PRICE BID AMOUNT BID UNIT PRICE BID AMOUNT
1 2021.501 MOBILIZATION L.S.1.0 $69,000.00 $69,000.00 $100,000.00 $100,000.00 $83,000.00 $83,000.00 $253,200.00 $253,200.00
2 2101.502 CLEARING AND GRUBBING 4" AND LARGER DIAMETER TREE 10 $1,075.00 $10,750.00 $1,000.00 $10,000.00 $525.00 $5,250.00 $515.00 $5,150.00
3 2101.502 TREE TRIMMING Each 10 $532.50 $5,325.00 $600.00 $6,000.00 $420.00 $4,200.00 $412.00 $4,120.00
4 2104.503 REMOVE CONCRETE CURB AND GUTTER - B618 L.F. 6,003 $5.30 $31,813.76 $6.00 $36,018.00 $8.00 $48,024.00 $8.30 $49,824.90
5 2104.503 REMOVE CONCRETE CURB AND GUTTER - B624 L.F. 738 $5.83 $4,302.25 $6.00 $4,428.00 $8.00 $5,904.00 $14.10 $10,405.80
6 2104.503 REMOVE STORM SEWER PIPE (12"-15" RCP)L.F. 225 $70.90 $15,951.86 $28.00 $6,300.00 $20.00 $4,500.00 $17.50 $3,937.50
7 2104.503 REMOVE STORM SEWER PIPE (18"-21" RCP)L.F.24 $70.90 $1,701.53 $100.00 $2,400.00 $20.00 $480.00 $20.60 $494.40
8 2104.503 REMOVE STORM SEWER STRUCTURE Each 8 $2,000.00 $16,000.00 $800.00 $6,400.00 $725.00 $5,800.00 $453.00 $3,624.00
9 2104.503 SAWING CONCRETE DRIVEWAY L.F. 286 $5.00 $1,430.00 $3.00 $858.00 $1.00 $286.00 $10.40 $2,974.40
10 2104.503 SAWING BITUMINOUS DRIVEWAY L.F. 645 $3.00 $1,935.00 $1.00 $645.00 $1.00 $645.00 $5.20 $3,354.00
11 2104.503 SAWING BITUMINOUS PAVEMENT (FULL DEPTH)L.F. 1,142 $3.00 $3,426.00 $1.00 $1,142.00 $1.00 $1,142.00 $3.10 $3,540.20
12 2104.504 REMOVE BITUMINOUS TRAIL PAVEMENT S.Y.419 $1.50 $628.50 $11.00 $4,609.00 $15.00 $6,285.00 $13.20 $5,530.80
13 2104.504 REMOVE CONCRETE TRAIL PAVEMENT S.Y. 78 $15.09 $1,177.13 $22.00 $1,716.00 $15.00 $1,170.00 $13.30 $1,037.40
14 2104.504 REMOVE CONCRETE DRIVEWAY PAVEMENT S.Y.402 $17.38 $6,986.04 $22.00 $8,844.00 $15.00 $6,030.00 $15.20 $6,110.40
15 2104.504 REMOVE BITUMINOUS DRIVEWAY PAVEMENT S.Y. 1,061 $11.37 $12,059.40 $11.00 $11,671.00 $15.00 $15,915.00 $12.80 $13,580.80
16 2104.518 SALVAGE BRICK PAVERS S.F. 600 $9.30 $5,577.86 $5.00 $3,000.00 $3.00 $1,800.00 $5.30 $3,180.00
17 2106.507 EXCAVATION - COMMON C.Y. 4,202 $19.75 $82,989.50 $30.00 $126,060.00 $40.00 $168,080.00 $28.10 $118,076.20
18 2106.507 EXCAVATION - SUBGRADE C.Y. 2,018 $25.00 $50,450.00 $35.00 $70,630.00 $40.00 $80,720.00 $32.50 $65,585.00
19 2108.504 GEOTEXTILE FABRIC, TYPE 5 S.Y.6,659 $2.00 $13,318.00 $3.00 $19,977.00 $1.00 $6,659.00 $2.55 $16,980.45
20 2123.510 ADA COMPLIANCE SUPERVISOR L.S. 1 $1,750.00 $1,750.00 $2,500.00 $2,500.00 $500.00 $500.00 $0.01 $0.01
21 2123.510 COMMON LABOR HR 15 $91.00 $1,365.00 $90.00 $1,350.00 $75.00 $1,125.00 $105.00 $1,575.00
22 2123.510 DOZER WITH OPERATOR HR 15 $202.50 $3,037.50 $205.00 $3,075.00 $150.00 $2,250.00 $217.00 $3,255.00
23 2123.510 2 CU YD FRONT END LOADER WITH OPERATOR HR 15 $187.50 $2,812.50 $200.00 $3,000.00 $150.00 $2,250.00 $185.00 $2,775.00
24 2123.510 SKID STEER (BOBCAT) WITH OPERATOR HR 15 $160.00 $2,400.00 $155.00 $2,325.00 $100.00 $1,500.00 $169.00 $2,535.00
25 2123.510 BACK HOE WITH OPERATOR HR 15 $240.00 $3,600.00 $300.00 $4,500.00 $150.00 $2,250.00 $203.00 $3,045.00
26 2123.510 STREET SWEEPER (WITH PICKUP BROOM)HR 30 $125.00 $3,750.00 $200.00 $6,000.00 $150.00 $4,500.00 $201.00 $6,030.00
27 2215.504 BITUMINOUS TRAIL PAVEMENT RECLAMATION (6" NOMINAL DEPTH)S.Y. 869 $33.14 $28,795.18 $3.50 $3,041.50 $6.00 $5,214.00 $6.55 $5,691.95
28 2215.504 BITUMINOUS STREET PAVEMENT RECLAMATION (8" NOMINAL DEPTH)S.Y. 24,217 $4.47 $108,194.64 $5.50 $133,193.50 $1.00 $24,217.00 $1.90 $46,012.30
29 2215.509 AGGREGATE BASE CLASS 5 (RECYCLED, ON-SITE), IN PLACE (P)TON 2,529 $28.00 $70,812.00 $11.00 $27,819.00 $15.00 $37,935.00 $7.05 $17,829.45
30 2215.509 1 1/2" SCREENED CLEAN ROCK TON 302 $43.00 $12,986.00 $45.00 $13,590.00 $45.00 $13,590.00 $69.90 $21,109.80
31 2232.504 MILL BITUMINOUS SURFACE (1.5" NOMINAL DEPTH) (PRIOR TO WEAR COURSE)S.Y.380 $9.00 $3,420.00 $3.00 $1,140.00 $10.00 $3,800.00 $6.80 $2,584.00
32 2232.504 MILL BITUMINOUS SURFACE (2" NOMINAL DEPTH)S.Y. 265 $1.75 $463.75 $4.50 $1,192.50 $10.00 $2,650.00 $16.80 $4,452.00
33 2360.504 3" TYPE SPWEA240B WEARING COURSE FOR TRAILS S.Y. 1,636 $28.25 $46,217.00 $17.00 $27,812.00 $25.00 $40,900.00 $27.10 $44,335.60
34 2360.504 3" TYPE SPWEA240B WEARING COURSE FOR DRIVEWAYS S.Y.1,061 $25.00 $26,525.00 $17.00 $18,037.00 $25.00 $26,525.00 $45.40 $48,169.40
35 2360.509 TYPE SPWEA340C WEARING COURSE, IN-PLACE TON 6,027 $85.00 $512,295.00 $80.00 $482,160.00 $85.00 $512,295.00 $88.80 $535,197.60
36 2451.507 GRANULAR BACKFILL (CV)C.Y.1,137 $20.00 $22,740.00 $28.00 $31,836.00 $35.00 $39,795.00 $42.60 $48,436.20
37 2502.501 IRRIGATION SYSTEM REPAIR Each 95 $375.00 $35,625.00 $180.00 $17,100.00 $150.00 $14,250.00 $629.00 $59,755.00
38 2503.503 4" PVC STORM SEWER PIPE DRAIN L.F.240 $65.99 $15,838.18 $26.00 $6,240.00 $19.00 $4,560.00 $28.80 $6,912.00
39 2503.503 12" RCP STORM SEWER DESIGN 3006 CLASS V L.F.322 $75.03 $24,159.11 $73.00 $23,506.00 $80.00 $25,760.00 $68.00 $21,896.00
40 2503.503 15" RCP STORM SEWER DESIGN 3006 CLASS V L.F.59 $65.99 $3,893.55 $105.00 $6,195.00 $85.00 $5,015.00 $84.50 $4,985.50
41 2503.503 18" RCP STORM SEWER DESIGN 3006 CLASS V L.F.16 $65.99 $1,055.88 $175.00 $2,800.00 $92.00 $1,472.00 $96.80 $1,548.80
42 2503.503 21" RCP STORM SEWER DESIGN 3006 CLASS V L.F.8 $65.99 $527.94 $180.00 $1,440.00 $95.00 $760.00 $108.00 $864.00
43 2506.502 18" FLARED END SECTION (FES) W/ TRASH GUARD Each 2 $1,600.00 $3,200.00 $2,400.00 $4,800.00 $2,000.00 $4,000.00 $2,800.00 $5,600.00
44 2506.502 CONNECT 4" PVC STORM SEWER PIPE DRAIN TO EXISTING STORM STRUCTURE Each 4 $850.00 $3,400.00 $440.00 $1,760.00 $600.00 $2,400.00 $982.00 $3,928.00
45 2506.502 CONNECT TO EXISTING STORM SEWER PIPE (12"-15" RCP)Each 7 $1,572.39 $11,006.70 $1,400.00 $9,800.00 $1,200.00 $8,400.00 $710.00 $4,970.00
46 2506.502 CONNECT TO EXISTING STORM SEWER PIPE (18"-21" RCP)Each 4 $1,572.39 $6,289.54 $1,600.00 $6,400.00 $1,200.00 $4,800.00 $710.00 $2,840.00
47 2506.502 CONSTRUCT DRAINAGE STRUCTURE (DESIGN 2'x3')Each 3 $4,250.00 $12,750.00 $2,200.00 $6,600.00 $2,500.00 $7,500.00 $2,580.00 $7,740.00
48 2506.502 CONSTRUCT DRAINAGE STRUCTURE (DESIGN 48" - 4020)Each 5 $5,500.00 $27,500.00 $2,700.00 $13,500.00 $4,500.00 $22,500.00 $3,490.00 $17,450.00
49 2506.502 CONSTRUCT DRAINAGE STRUCTURE (48" DIA. CATCH BASIN MANHOLE; 3' SUMP) Each 3 $7,500.00 $22,500.00 $4,300.00 $12,900.00 $7,750.00 $23,250.00 $5,140.00 $15,420.00
50 2506.502 CONSTRUCT DRAINAGE STRUCTURE (48" DIA. STORM SEWER MANHOLE)Each 2 $5,500.00 $11,000.00 $3,100.00 $6,200.00 $5,000.00 $10,000.00 $3,910.00 $7,820.00
51 2506.502 ADJUST FRAME & RING CASTING (STORM SEWER MANHOLE)Each 2 $1,065.00 $2,130.00 $1,100.00 $2,200.00 $1,250.00 $2,500.00 $1,520.00 $3,040.00
52 2506.502 ADJUST FRAME & RING CASTING (STORM SEWER CATCH BASIN)Each 40 $1,437.75 $57,510.00 $200.00 $8,000.00 $1,250.00 $50,000.00 $578.00 $23,120.00
53 2506.502 ADJUST FRAME & RING CASTING (SANITARY SEWER MANHOLE)Each 40 $1,597.50 $63,900.00 $1,250.00 $50,000.00 $1,250.00 $50,000.00 $1,280.00 $51,200.00
54 2506.502 CASTING ASSEMBLY (NEW), INCLUDING CRETEX PLASTIC ADJUSTMENT RINGS Each 8 $1,265.00 $10,120.00 $1,050.00 $8,400.00 $1,850.00 $14,800.00 $984.00 $7,872.00
55 2506.502 CONSTRUCT RAIN GARDEN S.Y. 300 $75.04 $22,511.34 $85.00 $25,500.00 $100.00 $30,000.00 $76.20 $22,860.00
56 2506.502 REPLACE VALVE BOX, INCLUDING PARTS Each 10 $1,005.50 $10,055.00 $1,700.00 $17,000.00 $2,000.00 $20,000.00 $1,500.00 $15,000.00
57 2506.502 ADJUST VALVE BOX, INCLUDING PARTS Each 30 $654.08 $19,622.25 $700.00 $21,000.00 $650.00 $19,500.00 $503.00 $15,090.00
58 2506.502 REPLACE CURB STOP, INCLUDING PARTS Each 5 $505.50 $2,527.50 $1,350.00 $6,750.00 $2,000.00 $10,000.00 $1,050.00 $5,250.00
59 2506.502 ADJUST CURB STOP, INCLUDING PARTS Each 13 $505.50 $6,571.50 $425.00 $5,525.00 $300.00 $3,900.00 $35.10 $456.30
60 2506.502 SACRIFICIAL ANODE RETRO-FIT (2x 32# MAGNEISIUM ANODES)Each 31.0 $1,352.88 $41,939.41 $2,150.00 $66,650.00 $3,750.00 $116,250.00 $2,280.00 $70,680.00
61 2521.518 6" CONCRETE WALK (PEDESTRIAN RAMPS, LANDINGS, & TRANSITION PANELS)S.Y. 502 $84.89 $42,613.74 $135.00 $67,770.00 $140.00 $70,280.00 $135.00 $67,770.00
62 2521.518 TRUNCATED DOME PANEL S.F. 336 $71.36 $23,976.48 $58.00 $19,488.00 $50.00 $16,800.00 $60.70 $20,395.20
63 2531.503 CONCRETE CURB & GUTTER DESIGN B618 (HAND FORMED)L.F.5,651 $29.13 $164,589.01 $28.50 $161,053.50 $30.00 $169,530.00 $31.10 $175,746.10
64 2531.503 CONCRETE CURB & GUTTER DESIGN B618 (MACHINE FORMED)L.F. 352 $27.00 $9,504.00 $28.50 $10,032.00 $23.00 $8,096.00 $32.30 $11,369.60
65 2531.503 CONCRETE CURB & GUTTER DESIGN B624 (HAND FORMED)L.F.362 $34.95 $12,652.18 $31.00 $11,222.00 $36.00 $13,032.00 $34.70 $12,561.40
66 2531.503 CONCRETE CURB & GUTTER DESIGN B624 (MACHINE FORMED)L.F.602 $32.00 $19,264.00 $31.00 $18,662.00 $24.00 $14,448.00 $34.20 $20,588.40
67 2531.503 CONCRETE CURB & GUTTER DESIGN VALLEY GUTTER (3FT) (HAND FORMED)L.F.222.00 $82.50 $18,315.00 $37.00 $8,214.00 $36.00 $7,992.00 $36.60 $8,125.20
68 2531.504 6" CONCRETE DRIVEWAY PAVEMENT S.Y.402 $83.00 $33,366.00 $78.00 $31,356.00 $75.00 $30,150.00 $79.80 $32,079.60
69 2540.618 INSTALL SALVAGED PAVER DRIVEWAY S.F. 600 $18.38 $11,029.50 $8.00 $4,800.00 $10.00 $6,000.00 $16.90 $10,140.00
70 2564.502 TEMPORARY TRAFFIC CONTROL L.S.1 $8,000.00 $8,000.00 $25,000.00 $25,000.00 $10,000.00 $10,000.00 $5,610.00 $5,610.00
71 2564.502 INSTALL SIGN POST Each 21 $65.00 $1,365.00 $100.00 $2,100.00 $105.00 $2,205.00 $103.00 $2,163.00
72 2564.518 SIGN TYPE C S.F. 100 $28.50 $2,850.00 $55.00 $5,500.00 $58.00 $5,800.00 $56.70 $5,670.00
73 2564.518 SIGN TYPE SPECIAL Each 30 $200.00 $6,000.00 $125.00 $3,750.00 $130.00 $3,900.00 $129.00 $3,870.00
74 2573.501 EROSION CONTROL SUPERVISOR L.S. 1 $8,500.00 $8,500.00 $5,000.00 $5,000.00 $1,500.00 $1,500.00 $141.00 $141.00
75 2573.501 STABILIZED CONSTRUCTION EXIT(S)L.S.1 $3,925.00 $3,925.00 $1,000.00 $1,000.00 $1,500.00 $1,500.00 $321.00 $321.00
76 2573.502 STORM DRAIN INLET PROTECTION DURING CONSTRUCTION Each 54 $85.01 $4,590.27 $200.00 $10,800.00 $175.00 $9,450.00 $212.00 $11,448.00
77 2573.503 SEDIMENT CONTROL LOG TYPE COMPOST L.F. 2,358 $3.65 $8,606.70 $4.00 $9,432.00 $3.00 $7,074.00 $3.15 $7,427.70
78 2574.507 SELECT TOPSOIL BORROW (LV)C.Y. 349 $50.17 $17,507.73 $50.00 $17,450.00 $70.00 $24,430.00 $50.70 $17,694.30
79 2574.508 FERTILIZER TYPE 3 LB. 125 $1.83 $228.34 $1.50 $187.50 $2.00 $250.00 $2.10 $262.50
80 2575.508 SEED MIXTURE 25-151 LB.125 $7.51 $939.14 $4.00 $500.00 $8.00 $1,000.00 $9.50 $1,187.50
81 2575.508 HYDROLIC STABILIZED FIBER MATRIX LB. 1,881 $2.15 $4,046.17 $2.00 $3,762.00 $7.00 $13,167.00 $1.75 $3,291.75
82 2575.508 SODDING TYPE LAWN S.Y.1,847 $16.02 $29,588.94 $15.00 $27,705.00 $12.00 $22,164.00 $14.80 $27,335.60
83 2575.523 APPLICATION OF WATER FOR TURF, AFTER 30 DAYS MG 100 $60.60 $6,060.32 $50.00 $5,000.00 $65.00 $6,500.00 $79.20 $7,920.00
84 2582.503 12" SOLID LINE WHITE-EPOXY L.F. 541 $12.36 $6,686.76 $8.00 $4,328.00 $8.00 $4,328.00 $8.35 $4,517.35
85 2582.503 4" SOLID LINE WHITE-EPOXY L.F. 220 $8.16 $1,795.20 $7.00 $1,540.00 $7.00 $1,540.00 $7.30 $1,606.00
$2,047,617.78 $1,969,187.50 $2,069,939.00 $2,199,278.36TOTAL
McNamara Contracting Park Construction
BID ABSTRACT
PROJECT:
PROJECT #:
Date:
PROJECT TOTAL Bituminous Roadways
Page 52 of 223
6.l
REQUEST FOR CITY COUNCIL ACTION
MEETING DATE: April 21, 2026
AGENDA ITEM: Award of a Professional Services Contract for the Hampshire Estates Street
Improvements
ITEM TYPE: Consent Item
DEPARTMENT: Engineering CONTACT: Lucas Ritchie, Assistant City
Engineer
ACTION REQUEST:
Award a contract for professional services on the Hampshire Estates Street Improvements,
Project No. 202506.
BACKGROUND:
The Hampshire Estates Street Improvements have been identified in the 2026-2030 Capital
Improvement Plan (CIP) for construction in 2026 and a contract is intended to be awarded for
the proposed improvements to Bituminous Roadways, Inc. by City Council in approving
Resolution 2026-29 at its April 21, 2026, meeting. The improvements include rehabilitation of
the following streets: Abbey Way, Canton Court, Hampshire Court, Hampshire Drive, Haverton
Circle, Haverton Road, Morson Circle, Park Lane, Pond Circle East, Pond Circle West, and
Winthrop Court.
Staff have requested a proposal from Kimley-Horn and Associates, Inc. to provide professional
services during construction of the Hampshire Estates Street Improvements. Professional
services identified for construction include construction observation, geotechnical testing and
recommendations, and surveying based on final plan documents procured by City staff.
Kimley-Horn currently has an active contract with the City including construction observation
services on the Friendly Hills Neighborhood Improvements, just northwest of the Hampshire
Estates project area, offering an opportunity for commuting cost savings and staff efficiencies.
The Hampshire Estates Street Improvements project is relatively small in scope and size, fitting
well within Kimley-Horn’s construction observation schedule without affecting their ongoing
commitments.
FISCAL AND RESOURCE IMPACT:
The total not-to-exceed contract amount is $197,535 which includes $149,045 in construction
services and $48,490 in materials testing.
Page 53 of 223
Staff have thoroughly reviewed the proposal submitted by Kimley-Horn in relation to scope of
services and cost for said work and are recommending Kimley-Horn be awarded the project
based on their total cost and availability to provide professional services. The total cost may be
reduced depending on the cumulative hours of construction observation and services
provided. The estimated project funding breakdown is shown below including a total of
$315,141 budgeted for indirect costs:
Project Total Estimated Costs
Street Improvements $1,223,369.50
Indirect Costs for Street Improvements
(20%)*
$244,673.90
Total Costs for Street Improvements $1,468,043.40
Park Improvements $208,577.00
Indirect Costs Park Improvements
(20%)*
$41,715.40
Total Costs for Park Improvements $250,292.40
Storm Sewer Improvements $257,532.00
Water Improvements $32,790.00
Sanitary Improvements $55,240.00
Total Cost for Utility Improvements $345,562.00
Saint Paul Regional Water Service
Watermain Replacement
$191,679.00
Indirect Costs for SPRWS (15%)* $28,751.85
Total Cost for SPRWS Improvements $220,430.85
Total Improvement Cost $1,969,187.50
Total Indirect Costs* $315,141.15
Total Project Cost $2,284,328.65
*Indirect costs include legal, engineering, administration, and finance
The proposed not-to-exceed contract price of $197,535 is budgeted for within the 2026-2030
CIP and will be charged to the project. The project is proposed to be funded by Municipal
State Aid (MSA) funds, special assessments, special parks funds, municipal bonds, SPRWS, and
various utility funds.
ATTACHMENTS:
1.Kimley-Horn Professional Services Proposal
Page 54 of 223
CITY COUNCIL PRIORITY:
Premier Public Services & Infrastructure, Inclusive and Responsive Government
Page 55 of 223
kimley-horn.com 14800 Galaxie Avenue, Suite 200, Apple Valley, MN 55124 651 645 4197
March 26, 2026
Mr. Lucas Ritchie
Assistant City Engineer
City of Mendota Heights
1101 Victoria Curve
Mendota Heights, MN 55118
RE: City Project 202526 Hampshire Estates Street Improvements
Dear Mr. Ritchie:
Kimley-Horn and Associates, Inc. (Kimley-Horn) is pleased to submit this Agreement to the City of
Mendota Heights (City) for construction phase services for the Hampshire Estates Street
Improvements. Our project understanding, proposed scope of services, and fee are detailed below.
The scope of work below will be performed pursuant to the terms and conditions identical to the prior
agreement with the City dated March 8th, 2024.
PROJECT UNDERSTANDING
The City of Mendota Heights is currently planning for street, storm, trail, and utility improvements as a
part of City Project 202526 Hampshire Estates Street Improvements. The proposed streets to be
rehabilitated include Abbey Way, Canton Court, Hampshire Court, Hampshire Drive, Haverton Circle,
Haverton Road, Mendota Heights Road, Morson Circle, Park Lane, Pond Circle East, Pond Circle
West, and Winthrop Circle. The project improvements include a full depth pavement reclamation,
spot curb and gutter replacement, trail improvements, minor storm sewer replacement, ADA
improvements, and utility maintenance upgrades. Construction of the project is planned to begin in
May 2026 and be completed by October 2026.
We understand the City is seeking construction observation, materials testing, and construction
staking services for the project. The detailed scope of work below assumes construction of the
project will be completed in 2026.
SCOPE OF WORK
Task 1: Project Management
Task 1.1 – General Project Management
Kimley-Horn will provide overall project management and utilize internal project management tools to
monitor budgets, staff roles, and responsibilities for our scope of work. We will communicate project
updates directly with the City’s project manager. Kimley-Horn will prepare monthly billing invoices per
the City’s progress form and provide a summary of the work tasks completed at the end of each
month upon request. We have assumed the project will commence in May 2026 and be substantially
completed by October 2026 (6 months). Final closeout of the project in assumed in Spring 2027.
Page 56 of 223
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kimley-horn.com 14800 Galaxie Avenue, Suite 200, Apple Valley, MN 55124 651 645 4197
Task 2: Construction Phase Services
Task 2.1 – Construction Observation
We understand construction is anticipated to being in May 2026 and reach substantial completion in
October 2026. Our scope and fee below is for a maximum construction period of twenty (20) weeks.
If construction lasts longer than twenty-one (20) weeks and our observation hours were utilized
entirely, additional services may be required.
We will provide one (1) part-time construction observer. The construction observer duties will consist
of the following tasks:
·Attendance at the project preconstruction meeting and weekly construction meetings
·Daily reports
·Photographs before, during, and after construction
·Project materials testing coordination, documentation, and logging
·Construction observation for evaluation that construction is in general conformance
with the Plans and City standards/specifications
·Quantity takeoffs
·Coordination of construction staking requests
·Regular coordination with the project contractor and City staff
·Assisting the City in determining that as-built survey and materials/utility testing
requirements are met by the contractor
·Provide weekly meeting summaries in email format to City project manager (if
requested)
The construction observer will be on-site up to a maximum of thirty (30) hours per week on average
for twenty (20) weeks during the 2026 construction season between May and October. We anticipate
the on-site observation time will vary week to week over the duration of the project based on the
scope of work being completed on-site during that week. All construction observation time will be
logged in the daily reports for documentation and coordination with City staff.
Kimley-Horn shall have no responsibility for any of the construction contractor’s means, methods, and
techniques, equipment choice and usage, sequence, schedule, safety programs, or safety practices,
nor shall Kimley-Horn have any authority or responsibility to stop or direct the construction work.
Kimley-Horn’s visits to the project site will be for the purpose of endeavoring to provide the City a
greater degree of confidence that the completed work will generally conform to the construction
documents. Kimley-Horn neither guarantees the performance of the construction contractor, nor
assumes responsibility for the construction contractor’s failure to perform its work in accordance with
the contract documents. The construction contractor is solely responsible for constructing the project
Page 57 of 223
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kimley-horn.com 14800 Galaxie Avenue, Suite 200, Apple Valley, MN 55124 651 645 4197
in conformity to the designs and specifications. Any design related issues or questions that arise
during construction by the Contractor will be answered by the City. Kimley-Horn’s services are limited
to the construction observation scope and limitations listed above, and all design items are to be
addressed by the City.
Task 2.2 – Materials Testing
A Kimley-Horn subconsultant, Braun Intertec, will provide construction materials testing services for
the proposed project improvements. Construction materials testing will be provided consistent with
the MnDOT State Aid Schedule of Materials Control. Materials testing will be limited to the following:
Soils Related Testing
o Perform nuclear gauge density tests on granular backfill and utility backfill materials.
o Perform Dynamic Cone Penetrometer (DCP) tests on aggregate base materials.
o Perform Full Depth Reclaim Dynamic Cone Penetrometer (DCP) tests on reclamation
materials.
o Perform moisture content tests at time of compaction on utility backfill, granular backfill,
reclamation, and aggregate base materials.
o Perform gradation tests on granular backfill, reclamation, and aggregate base materials.
o Perform laboratory standard Proctor tests on backfill and fill materials.
o Prepare the preliminary and final grading and base report along with assembling the
random sampling locations report for the aggregate base according to MnDOT
Specifications.
Concrete Related Testing
o Sample and test the plastic concrete for slump, air content, temperature prior to
placement. We assume that we will be able to appropriately dispose of excess concrete
(and associated wash water) on site at no additional cost to us.
o Prepare 4-inch by 8-inch cylinders for compressive strength testing. A set of three
cylinders will be tested at 28 days for each set cast. If field cure cylinders are requested,
each additional cylinder will be charged at the unit price listed in our cost estimate.
o Laboratory compressive strength testing of cylinders.
Bituminous Related Services
o Collect verification samples per MnDOT’s 2360 specification and randomly select one
sample per day per mix to run quality assurance tests on. Perform quality assurance
tests on the verification samples which include the following tests: Rice specific gravity,
asphalt content, extracted aggregate gradation, gyratory density, coarse aggregate
angularity, and fine aggregate angularity. Compare agency test results with contractor’s
test results for compliance with MnDOT 2360 specification.
o Randomly determine bituminous core locations by using MnDOT’s random core
worksheet and mark pavement core locations.
o Observe the contractor coring and core testing in accordance with MnDOT 2360
specification, which include watching quality control personnel weigh the cores at their
laboratory.
Page 58 of 223
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kimley-horn.com 14800 Galaxie Avenue, Suite 200, Apple Valley, MN 55124 651 645 4197
o Collect companion cores and test for thickness and density of pavement cores. Compare
agency test results with contractor’s test results for compliance with MnDOT 2360
specification.
Materials testing results will be summarized weekly in a report and sent to the City for review. This
testing does not guarantee that all materials used by the contractor are in compliance with the plans
and specifications. The on-site construction observer will coordinate materials testing with the
Contractor and coordinate approvals of installed materials by the City. We are retaining Braun
Intertec to provide the services described herein solely for the administrative convenience of the
City. City acknowledges that Kimley-Horn will not be reviewing the work product of Braun Intertec
,and agrees that Kimley-Horn will not be liable for any issues related to the materials testing. If the
City has any future claim related to materials testing services, the City will pursue the claim against
Braun Intertec directly.
Task 2.3 – Construction Staking
A Kimley-Horn subconsultant, Gorman Surveying, will provide construction staking services for the
proposed project improvements. Up to one (1) set of stakes will be provided for the following:
·Curb and gutter replacement
·Blue tops for base grading
·Concrete curb and gutter replacement areas as needed
·ADA ramp and bituminous trail edge construction
·Storm sewer catch basin replacement
·Watermain utility hole locations
The on-site construction observer will coordinate staking requests with the Contractor and surveyor.
A minimum of 48-hours notice for staking requests is assumed to be provided. We are retaining
Gorman Surveying to provide the services described herein solely for the administrative convenience
of the City. City acknowledges that Kimley-Horn will not be reviewing the work product of Gorman
Surveying and agrees that we shall not be liable for it in any way. If the City has any future claim
related to construction staking services, we assume the City will pursue the claim against Gorman
Surveying directly.
Task 2.4 – Project Closeout
We will prepare a punch list following substantial completion of the project for review and completion
by the Contractor. We have assumed punch list preparation will include one (1) walkthrough of the
entire project with the on-site construction observer, project engineer, and other necessary City
representatives.
A Kimley-Horn sub-consultant, Gorman Surveying, will attain as-built topographic survey information
on all storm sewer, sanitary sewer, and watermain improvements with the project. The as-built
survey information will be provided to the City for preparation of record drawings. The City will
prepare record drawings.
Page 59 of 223
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kimley-horn.com 14800 Galaxie Avenue, Suite 200, Apple Valley, MN 55124 651 645 4197
SCOPE OF SERVICES NOT PROVIDED
All other services not specifically stated above are not in our scope, including but not limited to the
following:
·Preparation of monthly and final pay applications. The City of Mendota Heights will prepare
pay applications with construction observer provided quantities.
·Conducting the project preconstruction meeting. Construction observer will attend the
meeting but we have assumed the meeting will be led by the City.
·Preparation of change order documentation. Construction observer will coordinate with
contractor on any change orders but preparation of change order documents will be prepared
by the City.
·Construction administration coordination with state aid.
ESTIMATED COSTS
Kimley-Horn will provide the scope of services identified above on an hourly basis. Our total
estimated cost for the Scope of Services is summarized in the table below.
Task 1 – Project Management $ 6,600
Task 2 – Construction Phase Services $184,835
Subtotal $188,715
Reimbursable Expenses $ 6,100
Total $197,535
We propose to complete the services on an hourly basis with a not-to-exceed cost of $197,535
including all labor and reimbursable expenses. A detailed breakdown of hours and fees per task is
attached. Labor fee will be billed according to our current standard hourly rate schedule. Fees and
times stated in this Proposal are valid for 120 days after the date of this letter. We appreciate the
opportunity to submit this proposal and look forward to working with you on this project. Please feel
free to contact me if you have any questions.
Sincerely,
KIMLEY-HORN AND ASSOCIATES, INC.
Luke Moren, P.E.
Project Manager
Page 60 of 223
Project ManagerConstructionObservorAdminSub-Consultant(Staking)Sub-Consultant(Materials Testing)
Total
Hours Expenses Estimated
Fees
TASK 1 PROJECT MANAGEMENT
1.1 General Project Management 15 20 35 $6,600
Subtotal 15 0 20 0 0 35 300$$6,600
TASK 2 CONSTRUCTION PHASE SERVICES
2.1 Construction Observation 2 600 602 $102,520
2.2 Materials Testing 20 2 332 354 $48,490
2.3 Construction Staking 20 2 148 170 $23,650
2.4 Project Closeout 40 25 65 $10,175
Subtotal 2 680 4 173 332 1191 5,800$$184,835
TOTAL ESTIMATED PROJECT COST (FEES AND EXPENSES)
TOTAL PROJECT HOURS 17 680 24 173 332 1226
Staff Billing Rates (Per Hour)$180-$275
per hour
$135-$200
per hour
$100-$150
per hour
$100-$250
per hour
$100-$250
per hour
$197,535
Detailed Fee Spreadsheet - 3/26/2026
Page 61 of 223
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6.m
REQUEST FOR CITY COUNCIL ACTION
MEETING DATE: April 21, 2026
AGENDA ITEM: Award Professional Services Contract for Test Bore Drilling Services as part
of the Public Works Facility Geothermal Assessment Project
ITEM TYPE: Consent Item
DEPARTMENT: Natural Resources CONTACT: Krista Spreiter, Natural
Resources Manager
ACTION REQUEST:
Award Professional Services Contract for test bore drilling services as part of the Public Works
Facility Geothermal Assessment project.
BACKGROUND:
In 2024, the Minnesota Legislature established the Geothermal Planning Grant Program. The
purpose of the program is to provide financial assistance to local government agencies and
other eligible applicants to determine the feasibility of installing geothermal energy systems.
The city has been awarded up to $130,000 for the planning of a geothermal energy system
that heats and cools the city’s Public Works Facility. Eligible expenses include:
•Analysis of the heating and cooling demand of the building that consumes energy from
the geothermal energy system;
•Evaluation of equipment that could be combined with a geothermal energy system to
meet the building's heating and cooling requirements;
•Analysis of the geologic conditions of the earth in which a geothermal energy system
operates, including the drilling of one or more test wells to characterize geologic
materials and to measure properties of the earth and aquifers that impact the feasibility
of installing and operating a geothermal energy system; and
•Preparation of a financial analysis of the project.
The City approved the recommended proposal submitted by HGA Consulting on November
18, 2025, as the chosen consultant for the project.
HGA has been working with the city to assess the project site and create a Request for
Proposals (RFP) and associated bidding documents to acquire the services of a drilling
contractor to complete test bore drilling. The chosen drilling contractor is to perform test bore
Page 62 of 223
drilling of necessary test bores, up to five bores, to complete the assessment for a geothermal
energy system at the Public Works facility. The RFP was sent to known qualified contractors in
the area to complete this task. Three proposals were received, shown in Tables 1 and 2 below,
and are also attached.
Table 1: Bid Comparison Matrix
Traut Bergeson Caswell Mineral Services
Plus
Base Fee (1 test bore) $51,490 $17,350 $15,900
Alternate Fee – Incremental
Bore Cost
$34,490 $8,750 $8,700
Added Cost for Casing, if
needed
$23,000 Not quoted Not quoted
Assumed Depth 305' 300' 240'
Schedule Unknown Verbally available
before June
Unknown
Table 2: Total Study Cost: Test Bore Control + HGA Fees
Number of Test Bores Traut Bergeson
Caswell
Mineral
Services Plus
1 $89,850 $55,710 $54,260
2 $124,340 $64,460 $62,960
3 $158,830 $73,210 $71,660
4 $193,320 $81,960 $80,360
5 $227,810 $90,710 $89,060
The consultant, along with city staff, is recommending Bergeson Caswell as the chosen contractor for the
project based on qualifications and submitted proposal, including cost estimate.
FISCAL AND RESOURCE IMPACT:
None. The cost of the project will be funded by the MN Department of Commerce under the
grant program. A grant match is not required. The Mayor and City Clerk shall be authorized to
execute the contract for the service.
ATTACHMENTS:
1.Geothermal Test Well Quote Revised (3-30-26)
2.Mendota Heights Public Works Facility Geothermal Test Bore Bid BC
3.Mendota Heights Geo Test Loop
CITY COUNCIL PRIORITY:
Environmental Sustainability & Stewardship, Premier Public Services & Infrastructure
Page 63 of 223
320-238-0195
1-800-928-3771
service@mineralserviceplus.com
Mineral Service Plus, LLC
16409 371st Avenue
Green Isle, MN 55338
March 30, 2026
City of Mendota Heights
Attn: Krista Spreiter
Re: 2431 Lexington Ave. S. Mendota Heights – Geothermal Test Well Quote
Mineral Service Plus appreciates the opportunity to provide you with the following quote for
your project:
•MDH plan reviewal, notification and permit
•Mobilization/ Demobilization of manpower and equipment
•Drilling of 1ea. 4 3/4” bore to est. 240 ft in depth
•Furnish and installing of 1ea. 1” x 500ft u-bend
•1:1 Cement Silica Thermal Grout as per MDH Code
•Drill cuttings and slurry to be spread on site
•Conductivity test by 3rd party, hired by MSP
Total estimated project cost: $15,900.00
*Additional VHEs @ $8,700.00 each.
If you should have any questions regarding the above information, please do not hesitate to
contact us.
Sincerely,
Danny Nubbe
Page 64 of 223
320-238-0195
1-800-928-3771
service@mineralserviceplus.com
Mineral Service Plus, LLC
16409 371st Avenue
Green Isle, MN 55338
Note:
•All MSP field employees are local union 49
•Silt fence by others.
•Final grade, hydroseeding or sodding by others.
•This proposal is considered confidential material & is subject to contractor/client
privilege. It is only intended for use of the selected contractor(s) who requested it from
MSP/GFS. We do not authorize distribution of the information contained in the
proposal. If distribution occurs, MSP/GFS will seek damages.
•Acceptance of this proposal is based on reasonable contract & bond language
negotiation.
•Ingress & egress to work site with truck mounted wheel equipment.
•Our estimate is based upon existing geological surveys near the project area and/or as
supplied in the specifications.
•Drilling conditions based on published well log data. If buried foundations, tanks,
abandoned utilities, buried refuse, soil or groundwater contamination and other such
features or any material differences in geological conditions are encountered, additional
drilling costs will apply.
•Rubble, boulders, foundations, footings, buried tanks, contaminated soil, soil
corrections or change in geological conditions will be subject to additional costs and a
contract change order.
•Payment of all pay requests within 7 (seven) calendar days of payment by owner or
owners’ representative.
•Water to be provided by owner within 35 yards of drilling site.
•Removal/replacement of pavement, landscaping, or any elevation changes, if required,
would be in addition to our base bid and require a change order and extra charges to
the customer.
•Dewatering is not included in this bid proposal. If necessary, dewatering would be
subject to changed conditions of this bid proposal.
•Ground thaw is not included in this bid.
•Mobilization and on-site materials pay request (pay request #1) shall be processed and
paid within the 30 days of submittal, due to the need to secure material cost.
•Excavation, rough grade, and compaction with native soils. Final grade and compaction
by others.
•MSP/GFS is entitled to recover all reasonable costs, charges, expenses, and attorney
fees expended or incurred therein.
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MASTER CONTRACTOR
Bergerson-Caswell, Inc.
Geothermal Services Division
5115 Industrial Street
Maple Plain, MN 55359
Phone: 763-479-3121
Fax: 763-479-2183
BCI. SPECIFY. INSTALL. FORGET.
GEOTHERMAL FORMATION THERMAL CONDUCTIVITY TESTING
March 27, 2026
Attn: City of Mendota Heights
Krista Spreiter, Natural Resources Coordinator
1101 Victoria Curve Mendota Heights, MN 55118
(651) 255-1123 KSpreiter@Mendotaheightsmn.gov
Project: Mendota Heights Public Works Geothermal Test Bore and Conductivity Testing
Bergerson-Caswell, Inc. proposes the following:
Summary scope of work:
All mobilization/demobilization fees;
Drilling (1) test bore to a maximum depth of 300’ or until limestone bedrock. *(See below regarding borehole depth)
Install a 1” u-bend vertical heat exchanger and grout in place with grouting material.
Drill cuttings and fluids will be left on site at borehole location. **(See additional below)
Perform one (1) 48 hour Thermal conductivity test.
Permits and compliance with state codes governing geothermal drilling and vertical heat exchanger construction;
Conductivity test shall be run in accordance with ASHRAE and IGSHPA recommended procedures.
Detailed report on soil thermal response and drilling conditions.
Stipulations:
Bid based on:
Payment for all invoices within 30 days of completion of work.
Unencumbered access to site with wheeled equipment. May be subject to additional charges if site is inaccessible or not
traversable.
If buried foundations, tanks, abandoned utilities, buried refuse and other such features or any material differences in geological
conditions are encountered, drilling costs will be subject to additional charges.
Exclusion of any landscape work, pavement repair, grading or elevation changes, whether pre installation or after completion.
Bergerson-Caswell Inc. will call for utility locates. However, all private utilities to be located by owner. Sanitary / storm
sewer lines, water lines, light post power lines, propane / gas lines etc…
Test bore location to be staked by client prior to drilling.
Proposal base value: Est. $17,350.00
**Additional: Contain and remove drilling fluids and cuttings…………………………………ADD…….$2,250.00
Additional test borings w/ 48 hour TC test………………………….ADD PER EACH……$8,750.00
_______________________________________
David Henrich Office: 952-255-7000 Accepted By
President Cell: 612-369-1931 ________________________________________
david@bergersoncaswell.com Date
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PROPOSAL
Job #I-18442
Date: 03/20/2026
Bill To:
City of Mendota Heights
1101 Victoria Curve
Mendota Heights MN 55118
Work Site:
Public Works Facility
2431 Lexington Avenue S
Mendota Heights MN 55118
Scope:
305' geo thermal test loop.
Geology: Unconsolidated: 0-200, Sandstone 200-250, limestone 250-300'
6" liner per well will be required if loss circulation is an issue, listed as an option not included in the total.
shaded items are optional/alternative and not included in the total
Service Unit Qty Rate Total
Project Level Items
Mobilization/Demobilization LS 1 $7,500.00 $7,500.00
Furnish & remove dumpster for containment EA 1 $3,000.00 $3,000.00
Test Loop with Thermal Conductivity Test
Per Diem EA 2 $600.00 $1,200.00
Vac truck for fluid/cuttings disposal EA 1 $2,995.00 $2,995.00
Drill 6" bore hole LF 305 $60.00 $18,300.00
610' 1" Geo Loop LS 1 $995.00 $995.00
Furnish, Install & Remove Grouting Equipment LS 1 $2,000.00 $2,000.00
Neat cement & Sand Grout cubic ft 65 $100.00 $6,500.00
Well Completion LS 1 $1,500.00 $1,500.00
Thermal Conductivity Test EA 1 $7,500.00 $7,500.00
Each Additional Test Loop
Each Additional Loop Total $34,490.00
Mobilization/Demobilization*LS 1 $1,000.00 $1,000.00
Per Diem *EA 2 $600.00 $1,200.00
Vac truck for fluid/cuttings disposal*EA 1 $2,995.00 $2,995.00
Drill 6" bore hole*LF 305 $60.00 $18,300.00
610' 1" Geo Loop *LS 1 $995.00 $995.00
Furnish, Install & Remove Grouting Equipment*LS 1 $2,000.00 $2,000.00
Neat cement & Sand Grout *cubic ft 65 $100.00 $6,500.00
Well Completion *LS 1 $1,500.00 $1,500.00
6" Liner for Loss Circulation (IF NEEDED) Per Loop
Liner Total Per Well $23,100.00
Per Diem *EA 1 $600.00 $600.00
Enlarge to 10" bore hole *LF 150 $40.00 $6,000.00
6" LC Steel Casing*LF 150 $60.00 $9,000.00
Furnish, Install & Remove Grouting Equipment*LS 1 $2,000.00 $2,000.00
Neat cement & Sand Grout *cubic ft 55 $100.00 $5,500.00
Proposed Job Total:$51,490.00
By:Date: 03/20/2026
-Traut Companies.
By: Date:
Print Name: City of Mendota Heights
trautcompanies.com 32640 Co Rd 133, St. Joseph, MN 56374 320.251.5090 or 800.728.5091Page 67 of 223
This proposal may be withdrawn if not accepted within 30 days. Prices are subject to change if work is not completed within 90 days.
Terms: $1,000 down payment required before project start date. The remaining balance will be due upon receipt of invoice.
The above prices, specifications, and conditions are accepted upon signing. You authorize Traut Companies to perform the work as
specified and agree to pay as outlined. If payment is not made according to the terms, the undersigned agrees to pay all collection
costs, including collection agency fees, reasonable attorney fees, legal expenses, and interest at 1.5% per month on the outstanding
balance.
Warranty: Complete system includes a 3-year warranty.
All private underground utilities and wells must be clearly marked and staked. Traut Companies is not responsible for damages to
unmarked private utilities or property.
The homeowner is responsible for adequate access to and from the job site. Both parties agree to hold each other harmless and waive
rights of subrogation in the event of an accident
Traut Companies reserves the right to change casing size and/or abandon drilling. If drilling is abandoned before casing is installed, it
will be charged as a test hole. If production casing is installed and well is unsuccessful, materials remain the property of Traut
Companies and may be removed if possible; charges will be assessed at half price to cover operating costs. If a new well is drilled,
charges for the new well are in addition to charges for the first well (primarily related to farm irrigation).
The undersigned agrees that title to all materials furnished by Traut Companies, whether in the ground or attached to the premises,
remains with Traut Companies until full payment is received. Traut Companies reserves the right to remove casing and materials if
payment is not made.
The undersigned is responsible for any additional costs or damages resulting from installing or removing monitoring equipment in
additional wells (primarily related to farm irrigation).
________________________________________
LIEN CLAIMANT NOTICE TO OWNER BY GENERAL CONTRACTOR YOU HAVE ENTERED INTO A CONTRACT WITH THE
UNDERSIGNED FOR CONSTRUCTION OF A WELL, OR RELATED WORK, AT THE ADDRESS SHOWN ON THE REVERSE SIDE
IN MINNESOTA. WE ARE AUTHORIZED TO PROVIDE YOU WITH THIS NOTICE. YOU ARE THEREFORE NOTIFIED THAT:
a) ANY PERSON OR COMPANY SUPPLYING LABOR OR MATERIALS FOR THIS IMPROVEMENT TO YOUR PROPERTY MAY FILE
A LIEN AGAINST YOUR PROPERTY IF THAT PERSON OR COMPANY IS NOT PAID FOR THE CONTRIBUTION.
b) UNDER MINNESOTA LAW, YOU HAVE THE RIGHT TO PAY PERSONS WHO SUPPLIED LABOR OR MATERIALS FOR THIS
IMPROVEMENT DIRECTLY AND DEDUCT THIS AMOUNT FROM OUR CONTRACT PRICE, OR WITHHOLD THE AMOUNTS DUE
THEM FROM US UNTIL 120 DAYS AFTER COMPLETION OF THE IMPROVEMENT, UNLESS WE GIVE YOU A LIEN WAIVER
SIGNED BY PERSONS WHO SUPPLIED ANY LABOR OR MATERIAL FOR THE IMPROVEMENT AND WHO GAVE YOU TIMELY
NOTICE.
THE OWNER IS ADVISED THAT IF THE PROJECT INVOLVES THE OWNER'S HOMESTEAD, FEDERAL LAW ALLOWS THE
OWNER TO TERMINATE THIS CONTRACT FOR ANY REASON WITHIN THREE (3) DAYS AFTER SIGNING IT.
________________________________________
By signing, you attest to your financial responsibility and ability to pay under this contract. You represent that all information is accurate,
that you have read and understand this contract, that you are the property owner, and that you have no intent to file bankruptcy or seek
creditor protection.
Traut Companies
trautcompanies.com
32640 Co Rd 133, St. Joseph, MN 56374
320-251-5090 | 800-728-5091
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7.a
REQUEST FOR CITY COUNCIL ACTION
MEETING DATE: April 21, 2026
AGENDA ITEM: Dakota Area Referrals and Transportation Services (DARTS)
ITEM TYPE: Presentation
DEPARTMENT: Administration CONTACT: Noel Mills Ford, Administrative
Special Projects Coordinator
Cheryl Jacobson, City
Administrator
ACTION REQUEST:
Information only. DARTS President Mike Lavin will give an overview of the organization and
how it serves the residents of Mendota Heights.
BACKGROUND:
Dakota Area Referrals and Transportation Services (DARTS) is a community-based nonprofit
serving caregivers, older adults (ages 55+) and their families in the southeast metro since 1974.
DARTS services include: light housework, outdoor chores, home repairs, caregiving resources,
resource connection, volunteer opportunities, and transportation.
FISCAL AND RESOURCE IMPACT:
N/A
ATTACHMENTS:
None
CITY COUNCIL PRIORITY:
Economic Vitality & Community Vibrancy
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7.b
REQUEST FOR CITY COUNCIL ACTION
MEETING DATE: April 21, 2026
AGENDA ITEM: E-Bike Safety Campaign
ITEM TYPE: Presentation
DEPARTMENT: Parks and Recreation CONTACT: Willow Eisfeldt, Recreation
Program Coordinator
Meredith Lawrence, Parks and
Recreation/Assistant Public
Works Director
Kelly McCarthy, Police Chief
ACTION REQUEST:
Information — City Council is welcome to ask questions.
BACKGROUND:
In November 2025, Chief McCarthy approached the Parks and Recreation Department on a
collaboration for an e-bike safety campaign at the direction of City Council. Staff have
developed a comprehensive campaign to spread awareness on how to safely and legally
operate an e-bike, especially on the many shared use trails in Mendota Heights.
On April 1, 2026, staff launched an E-bike Safety webpage at MendotaHeightsMN.Gov/561/E-
Bike-Safety that highlights local laws and regulations, safety tips and tricks, information for
parents and guardians, and other resources that are important for those operating e-bikes to
have access to. Staff have also launched an e-bike safety social media campaign to raise
additional awareness around e-bike safety, specifically for younger audiences. Additionally,
local schools with students ages 15+ have been contacted and sent e-bike safety resources to
share with their students. Lastly, staff will be including e-bike safety as a topic of conversation
and education at events this Summer to reach a larger audience. Events include the Ice Cream
Social on May 8, Touch-A-Truck on May 9, and Heights Fest Food Truck Festival on August 7.
FISCAL AND RESOURCE IMPACT:
N/A
ATTACHMENTS:
1.Electric Bike Resources
Page 85 of 223
CITY COUNCIL PRIORITY:
Economic Vitality & Community Vibrancy, Premier Public Services & Infrastructure, Inclusive
and Responsive Government
Page 86 of 223
Wear a helmet
All Riders
Guardians of Youth
Riders
Conversation
Starters
Set rules before riding
Practice together in low traffic areas
Teach hand signals and trail communication
Check helmet fit and bike condition
Ensure bikes have a bell to signal passing
“What would you do if someone steps in front of you?”
“How do you pass someone safely?”
Ride Smart.
Ride Safe.
Share the Trail.
Electric Bike Safety Checklist
Keep music at a level to ensure you can hear
your surroundings
Communicate your route to at least 1 other person
Check that reflectors and lights are secured
Ensure your battery is charged
Ensure brakes are working
Page 87 of 223
Local Laws & Regulations
Mendota Heights
Dakota County &
State of Minnesota
All e-bikes must yield to pedestrians
Rider must be 15 years or older to operate any class of e-bike
Sidewalk riding is allowed outside of any business area
All e-bikes must have a visible classification label
Class 1-3 e-bikes are allowed on signed state and county trails.
All e-bikes operating at nighttime must be equipped with a
lamp in the front and a red reflector on the rear of the bike.
Class 3 e-bikes must have a speedometer
Maximum speed on trails and sidewalks is limited to 15 MPH
Operators must obey all traffic laws
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Rider Height Centimeters Frame Size (in)Frame Size (cm)Label
4'10"-5'2"148-158cm 13"-14"33-37cm XS
5'2"-5'6"158-168cm 15"-16"38-42cm S
5'6"-5'10"168-178cm 17"-18"43-47cm M
5'10"-6'1"178-185cm 19"-20"48-52cm L
6'1"-6'4"185-193cm 21"-22"53-57cm XL
6'4"-6'6"193-198cm 23"-24"58-61cm XXL
Top Tube
Head Tube
E-Bike Sizing Guide
Seat Tube
Chainstay
Down Tube
Page 89 of 223
Feature Class 1 / 2 / 3
Electric Bike E-Moto
Operable Pedals Required Not required (often fake)
Motor Power ≤750W Often 1,000W-6,000W+
Top Speed ≤ 20-28 MPH 30-65+ MPH
Throttle Class 2 only (≤ 20 MPH)Usually throttle-only
Licensing/Registration No Required in most states
Product Category Consumer product Motor Vehicle
Street Legal for Minors?Yes, 15 years or older No, unless registered and licensed.
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9.a
REQUEST FOR CITY COUNCIL ACTION
MEETING DATE: April 21, 2026
AGENDA ITEM: Adopt Ordinance No. 607: An Ordinance Amendment to repeal and replace
Title 11: Subdivision Regulations; and Authorize Publication of Summary
Ordinance
ITEM TYPE: New and Unfinished Business
DEPARTMENT: Community Development CONTACT: Sarah Madden, Community
Development Manager
ACTION REQUEST:
Adopt Ordinance No. 607: An Ordinance Amendent to repeal and replace Title 11: Subdivision
Regulations
BACKGROUND:
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.
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 its Work Session on February 17, 2026, and the Planning Commission
also reviewed and made final comments at its Work Session on February 24, 2026. 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. 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 final version of the proposed Ordinance No. 607 is attached to this report, as well as the
most recent red-lined draft of the ordinance which has been modified to correct formatting
and grammatical errors following the Planning Commission meeting and public hearing. This
updated red-line also includes changes that were discussed with the Planning Commission
during their review of the ordinance on March 31st. There have been no significant or policy-
level changes made to the red-lined version of the ordinance since it was last presented to the
City Council on February 17th.
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The Planning Commission reviewed this item at their regular meeting on March 31, 2026,
where a staff report was presented for Planning Commission review and public hearing. The
Commission discussed clarifying some sections of the ordinance which made reference to
required application materials for subdivision requests, regulations on protected areas, and
public improvements. A copy of the staff memo and the unapproved minutes of that meeting
have been included as attachments to this report detailing the suggested clarifications.
As noted in the attached staff memo, staff recommended approval of the ordinance as
presented. Following their discussion, the Planning Commission affirmed the staff
recommendation with the discussed revisions. The Commission voted unanimously (5-0) to
recommend to the City Council approval of Ordinance No. 607.
Due to the length of the proposed ordinance amendment, the City Council is also asked to
consider authorizing the publication of a Summary Ordinance, which requires 4/5ths of the
Council’s votes to succeed.
Staff recommends that the City Council approve the ordinance amendments within Ordinance
No. 607, to repeal and replace Title 11, and may make an additional motion for the
consideration of summary ordinance publication, as noted below:
(1) Adopt Ordinance No. 607, to repeal and replace Title 11: Subdivision Regulations; and
(2) Authorize Publication of a Summary Ordinance of Ordinance No. 607
FISCAL AND RESOURCE IMPACT:
Not Applicable.
ATTACHMENTS:
1.Ordinance No 607, to repeal and replace Title 11: Subdivision Regulations
2.Summary of Ordinance No. 607
3.Planning Commission Staff Report 3-31-26
4.Planning Staff Presentation 3-31-26
5.Unapproved Planning Commission Minutes 3-31-26
6.Final Ordinance Redline Language 4-16-26
CITY COUNCIL PRIORITY:
Economic Vitality & Community Vibrancy, Premier Public Services & Infrastructure
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CITY OF MENDOTA HEIGHTS
DAKOTA COUNTY, MINNESOTA
ORDINANCE NO. 607
AN ORDINANCE AMENDMENT TO 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 11 – SUBDIVISION REGULATIONS 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".
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
Page 93 of 223
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.
11 -1-4: SEPARABILITY:
It is hereby declared to be the intention that the provisions of this Subdivision Regulations
Ordinance are separable in accordance with the following:
A. If any court of competent jurisdiction shall judge any provisions of this Subdivision
Regulations Ordinance to be invalid, such judgment shall not affect any other provision of
this Subdivision Regulations Ordinance not specifically included in said judgment.
B. If any court or competent jurisdiction shall judge the application of any provision of
this Subdivision Regulations Ordinance to a particular property, building or structure, such
judgment shall not affect any other property, buildings or structures.
11 -1-5: 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 that affords a secondary means of access to abutting property.
APPLICANT: All persons, whether one or more, who have ownership or interest in land for
which they 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 that 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.
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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 that 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 a representative
with the owner’s consent, commencing proceedings under this Title to cause a subdivision of
land hereunder for themselves or for another.
EASEMENT: A recorded interest in land that authorizes someone other than the owner to use a
designated portion of that land for a specific purpose, which shall include but not be limited to
the following uses: ponding, drainage, utilities, access, parking, construction.
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 that 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.
LOT AREA: The area of 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 Title.
LOT LINE, FRONT. That boundary of a lot that 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
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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 that 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 that is not a front lot line or a rear lot line.
LOT OF RECORD. Any validly recorded lot that complied with all applicable laws, ordinances,
and regulations at the time that it was filed of record in the Office of the Dakota County
Registrar of Titles or in the Office of the Dakota County Recorder, as applicable.
LOT, THROUGH. A lot that has a pair of opposite lot lines abutting two (2) substantially parallel
streets, and that is not a corner lot. On a through lot, both street lines shall be front lot lines for
purposes of this Title.
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 that has not been designated as a buildable lot, due to
insufficient size or frontage, peculiar site characteristics, topographical problems, or one that 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.
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.
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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 other designation.
STREET, COLLECTOR: A street that 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, HALF: a portion of the width of a street usually along the edge of a subdivision, where
the remaining portion of the street could be provided in another subdivision.
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 that is not dedicated to the city for public use.
STREET, SERVICE: A marginal access street that is generally parallel to and adjacent to minor
or principal arterials and that 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 that 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 -1-6: COMPLIANCE WITH PROVISIONS:
A.Plat Application Review and Approval: All applications for plats shall be reviewed the
city planning commission, which shall review applications for compliance with the
requirements of this title. The city council shall review all plat applications following
planning commission review according to the process and standards set forth in this title.
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B.Conditions For Recording Plat: Approved plats shall be filed of record in the Office of
the Dakota County Registrar of Titles or the Office of the Dakota County Recorder, as
applicable. No plat shall be released by the city for recording unless the plat has been
prepared, approved, and acknowledged in the manner prescribed by this title.
C.Building Permit Issuance: The city will not issue building permits 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.
D.No 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.
11 -1-7: 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. For
exemptions, 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 that adjust or relocate a common lot line separating two (2)
lots and that 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.
B.Lot Line Adjustments.
1. Applications for lot line adjustments shall be exempt from Chapters 2, 3, and 4 of
this title if all of the following conditions are met:
a.The application request is for a lot line adjustment that 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 that is filed of record in the Office of the
Dakota County Registrar of Titles or in the Office of the Dakota County
Recorder, as applicable.
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.
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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.
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.
C. 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
that is filed of record in the Office of the Dakota County Registrar of Titles or
the Office of the Dakota County Recorder, as applicable.
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, if any.
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.
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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 -1-8: LAND SURVEYS AND CONVEYANCES:
A.Registered Land Surveys: All registered land surveys in the city must 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. 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 that 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 that 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 -1-9: TRANSFER OF DEVELOPMENT RIGHTS:
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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 that 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 Zoning Title of this Code.
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.
11 -1-10: 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 -1-11: FEES AND DEPOSITS:
Fees and deposits for processing subdivision applications will be collected in accordance with
the requirements of section 12-5E-1 of this code.
11 -1-12: 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
filed of record in the Office of the Dakota County Registrar of Titles or in the Office
of the Dakota County Recorder, as applicable.
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. 3. Misrepresentation As To Construction, Supervision, Or Inspection Of
Improvements: It shall be unlawful for any owner of an addition or subdivision of
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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.
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.
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.
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)
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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 a completed application 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.
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.
11 -2-2: FINAL PLAT:
After the preliminary plat has been approved, the final plat shall be submitted for approval as
follows:
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 without further review by
the planning commission. If the final plat is consistent with the approved preliminary
plat, 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 owner, or where
the city zoning administrator has determined that material changes have been made in the
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final plat subsequent to preliminary plat approval, the planning commission shall review
the final plat before review by the city council. 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.
C.Recording Final Plat: Once the final plat is approved by the city council, the developer
shall file the final plat of record in the Office of the Dakota County Registrar of Titles or
in the Office of the Dakota County Recorder, as applicable, within one year after said
approval. An owner with an approved final plat may submit a written request for time
extension, which must approved by the city council. If an approved final plat is not
recorded within one year, or before an extension of the recording deadline, such final plat
shall be considered void. 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 with 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 land 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 all owners, the developer, the 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.
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b. Existing zoning classifications for land within and abutting the subdivision,
including overlay zoning districts, if applicable.
c. 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, railroad right of way, utility right of way, and
section and corporate lines within the plat 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 applicant.
f. 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;
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.
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4. Supplemental Information:
a.Statement of the proposed use of lots identifying the 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.
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. Where structures are to be placed on excessively deep (over two hundred feet
(200’)) lots that are subject to potential replat, the preliminary plat shall indicate a
logical way in which the lots could possibly be resubdivided in the future.
i.An accurate soil survey of the subdivision prepared by a licensed professional
engineer or a professional geologist.
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
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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 that 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.
j. 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.
2. Additional Plats: All applicants 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 in, on, over, under,
across, through, and along areas marked ‘drainage and utility easements’.”
b. Statement 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.”
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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.
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, the official zoning map of the city,
and other municipal plans and policies as applicable;
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 -3-2: BLOCKS:
A.Block Length.
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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 11-1-10
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, or is designated as an outlot and has access from a public street.
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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.
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 lots or parcels that exceed lot standards for the
applicable zoning district, 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.
i.Requirements: Cul-de-sacs shall not be longer than five hundred feet (500'),
including a terminal turnaround that 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
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of not less than sixty feet (60'). For the purposes of measuring cul-de-sacs, the
distance from the centerline of the intersected streets to the centerline of the
cul-de-sac shall be used.
ii. Approval of cul-de-sacs 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.
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.
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:
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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
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 local 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. There shall be a minimum grade on all streets of no less than 0.5%.
4.Street Alignment: The horizontal and vertical alignment standards on all streets shall
be as follows:
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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.
11 -3-5: EASEMENTS:
A.Width And Location:
1.An easement for drainage and utilities at least five feet (5') wide shall be provided
along the side lot line. 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.Drainage and 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
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
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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:
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:
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, shorelands, floodable areas,
significant trees, steep slopes, wooded areas, or primary conservation 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.Measures of protection shall include design solutions that 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.
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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.
a.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.
a.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.
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: Before the city releases a final plat for recording, the owner or developer
of the land covered by said plat shall deposit with the city an amount equal to the
city's estimated cost of such improvements, either in cash or letter of credit, 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 or letter of credit shall be conditioned upon:
a.No private construction shall be made on said plat, nor shall the owner or the
developer file or cause to be filed any application for building permits for such
construction until all improvements required under this title have been completed
or scheduled for completion within the time frames provided by the development
agreement, or within any extension of time granted that is by the city council.
b. The installation of all of the improvements required by the terms and conditions
and within the time frames designated by the city, or within any extension of time
that is granted by the city council.
c.Satisfactory completion of and payment for the work undertaken by the developer
in accordance with the development 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.
i.In instances where a cash escrow is submitted in lieu of a letter of credit, there
shall be a cash escrow agreement that shall provide that in the event the
required improvements are not completed within the approved time period, all
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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 of 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 the
developer.
ii.In instances where a letter of credit is used in lieu of a cash escrow, the letter
of credit 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.
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.
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.
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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 groundcover shall be planted in conformance with the
standards and specifications as required by the development agreement.
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 that 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:
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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 the Mendota Heights Fee
Schedule, 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 a 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.
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
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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.
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 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
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CITY OF MENDOTA HEIGHTS
DAKOTA COUNTY, MINNESOTA
SUMMARY ORDINANCE NO. 607
AN ORDINANCE AMENDMENT TO REPEAL AND REPLACE IN FULL
TITLE 11 SUBDIVISION REGULATIONS
NOTICE IS HEREBY GIVEN that, on April 21, 2026, Ordinance No. 607 was adopted
by the City Council of the City of Mendota Heights, Minnesota.
NOTICE IS FURTHER GIVEN that, because of the lengthy nature of Ordinance No.
607, the following summary of the ordinance has been prepared for publication.
NOTICE IS FURTHER GIVEN that the ordinance adopted by the City Council
amends Title 11: Subdivision Regulations, to repeal and replace in full Title 11: Subdivision
Regulations.
A printed copy of the whole ordinance is available for inspection by any person during
the City’s regular office hours at the office of the City Administrator/City Clerk or on the City’s
website.
PASSED, ADOPTED and APPROVED FOR PUBLICATION by the City Council
of the City of Mendota Heights, Minnesota, this 21st day of April 2026.
CITY COUNCIL OF MENDOTA HEIGHTS
/S/Stephanie B. Levine, Mayor
Attest
/s/Nancy Bauer, City Clerk
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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
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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
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DRAFT/UNAPPROVED MINUTES
EXCERPT FROM DRAFT/UNAPPROVED 3/31/26 PLANNING
COMMISSION MINUTES
D) PLANNING CASE 2025-04
CITY OF MENDOTA HEIGHTS – ORDINANCE AMENDMENT
Community Development Manager Sarah Madden explained that 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.
Hearing notices were published in the City’s official newspaper; 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. She
recognized that there are some formatting issues that will be corrected before the City Council
meeting.
Commissioner Goldade commented that the Commission reviewed this at the February
worksession meeting.
Commissioner Johnson noted page 12 of the February packet, Section 11-1-6, which mentions a
forest and tree inventory and the suggested changes. She asked if that language was being moved
somewhere else, as she was concerned that the language related to significant vegetation had just
been removed.
Community Development Manager Sarah Madden noted that on page 142 of the current packet,
the forest and significant tree inventory is still listed as required submittal information for a lot
split. She reviewed the language that was removed, noting that the only requirements for
vegetation removal that exist are within wetland areas or within the MRCCA, noting that both of
those areas have their own regulatory requirements. She noted that significant vegetation is also
not defined, and if there is a desire to regulate that, it should be within landscaping and not within
this section. She stated that the language has been restructured to address the actual requirements
and regulations. She stated that significant vegetation is not defined and is not part of a lot split
application.
Commissioner Johnson was disappointed that was not defined outside of the MRCCA.
Commissioner Corbett stated that it is also not mapped out and would be difficult to enforce.
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DRAFT/UNAPPROVED MINUTES
Commissioner Johnson referenced Section 11-1-11, violations and penalty, Item D, and asked if
the Natural Resources Commission should also be listed.
Community Development Manager Sarah Madden provided the page number of the current
packet. She stated that the role of the Natural Resources Commission includes specific cases when
a planning application would be considered by that group. She provided additional context on the
involvement of the Parks and Recreation Commission, as mentioned.
Commissioner Johnson referenced Section 11-3-1 related to design standards and asked if they
should also include “policies such as the Surface Water Management Policy and NRMP Policy”.
Community Development Manager Sarah Madden stated that if they wanted to add an additional
item under that for other City plans, they could. She asked if the Surface Water Management Plan
had been adopted under Code.
Public Works Director Ryan Ruzek confirmed that is adopted under Chapter 14.
Community Development Manager Sarah Madden noted that the NRMP is adopted under the
Comprehensive Plan. She stated that she would hesitate to use the examples, as the City often
adopts new plans that would then be missing. She confirmed that broad language could be used
to provide the desired clarity without calling out specific plans.
Commissioner Johnson referenced Section 11-3-8, protected areas, and asked if they should also
include primary conservation areas or native species.
Community Development Manager Sarah Madden confirmed that could be added.
Commissioner Johnson referenced Section 11-4-2 and asked if language related to native
plantings requirements should be added or whether that would be found in landscape standards.
Community Development Manager Sarah Madden replied that this is specifically for new street
construction and provided additional clarification.
Public Works Director Ryan Ruzek clarified that he believes that Commissioner Johnson would
want to include ground cover in addition to sod.
Community Development Manager Sarah Madden commented that this is when roads are built for
the first time and not for reconstruction projects.
Public Works Director Ryan Ruzek commented that ground cover could also include seed rather
than sod.
Community Development Manager Sarah Madden commented that they could say ground cover
rather than sod.
Commissioner Corbett asked for the definition of ground cover.
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DRAFT/UNAPPROVED MINUTES
Public Works Director Ryan Ruzek was unsure if that is defined, but stated that they could use the
language “ground cover as defined under the Land Disturbance Guidance Document”.
COMMISSIONER NATH MOVED, SECONDED BY COMMISSIONER UDELL, TO
RECOMMEND APPROVAL OF THE PROPOSED AMENDMENTS TO CITY CODE TITLE 11 –
SUBDIVISION REGULATIONS AS OUTLINED IN THE REDLINED ORDINANCE.
AYES: 5
NAYS: 0
COMMISSIONER NATH MOVED, SECONDED BY COMMISSIONER UDELL, TO RESCIND
THE MOTION.
AYES: 5
NAYS: 0
Commissioner Corbett opened the public hearing.
Seeing no one coming forward wishing to speak, Commissioner Corbett 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 NATH MOVED, SECONDED BY COMMISSIONER UDELL, TO
RECOMMEND APPROVAL OF THE PROPOSED AMENDMENTS TO CITY CODE TITLE 11 –
SUBDIVISION REGULATIONS AS OUTLINED IN THE REDLINED ORDINANCE.
AYES: 5
NAYS: 0
Community Development Manager Sarah Madden advised the City Council would consider this
application at its April 21, 2026, meeting.
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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
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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: SEPARABILITY:
It is hereby declared to be the intention that the provisions of this Subdivision Regulations Ordinance are separable in accordance with the
following:
A. If any court of competent jurisdiction shall judge any provisions of this Subdivision Regulations Ordinance to be invalid, such
judgement shall not affect any other provision of this Subdivision Regulations Ordinance not specifically included in said judgment.
B. If any court or competent jurisdiction shall judge the application of any provision of this Subdivision Regulations Ordinance to a
particular property, building or structure, such judgement shall not affect any other property, buildings or structures.
11-1-54: 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 that affords a secondary means of access to abutting property.
APPLICANT: All persons, whether one or more, who have ownership or interest in land for which they 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.
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BUILDING: Any structure having a roof and at least three (3) walls whichthat 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 whichthat 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 theira representative with the owner’s consent, commencing
proceedings under this tTitle to effectcause 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 whichthat authorizes someone other than the owner to use a designated portion of that land for a
specific limited usepurpose, 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 whichthat 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.
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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 Title Chapter.
LOT LINE, FRONT. That boundary of a lot whichthat 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 whichthat 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 whichthat 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. Any validly recorded lot that
complied with all applicable laws, ordinances, and regulations at the time that it was filed of record in the Office of the Dakota County
Registrar of Titles or in the Office of the Dakota County Recorder, as applicable.
LOT, THROUGH. A lot whichthat has a pair of opposite lot lines abutting two (2) substantially parallel streets, and whichthat is not a corner
lot. On a through lot, both street lines shall be front lot lines for applying thispurposes of this Title.
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 whichthat has not been designated as a buildable lot, due to insufficient size or frontage, peculiar site
characteristics, topographical problems, or one whichthat 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
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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.
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 other designationhowever designated.in accordance with the
metropolitan council functional classification of transportation facilities.
STREET, COLLECTORCollector Streets: A street whichthat 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, HALF: a portion of the width of a street usually along the edge of a subdivision, where the remaining portion of the street could be
provided in another subdivision.
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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 whichthat is not dedicated to the city for public use.
STREET, SERVICE: A marginal access street which that is generally parallel to and adjacent to minor or principal arterials and whichthat
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.
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 that 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)
11-1-65: COMPLIANCE WITH PROVISIONS; EXCEPTIONS:
A.Plat Application Review and Approval: All applications for plats shall be reviewed the city planning commission, which shall review
applications for compliance with the requirements of this title. The city council shall review all plat applications following planning
commission review according to the process and standards set forth in this title.
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A.B. Conditions For Recording Plat: Approved plats shall be filed of record in the Office of the Dakota County Registrar of Titles or
the Office of the Dakota County Recorder, as applicable. No plat of any subdivision shall be released by the city for recordingentitled
to record in the Dakota County register of deeds office or have any validity until unless the plat thereof has been prepared, approved,
and acknowledged in the manner prescribed by this title.
C. Building Permit Issuance: The city will not issue 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.
D. No 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.
11-1-7: 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. For exemptions, 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 whichthat adjusts or relocates a common lot line separating two (2) lots and whichthat 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 all of the following conditions
are met:
a. The application request is for a lot line adjustment which that 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
that is on filed of record in the oOffice of the Dakota cCounty register of deeds or rRegistrar of tTitles or in the
Office of the Dakota County Recorder, as applicable.
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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.
f. 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.
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.
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b. The existing lot is a lot of record that has been previously subdivided by a plat whichthat is on filed of record in the
oOffice of the Dakota cCounty register of deeds or rRegistrar of tTitles or the Office of the Dakota County
Recorder, as applicable.
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, if any.
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.
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.
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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)
11-1-87: LAND SURVEYS AND CONVEYANCES:
A.Registered Land Surveys: It is the intention of this title that all All registered land surveys in the city should must 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 tThe 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 that 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 that 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)
11-1-98: 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 that 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:
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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 Zoning Title of this Code. 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.
11-1-109: 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)
11-1-110: FEES AND DEPOSITS:
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)
11-1-121: 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 filed of recorded in the office Office of
the register of deeds of Dakota County Registrar of Titles or in the Office of the Dakota County Recorder, as applicable.
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
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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 owner of
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)
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.
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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 a completed application 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 shall may be submitted for approval as follows: (1981 Code 301 § 3)
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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 without further review by the planning commission. If the final plat is consistent with the approved preliminary
plat 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 before review by the city council. 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 file the final plat of record it with in
the Office of the Dakota County Registrar of Titles or in the Office of the Dakota County rRecorder, as applicable, and/or the registrar
of titles within one year after said approval. An owner with an approved final plat may submit a written request for time extension,
which must approved by the city council. If an approvedor approval of the final plat is not recorded within one year, or before an
extension of the recording deadline, such 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 bywith 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 land to be subdivided.
a.b.Proposed name of subdivision; names shall not duplicate or too closely resemble names of existing
subdivisions within the county.
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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 all owners, the developer, the 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, railroad right of way, utility right of way, and
section and corporate lines within the plan plat 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 and identifying
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)
3. Proposed Design Features:
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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 identifying the 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.
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.
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e.
h. Where structures are to be placed on excessively deep (over two hundred feet (200’)) lots which that 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.
i. An accurate soil survey of the subdivision prepared by a licensed professional engineer or a professional geologist.
f.
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 that must mathematically close. The
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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
j. 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 applicants 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:
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a.Statement dedicating all easements as follows: “Easements for installation and maintenance of utilities and
drainage facilities are reserved in, on, over, under, across, through, and along areas marked ‘drainage and utility
easements’.”
3.b.Statement 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
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(Ord. 282, 1-21-1991)
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, the official zoning map of the city, and other municipal plans and policies as
applicable;
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:
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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.
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 11-1-10 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, or 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.
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.
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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
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 lots or parcels that exceed lot standards for the applicable zoning district 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
whichthat 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:
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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)
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
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Collector street 8060 feet
MinorLocal street 60 feet
Cul-de-sac or marginal access service streets 60 feet
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 local 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, tThere shall be a minimum grade on all streets and thoroughfares of not less than 0.5%. twenty-
hundredths percent (0.20%).
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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.
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.
Arterial street 150 feet minimum
Collector street or minor local
street
50 feet minimum
Collector or Arterial street 15 feet – 25 feet
Local street
15 feet
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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.
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 drainage and utilities at least five feet (5') wide shall be provided along the side lot 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.Drainage and Utilityutility 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 registered 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)
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11-3-65: EROSION AND SEDIMENT CONTROL:
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:
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:
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A.Where land proposed for subdivision is deemed environmentally sensitive by the city due to the existence of wetlands,
drainageways, watercourses, shorelands, floodable areas, significant trees, steep slopes, wooded areas, or primary conservation
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, mMeasures of protection shall include design solutions whichthat 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)
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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: Before the city releases a final plat for recording, the owner or developer of the land covered by said plat 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, or 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, or letter of credit, or bond shall be conditioned
upon:
a. That the owner or developer will , that he will cause no No private construction to shall be made on said plat, nor
shall the owner or the developer or file or cause to be filed any application for building permits for such construction
until all improvements required under this title have been completed or scheduled for completion within the time
frames provided by made or arranged for as approved by the city and executed within the development agreement,
or within any extension of time granted that is by the city council.
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b. The installation of all of the improvements required by the terms and conditions and within the time periodframes
designated by the city, or within any unless and extension of time that is granted by the city council.
c. Satisfactory completion of and payment for the work and payment therefor, which work was undertaken by the
developer in accordance with the development 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.
1. In instances where a cash escrow is submitted in lieu of a letter of credit or bond, there shall be a cash escrow
agreement whichthat 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 of 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 the developer.
2. 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.
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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
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.
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D.Street trees and boulevard sodding groundcover shall be planted in conformance with the standards and specifications as required
by the city council development agreement. (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:
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 that 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
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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
water ponding, or to contribute cash in lieu of land in an amount established by resolutionthe Mendota Heights Fee Schedule 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 a replat of land 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:
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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: 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 sStatutes § 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)
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9.b
REQUEST FOR CITY COUNCIL ACTION
MEETING DATE: April 21, 2026
AGENDA ITEM: Resolution 2026-22 Approving the Lexington Heights Planned Unit
Development Amendment - Final Development Plan; And Ordinance No.
606 Approving a Zoning Amendment to Planned Unit Development Overlay
District (Planning Case Nos. 2025-16 and 2026-03)
ITEM TYPE: New and Unfinished Business
DEPARTMENT: Community Development CONTACT: Sarah Madden, Community
Development Manager
ACTION REQUEST:
Adopt Resolution 2026-22 Approving a Planned Unit Development Amendment - Final
Development Plan, for the Lexington Heights Planned Unit Development; and
Adopt Ordinance No. 606 Approving a Zoning Amendment to Planned Unit Development
Overlay District
INTRODUCTION:
The approval actions requested under this application, requesting construction of a new 84-
unit multifamily apartment building on the subject property are:
1.Planned Unit Development Amendment – Final Development Plan
2.Zoning Amendment to Planned Unit Development Overlay District
The duly noticed public hearing on the Zoning Amendment and Preliminary Development Plan
for the Planned Unit Development Amendment was held at the November 25, 2025, and
December 29, 2025, regular Planning Commission meetings. The City Council then voted
unanimously (5-0) on January 20, 2026, to approve the Preliminary Development Plan
proposed under Planning Case No. 2025-16 with certain findings-of-fact and conditions as
outlined in Resolution 2026-06 (attached to this report).
The next step in the Planned Unit Development (PUD) review process for this land use request
is approval of the Final Development Plan, which has been assigned as Planning Case No.
2026-03. This approval step includes adoption of the ordinance formalizing the approved
Zoning Amendment of the property from R-3 Multi-Family Residential to R-3/PUD Multi-
Family Residential District/Planned Unit Development Overlay District.
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If the City Council takes action to approve the Final Development Plan and adopt the Zoning
Amendment ordinance, the final step will be the execution of a Developer’s Agreement for the
PUD. The final version of this agreement would return to the City Council for adoption on the
Consent Agenda of a future meeting date once both parties have agreed to the terms of this
agreement.
BACKGROUND:
City Code Title 12: Zoning, in section 12-5B-8: Planned Unit Development outlines the
procedural provisions and minimum requirements for all Planned Unit Developments.
Subsection (J) of this ordinance outlines the controlling measures for a Planned Unit
Development following its completion. This applies to the application request proposed and
approved under Planning Case No. 2025-16, as the subject property is an existing Planned Unit
Development approved by City Council Resolution 83-95 on November 1, 1983.
Within 12-5B-8(J)3: Changes to Final Development Plan, the City Code requires that changes in
the use of common open space within a completed PUD to be processed by an Amendment to
the Final Development Plan pursuant to the same procedures for approval of a Zoning
Amendment. The application request modifies green space on the subject property, which is
why the City is processing this request under the same procedures for approval as a Zoning
Amendment. Additionally, the City’s Planned Unit Development Ordinance requires in all new
PUDs, that the full extent of the property be rezoned with a “Planned Unit Development
Overlay District”. Because this site was developed as a PUD prior to this Overlay District
requirement, this action on the Final Development Plan formalizes the Zoning Amendment
procedural steps to correct the property’s zoning designation as within the Overlay District. The
ordinance states that the adoption of the Zoning Amendment ordinance should take place
simultaneously with the approval of the Final Development Plan.
CHANGES IN FINAL PLANNED UNIT DEVELOPMENT:
Section 12-5B-8: Planned Unit Development of City Code requires that the applicant file the
Final Development Plan within six (6) weeks following the approval of the Preliminary
Development Plan by the City Council. The plans and materials for the Final Development Plan
were received by the City on February 25, 2026 in compliance with this requirement.
The City Council must review the Final Development Plan to determine that all conditions of
the approval of the Preliminary Development Plan have been satisfied. If the City Council
determines that the Final Development Plan is not in substantial conformity with the
Preliminary Development Plan, then the request may be referred back to the Planning
Commission to restart the review process, including holding an additional public hearing on
the changes. Staff does find that the provided plans are in substantial conformity with the
approvals under the Preliminary Development Plan.
Conditions of Approval – Preliminary Development Plan
1.The Applicant/Developer shall enter into a Development Agreement with the City of
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Mendota Heights.
Staff Comments: This condition will remain for the Final Development Plan. A
Development Agreement for the PUD will be required, and if this request is approved by
the City Council, the Development Agreement will be brought back to the City Council
at a future meeting date.
2.The new building shall be constructed only in conformance to building and site plans
certified by registered architects and engineers (as applicable); and in accordance with
all architectural and building standards found under Title 12-4B-3, Subpart E
“Architecture and Building Design Standards”
Staff Comments: This condition will remain for the Final Development Plan, and is a
requirement of the Base Zoning District (R-3).
3.The proposed water system shall be designed and constructed to Saint Paul Regional
Water Service (SPRWS) standards, including written approval of the design layout prior
to final City Council approval.
Staff Comments: This condition will remain for the Final Development Plan, and will be
satisfied prior to the City Council’s approval and authorization to execute the
Development Agreement.
4.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. Building and grading permits shall be obtained from the City prior to
construction commencement of any work.
Staff Comments: This condition will remain for the Final Development Plan, and will be
satisfied with the submittal of a building permit for this development.
5.All grading and construction activities as part of the proposed development shall be in
compliance with applicable federal, state, and local regulations and codes, as well as in
compliance with the City’s Land Disturbance Guidance Document.
Staff Comments: This condition will remain for the Final Development Plan, and is a base
requirement for all developments within the City.
6.The Final Development Plan shall include an updated landscape plan with a detailed
landscaping schedule for planned plant materials.
Staff Comments: The applicant has submitted new landscape plans with the Final
Development Plan that are compliant with this condition.
7.The Applicant/Developer will work with Planning staff to review and approve additional
plant materials within a buffer area between the proposed patio courtyard and the
reduced setback area from the east property line boundary with I-35E, along the north
property line which is shared with the R-1 zoned property, and in the area of
construction of the retaining wall and fire turnaround adjacent to the parking garage
entrance, by installing additional landscape materials including berms, hedges, or other
landscape materials where feasible.
Staff Comments: The applicant has submitted new landscape plans with the Final
Development Plan. The plans are robust compared to the preliminary landscape plan
previously reviewed. The applicant has included perimeter plantings at the east property
line shared with the Interstate 35-E right-of-way, as well as at the north property line
shared with a single-family home.
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The east perimeter plantings include primarily evergreen buffer trees, including
columnar arborvitae, Eastern Red Cedar, Black Hills Spruce, and Balsam Fir. In the line of
perimeter trees, there are also two Common Hackberry trees shown, a deciduous
overstory tree. In addition to the property perimeter line of screening trees, the
applicant has illustrated three columnar deciduous trees adjacent to the rear patio area,
and foundation plantings of perennial shrubs.
The north perimeter plantings at the shared property line with the single family home
include eight columnar evergreen trees extending inward from the front property line at
Lexington Avenue, as well as six columnar Swedish Aspen, five arborvitae, and lastly four
Balsam Fir at the point aligning with the exit of vehicles from the shared surface parking
area between the existing and proposed buildings.
The underground parking garage entrance has been relocated as part of the Final
Development Plan, so there is no need for the portion of the condition applying to the
retaining wall and the previously potential turnaround area. This site plan change is
discussed in the “Other Site Plan Revisions” section later in this report.
8.A performance bond or letter of credit shall be supplied by the applicant in an amount
equal to at least one and one-half (1 1/2) times the value of such screening,
landscaping, or other improvements, to be included as part of the Development
Agreement.
Staff Comments: This condition will remain for the Final Development Plan, will be
regulated in the Development Agreement, and is a base requirement for all new
developments within the City.
9.The Developer and/or their respective agents shall be jointly and severally responsible
for the maintenance of all landscaping in a condition presenting a healthy, neat and
orderly appearance and free from refuse and debris. Plants and ground cover which are
required by an approved site or landscape plan and which have died shall be replaced
as soon as seasonal or weather conditions allow. All landscape areas must be irrigated.
Staff Comments: This condition will remain for the Final Development Plan, and will be
outlined in the Development Agreement.
10.The Applicant/Developer will work with the fire department personnel in determining
final design, location and specifications to the fire safety access area to the north
portion of the new building.
Staff Comments: The underground parking garage entrance has been relocated as part
of the Final Development Plan, and this condition as written no longer applies. This
change has been reviewed by the City’s Fire Marshal and is discussed in the “Other Site
Plan Revisions” section later in this report.
11.A separate Forest Alteration Permit application and Forest Management Plan is required
to be submitted to the City prior to building permit issuance to confirm compliance with
the Urban Forest Preservation Ordinance. 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 Manager and Community
Development Manager. If compliance with the tree replacement requirement is not
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feasible, the City may approve alternative tree replacement measures within the Forest
Alteration Permit.
Staff Comments: This condition will remain for the Final Development Plan, and is a base
requirement for all developments within the City. Staff has reviewed the proposed plan
for compliance with Title 15-3: Urban Forest Preservation and would suggest
modifications in the groupings of tree types as displayed in the provided landscaping
plans and schedule. Title 15-3 states: "In order to preserve diversity and provide
protection from tree disease and pests; where ten or more replacement trees are
required, not more than 20 percent shall be of the same family, not more than 10
percent of the same genus, and not more than 5 percent of the same species, unless
approved by the City. Tree species of the genus Acer shall be limited to 10 percent of
total replacement trees planted, due to its over-abundance in the City’s forest canopy. A
minimum of 50 percent of replacement trees must be species native to Minnesota or
recommended by the Department of Natural Resources or University of Minnesota
Extension. Applicants are encouraged to plant trees that are recommended by the
Minnesota Department of Natural Resources at the time of planting. All replacement
trees shall be healthy and free from insect or disease infestations. When replacement
trees are required, replacement trees shall be no less than a one-caliper inch deciduous
or six-foot height conifer tree unless approved by the City. No more than three
consecutive trees of the same species may be planted in a continuous row, including
around corners and in groupings."
12. The Applicant/Developer shall provide additional architectural design details to better
integrate and coordinate with existing buildings.
Staff Comments: The applicant has submitted updated exterior elevations with the Final
Development Plan. The revisions include updated building materials, a modified
entry/lobby exterior design, and the addition of roof parapet details and colors to more
closely complement the existing buildings. A significant change includes a modification
to the 4th floor siding of an architectural metal vertical panel to provide visual
similarities to the “mansard” roof style of the existing buildings within the development
(illustrated below).
Other Site Plan Revisions
The surface parking lot changes as a result of this new building were a point of discussion
within the Preliminary Development Plan approval. Comments were brought forward from both
the members of the public at the Public Hearing, and from the Planning Commissioners and
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City Councilors when reviewing the application request. Previously, the site plan included using
the existing singular entrance to the parking lot from Lexington Avenue, with a curved entrance
into the underground parking garage from the north end of the proposed building (shown
below).
The civil site plan included an outlined area for a potential fire turnaround point arching off
from the garage entrance, however comments were received from residents within the existing
building that this would not be available for their use, or for the use of a moving truck or
delivery truck that may need to access the property and have no location for a safe turnaround.
There were also comments of concern with the retaining wall adjacent to the garage entrance
and its proximity to the tree canopy of the small wooded area at the northeast corner of the
subject property.
To resolve that issue, the applicant has eliminated the parking lot dead-end and replaced it
with a connection to the existing west driveway entrance into the existing building’s
underground parking (shown below). The applicant has indicated that the resulting design
simplifies vehicle circulation. The City’s Fire Marshal has reviewed the proposed plan and has
no issues with the alignment.
Previously, when this application was submitted for a Concept Plan in the early stages of the
PUD Amendment request, the plan included a shared drive aisle connection using that existing
underground garage entrance at the north end of the property. This was commented on by the
Planning Commission and City Council as something that should be modified to not impact the
adjacent property owner to the north with an increase in headlights from vehicles, and so that
less green space would be disturbed. This was taken into account when designing the
Preliminary Development Plan. In light of the comments received about parking lot circulation,
this alignment has been reinstated in the Final Development Plan. However, the original
concerns related to headlight screening have been addressed through the placement of
perimeter landscaping at the shared north property line, in compliance with Condition #7 in
the Preliminary Development Plan approval. The revised site plan alignment of the drive aisle
does not have an impact on required maximum impervious surface within the Planned Unit
Development – the development site is still compliant with that aspect of City Code.
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Also related to the drive aisle and parking lot alignment, the applicant has shifted the garage
entrance from the north end of the building to the south corner. The garage entry would be
directly in line with the existing parking lot drive aisle at the southern end of the property
(shown below).
This alignment removes the need for the retaining wall surrounding a north garage entrance,
which eliminates concerns with excavation in proximity to the northeast property corner trees.
Staff does not have concerns with this adjustment to the site plan, and finds it to be
substantially conforming with the Preliminary Development Plan, the intent of the conditions
relating to turnaround access, and the stated concerns of landscaping adjacent to the
previously illustrated retaining wall.
The applicant has also included updates to the site plan concerning additional exterior
improvements that can be completed in tandem with the new apartment building
development. Specifically, the property owner and applicant have included improvements to
recreation amenities to appeal to the majority of their residents. These include a renovation of
the existing basketball court into two pickleball courts, replacement of the existing grilling pad
area with two new concrete patio pads with pergola and community table grilling. Lastly, the
applicant has heard feedback from residents on desirable upgrades and would expand the
swimming pool concrete patio to allow for existing seating space in the warmer months. The
applicant has included these amenity improvements as a response to the previous meeting's
discussion on recreational amenities for residents of the entire development, as opposed to
just the new proposed building. The applicant would work with the City to incorporate these
upgrades into the Development Agreement for the PUD and make the improvements at the
same time as building construction. These improvements are illustrated on the civil site plan
attached to this report.
RECOMMENDATION:
The City Council is asked to discuss the Final Development Plan as proposed, and make two
separate motions to first Adopt Resolution 2026-22, Approving the Final Development Plan,
and then Adopt Ordinance No. 606, Approving the Zoning Amendment to Planned Unit
Development Overlay District.
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The City Council also may direct staff and the applicant to return at a future meeting date with
revisions to the Final Development Plan and [draft] Resolution as determined through the
Council's discussion on the proposal. The current statutory review deadline for this Final
Development Plan application request is April 26, 2026.
FISCAL AND RESOURCE IMPACT:
Not Applicable.
ATTACHMENTS:
1. Res. No. 2026-22 Resolution Approving A Final Development Plan - Amendment to the 1938
Lexington Heights Apartments Planned Unit Development for
2. Ordinance No. 606 An Ordinance Amending the Lexington Heights Planned Unit Development, and A
Zoning Amendment to Planned Unit Development Overlay
3. Site Location Map
4. Excerpt - Minutes of the January 20, 2026 City Council Meeting
5. Resolution 2026-06 Approving Zoning Amendment & Prelim Dev Plan - January 20, 2026
6. Applicant Letter - Final PUD Submission, dated 2/25/26
7. Plan Revisions Memo, dated 4/2/26
8. Civil Plans - Lexington Heights Apartments - Final PUD, dated 4/2/26
9. Landscape Plans - Lexington Heights Apartments - Final PUD, dated 4/2/26
10. Architectural Plans - Lexington Heights Apartments - Final PUD, dated 2/25/26
11. Roger Manthey E-mail 4/8/26
CITY COUNCIL PRIORITY:
Economic Vitality & Community Vibrancy
Page 169 of 223
CITY OF MENDOTA HEIGHTS
DAKOTA COUNTY, MINNESOTA
RESOLUTION 2026-22
RESOLUTION APPROVING A FINAL DEVELOPMENT PLAN - AMENDMENT TO
THE 1983 LEXINGTON HEIGHTS APARTMENTS PLANNED UNIT DEVELOPMENT
FOR THE PROPERTY LOCATED AT 2300 LEXINGTON AVENUE
[PLANNING CASE NO. 2026-03]
WHEREAS Chase Real Estate (or “Applicant” or “Developer”) in cooperation with Riley
Family Lexington Heights Limited Partnership (Condor Living / Lexington Heights Apartments
and as “Owner”) has applied for a Planned Unit Development - Final Development Plan to amend
the 1983 Lexington Heights Apartments Planned Unit Development (PUD), as proposed under
Planning Case 2026-03 (84-Unit Apartment Building) (“Project”) for the property located at 2300
Lexington Avenue and legally described in Exhibit A; and
WHEREAS, the Final Development Plan to amend the PUD as presented herein would
authorize the construction of a new four-story multi-family apartment building containing 84-units
and associated resident amenities and exterior site improvements including a fitness area, patio
space, common lounge space, new landscaping, and stormwater management improvements; and
WHEREAS, the subject property is guided HDR-High Density Residential in the 2040
Comprehensive Plan and is situated in the R-3 Multi-Family Residential Zoning District; and
WHEREAS, on November 1, 1983, the City Council approved the Planned Unit
Development for Lexington Heights Apartments, as well as a Variance from the density
requirement to construct 225 units on an 18.2 acre site; and
WHEREAS, on April 17, 1984, the City Council approved the Final Plat for
LEXINGTON HEIGHTS ADDITION, which dedicated additional right-of-way and reduced the
size of the property to 16.3 acres; and
WHEREAS, on November 25, 2025, the Mendota Heights Planning Commission opened,
held, and closed a public hearing on the Zoning Amendment and Preliminary Development Plan
application request under Planning Case No. 2025-16 at their regular meeting, and whereupon
receiving the presented staff report and hearing testimony from three (3) residents on the
application, the Planning Commission recommended unanimously to table the requested
application to December 29, 2025; and
WHEREAS, on December 29, 2025, The Mendota Heights Planning Commission opened,
held, and closed the second public hearing on the Zoning Amendment and Preliminary
Development Plan application request under Planning Case No. 2025-16, and the tabled
application was presented by staff with follow-up on discussion items from the prior meeting, and
following discussion on this item a motion was made and seconded to deny the application which
Page 170 of 223
Res. No. 2026-22 Page 2 of 5
failed by a 2-4 vote. A second motion to approve the application with findings-of-fact and
conditions was made which resulted in a tied vote 3-3 and through discussion the Planning
Commission determined that this tied vote would be sent to the City Council for their discussion
and review of the application, including Planning Commission review comments; and
WHEREAS, on January 20, 2026, the Mendota Heights City Council adopted Resolution
No. 2026-06 Approving a Zoning Amendment and Preliminary Development Plan for an
Amendment to the 1983 Lexington Heights Apartments Planned Unit Development for the
property located at 2300 Lexington Avenue as presented under Planning Case No. 2025-16.
NOW THEREFORE BE IT RESOLVED by the Mendota Heights City Council that the
Planned Unit Development - Final Development Plan to amend the 1983 Lexington Heights
Apartments Planned Unit Development as proposed under Planning Case 2026-03, is hereby
approved with the following findings of fact:
1.The Applicant/Developer has submitted the Final Development Plan to the City within
six weeks of the City Council’s approval of the Preliminary Development Plan.
2.The proposed Planned Unit Development Amendment – Final Development Plan is
substantially in conformance with the Zoning Amendment and Preliminary
Development Plan as approved under Resolution No. 2026-06.
3.The proposed Planned Unit Development Amendment – Final Development Plan, is
consistent with the Comprehensive Plan and applicable City Code requirements for such
a planned development in the R-3 Multi Family Residential Base Zoning District and
HR – High Density Residential Land Use area.
4.The deviations of the Planned Unit Development Amendment include:
a.To allow an increase in density to 18.9 units per acre on the 16.31 acre site
b.To allow a reduced principal building setback from the east lot line of 25.2-ft
5.The proposed project utilizes the Planned Unit Development (PUD) zoning flexibility to
enhance development of the property without negatively impacting surrounding land
uses and natural resources.
6.The reduced setback at the east property line for the principal building does not pose any
threat to the general health, safety and welfare of the surrounding properties or diminishes
the usefulness of the planned development of this property.
7.The increase in residential net density to 18.9 units per acre will be an effective and unified
treatment of the existing Planned Unit Development; will provide additional housing unit
types that are in-demand within the community; and can be developed to harmonize with
existing development in the areas surrounding the project site and within the City as a
whole.
Page 171 of 223
Res. No. 2026-22 Page 3 of 5
8. Construction of the proposed 84-unit multi-family residential building will contribute to
a significant amount of the Metropolitan Council’s forecasted population and household
increases.
9. The proposed increased density is consistent with surrounding suburban communities
and would allow for the more efficient use of underutilized surface parking space as part
of the proposed development.
10. With the conditions included herein, the site will provide a significant investment into the
existing Multi-family residential areas of the City and will benefit the City with an
increased efficiency in use of land and increased building activity.
11. The proposed multi-family apartment building supports investment within existing
residential developments, supports the maintenance of the City’s existing housing stock,
and provides an opportunity for an apartment owner within the City to expand their
housing stock and provide additional residential housing units to the community.
BE IT FURTHER RESOLVED, by the Mendota Heights City Council that the Planned
Unit Development - Final Development Plan to amend the 1983 Lexington Heights Apartments
Planned Unit Development as proposed under Planning Case 2026-03, is hereby approved with
the following conditions:
1. The Applicant/Developer shall enter into a Development Agreement with the City of
Mendota Heights.
2. No Building Permits will be issued until the Applicant provides evidence to the City of the
recording of the Final Development Plan and the Development Agreement.
3. The Zoning Amendment approved under Resolution No. 2026-06 will be established by
rezoning the full extent of the project area to a Planned Unit Development Overlay District
in concurrence with the approved Final Development Plan.
4. The Variance from the density requirement to construct 225 units on an 18.2 acre site,
approved under Resolution No. 83-95 (paragraph three of said Resolution) is hereby
rescinded. With the exception of rescinding paragraph three of Resolution 83-95, all
conditions and approvals of the previously approved PUD (dated November 1, 1983) shall
remain in full force and effect.
5. The new building shall be constructed only in conformance to building and site plans
certified by registered architects and engineers (as applicable); and in accordance with all
architectural and building standards found under Title 12-4B-3, Subpart E “Architecture
and Building Design Standards”
6. The proposed water system shall be designed and constructed to Saint Paul Regional Water
Service (SPRWS) standards, including written approval of the design layout prior to final
City Council approval.
Page 172 of 223
Res. No. 2026-22 Page 4 of 5
7.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. Building and grading permits shall be obtained from the City prior to
construction commencement of any work.
8.All grading and construction activities as part of the proposed development shall be in
compliance with applicable federal, state, and local regulations and codes, as well as in
compliance with the City’s Land Disturbance Guidance Document.
9.A performance bond or letter of credit shall be supplied by the applicant in an amount equal
to at least one and one-half (1 1/2) times the value of such screening, landscaping, or other
improvements, to be included as part of the Development Agreement.
10.The Developer and/or their respective agents shall be jointly and severally responsible for
the maintenance of all landscaping in a condition presenting a healthy, neat and orderly
appearance and free from refuse and debris. Plants and ground cover which are required
by an approved site or landscape plan and which have died shall be replaced as soon as
seasonal or weather conditions allow. All landscape areas must be irrigated.
11.A separate Forest Alteration Permit application and Forest Management Plan is required
to be submitted to the City prior to building permit issuance to confirm compliance with
the Urban Forest Preservation Ordinance. 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 Manager 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.
Adopted by the City Council of the City of Mendota Heights this 21st day of April, 2026.
CITY COUNCIL
CITY OF MENDOTA HEIGHTS
________________________________
Mayor Stephanie B. Levine
ATTEST
________________________________
Nancy Bauer, City Clerk
Page 173 of 223
Res. No. 2026-22 Page 5 of 5
EXHIBIT A
Legal Description
PID No. 27-44925-01-010
Lot 1, Block 1, Lexington Heights Addition
Drafted by: City of Mendota Heights
1101 Victoria Curve
Mendota Heights, MN 55118
Page 174 of 223
CITY OF MENDOTA HEIGHTS
DAKOTA COUNTY, MINNESOTA
ORDINANCE NO. 606
AN ORDINANCE AMENDING THE LEXINGTON HEIGHTS PLANNED UNIT
DEVELOPMENT, AND A ZONING AMENDMENT TO PLANNED UNIT DEVELOPMENT
OVERLAY DISTRICT
The City Council of the City of Mendota Heights does ordain as follows:
Section 1. Amendment. Title 12 of the Mendota Heights City Code is hereby amended to allow for a
new 84-unit apartment building in accordance with the Planned Unit Development Amendment Approval
under Resolution No. 2026-06 and Resolution No. 2026-22 and the Amended Planned Unit Development
Agreement on file in the City Clerk’s office dated _________________, 2026, for the following property
located within the City of Mendota Heights, Minnesota:
Lots 1, 2, and 3, Block 1; and Outlots A and B, all in Lexington Heights
Section 2. Rezoning. The City of Mendota Heights’ Official Zoning Map, County of Dakota, State of
Minnesota, shall be amended by rezoning 16.31 acres of land legally described in Section 1 of this
Ordinance from R-3 Multi Family Residential to R-3/PUD Multi Family Residential District/Planned
Unit Development Overlay District. The zoning map of the City of Mendota Heights referred to and
described in said Title 12, shall not be republished to show the aforesaid rezoning, but the Community
Development Manager or their designee shall appropriately mark the zoning map on file in the city
clerk’s office for the purpose of indicating the rezoning provided for in this ordinance and all of the
notations, references and other information shown thereon are hereby incorporated by reference and made
a part of this ordinance.
Section 3. Effective date.
This ordinance shall be effective immediately following adoption and publication according to law.
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 175 of 223
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Site Location/Aerial Map
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Date: 11/21/2025
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GIS Map Disclaimer:
This data is for informational purposes only and should not be substituted for a true title search, property appraisal, plat,
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in this data. The City of Mendota Heights, or any other entity from which data was obtained, assumes no liability for any errors
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Page 176 of 223
Councilor Lorberbaum moved to approve RESOLUTION 2026-04 APPOINTING CITY ADVISORYCOMMISSION MEMBERS.Councilor Mazzitello seconded the motion.Ayes: 5Nays: 0B) RESOLUTION 2026-06 CITY COUNCIL ACTION ON THE APPLICATION OF CHASE REALESTATE FOR A PRELIMINARY DEVELOPMENT PLAN AND ZONING AMENDMENT TO THELEXINGTON HEIGHTS PLANNED UNIT DEVELOPMENT AT 2300 LEXINGTON AVENUE(PLANNING CASE NO. 2025-16)Community Development Manager Sarah Madden provided a brief background on this item. The Councilwas being asked to consider an application request for a Preliminary Development Plan and ZoningAmendment to the Lexington Heights Planned Unit Development.Joe McElwain, Chase Real Estate, referenced information on recent housing reports, which show a lackof supply for residents, with a vacancy rate of one percent. The study noted that in order to reach a healthybalance of supply and demand, over the next five years, Mendota Heights would need to build over 1,200units of housing. He noted that only two percent of people live and work within Mendota Heights, whichmeans that 98 percent of those who work in Mendota Heights actually live in Mendota Heights. He statedthat they surveyed many of the apartments in Mendota Heights and found that all the buildings are 99percent occupied. He provided information on typical density for apartments, noting that the densitywithin the R-3 district is similar to the density of single-family residential. He provided backgroundinformation on the original approval for the Lexington Heights property that required a large amount ofparking, much of which is not needed. He stated that the proposal today would be a very efficient use ofspace, as they would reutilize a parking area and 14,000 square feet of grass to create additional housingunits. He referenced the requested setback reduction to the freeway and noted some comparisons alongthe corridor. He commented that the setback as proposed would be larger than other existing buildings.He noted that the height difference would be very small in the visual perception between the existingbuildings and the proposed four-story building. He provided images from a similar project that wascreated and built in Egan. He noted that the goal in this project would be to provide more apartment homefloorplan options. He believed that this project would provide benefit to the City while allowing expansionof a local property owner and manager in a cost-effective manner, through efficient use of space andwithout a request for financial assistance.Councilor Maczko stated that the housing report mentioned was not completed by the City and explainedthat it was done by the County on a county-wide scope. He noted that the Council discussed how MendotaHeights is almost fully developed, and people like the community for what it is. He stated that MendotaHeights has high-quality development with people who maintain their properties. He noted that in hisexperience, Mr. Riley does take excellent care of his property. He stated that if a community is doingthings well, there will always be more demand than supply, and if you tip that point, the things that peopleenjoy about the community may be taken away. He appreciated the additional information about theactual distance from the freeway, which does seem consistent with other buildings. He stated that hisconcern with the proximity to the freeway is that residents often complain about noise from the freeway.He recognized the density requested is higher than the allowed range and has concerns that this would betight on the site. He noted that the current layout allows for circulation, whereas the proposed layoutJanuary 20, 2026, Mendota Heights City CouncilPage 3 of 12Page 177 of 223
would essentially create a long dead-end. He noted that emergency vehicles would need to back up to getout of the site rather than circulating.Mr. McElwain stated that they have spoken with the City Engineer about additional options for circulationas well.Councilor Maczko stated that the other three buildings are three-story with the same style, and thisbuilding would look out of place as the architecture would not match. He stated that the site feels moreopen as it exists today. He commented that he would support additional buffering, especially to the north.He believed that the original PUD intended to preserve open space. He asked if there was any informationon why the parking for the 2300 property was designed on that side, as the other buildings have theirparking on the other side.Mr. McElwain identified the location of a gas line, which drove the original design and layout. He statedthat most apartment buildings are developed through PUDs.Councilor Maczko asked if there is a plan to add a building in front of the building to the south.Mr. McElwain replied that this proposed location is the only option on this site. He stated that Mr. Rileyhas other plans in the future to update the existing buildings, add amenities, and update landscaping.Mayor Levine asked staff to provide additional information on the use of a PUD for the originaldevelopment and whether it was intended to preserve open space.Community Development Manager Sarah Madden replied that generally, a PUD is used for apartmentbuildings because of the phased development approach or because there are multiple structures on oneproperty. She stated that the PUD ordinance in place in the 1980's allowed for flexible development anddid not get into the specificity that the current ordinance does. She stated that the flexibility at that timewas related to density, which was granted through a variance, and due to right-of-way changes, whichimpacted the density.Mayor Levine asked for more information on the historical density.Community Development Manager Sarah Madden stated that when the PUD was approved, there was nota listed range for density for this category, and instead was allowed at ten units per acre. She commentedthat since the 1990s, a range for density was created, with six to nine units per acre projected for the last30 years. She stated that the need for the variance was related to the possible unit rate that could havebeen achieved in the absence of the right-of-way creation.Mayor Levine asked if there are any existing apartment buildings in Mendota Heights within the six-to-nine-unit range.Community Development Director Sarah Madden replied that the property immediately to thewhich is a multi-family townhome development owned by Dakota County CDA, is within that range.south,January 20, 2026, Mendota Heights City CouncilPage 4 of 12Page 178 of 223
Councilor Mazzitello referenced the townhome property to the south, noting that townhomes aretraditionally considered medium-density development, although the zoning is R-3. He asked if there is ahigh-density development anywhere in Mendota Heights that is at or under nine units per acre.Community Development Manager Sarah Madden replied that she is not aware of any.Councilor Mazzitello commented that there is not an apartment building anywhere close to nine units peracre. He referenced the issue of architectural compatibility, noting that the concept shown is in the styleof a contemporary building that would be built today. He wondered if there was language in the originalDevelopment Agreement that stated that any future development would need to be architecturallycompatible.Community Development Manager Sarah Madden replied that this Development Agreement, perhaps dueto its age, does not have those architectural standards built in. She stated that the PUD ordinance doesspeak about compatibility between phases of development. She commented that the determination wasmade that the color scheme and general use of materials would be compatible under the constraints ofmodern construction. She noted that additional requirements could be made to increase compatibility.Councilor Maczko referenced the statement that the PUD was probably used for density, but believed thatthe variance covered the issue of density.Community Development Manager Sarah Madden replied that there was a variance from the density. Sheexplained that the original development came through as a PUD, and after a few review meetings, it wasdetermined that the variance should be used for density.Mayor Levine commented that in the past, a Conditional Use Permit (CUP) had been used as well, butnow a zoning amendment is used, and asked staff to provide additional input.Community Development Manager Sarah Madden explained that previously, a PUD was approvedthrough a CUP, and now a PUD is reviewed as an overlay zoning district. She stated that it is processedin the same way as a zoning amendment is reviewed, rather than the process for a CUP.Councilor Paper stated that the presentation tonight is the first mention he had seen of park dedication andasked if there would be park dedication for the project.Community Development Manager Sarah Madden commented that a park dedication recommendationhas not been included at this time.City Attorney Amy Schmidt stated that park dedication is part of a subdivision process, whereas this is anamendment to an existing development, and park dedication is not triggered.Councilor Lorberbaum noted a proposed height difference of 7.5 feet and asked for more information onthe statement that, visually, there would only be 4.5 feet difference.Mr. McElwain replied that there would be a seven-foot difference, but also noted the changes in gradeelevation between the existing building and the proposed building.January 20, 2026, Mendota Heights City CouncilPage 5 of 12Page 179 of 223
John Riley, property owner/applicant, confirmed that the new building would be seven feet higher thanthe existing building.Councilor Lorberbaum referenced the concept of a circular path for emergency vehicles and noted that inher conversations with Mr. Riley, he noted the desire not to disrupt trees in that manner, and perhapssomething could be done by the edge of the garage.Mr.McElwain stated that there are options for a full turnaround or a hammerhead turnaround.identified the area in which that could be placed.HeCouncilor Lorberbaum referenced the issue of the setback to the freeway and asked if the City cares aboutwhere the property line ends or the distance between the building and the freeway.Community Development Manager Sarah Madden explained that a setback is from the property line, butthe applicant has provided context on why they are supporting the request and why the City could considerthat request. She noted that there is a larger area between the property line and highway, and this lot isconsidered to be a double frontage lot. She noted that those are factors that the City can consider whenreviewing that request.Councilor Lorberbaum appreciated that Mr. Riley is respected and has a great record withincommunity. She stated that if the building were shortened a bit, the setback would be met.Mr. McElwain confirmed that is an option, but believed it to be impractical in this situation.theMayor Levine noted an email received about Lake Augusta and asked if this development would impactthe waters of Lake Augusta.Public Works Director Ryan Ruzek commented that there would be less runoff and improved water qualityas a result of the project because of the requirements of development. He noted that the existing pondwould need to be expanded as well.Mr.McElwain noted that because of changes in water quality requirements, they would need to makechanges to the site and would overall provide improvement to what exists today.Mayor Levine asked what would be improved on the site in return for the amendment to the PUD. Sherecognized that Lexington Heights is a desirable place to live, which is evident through the publiccomments and low vacancy rate.Mr. Riley commented that they would improve the water quality and treatment onsite. He stated that heenvisions a rejuvenation of the site as a whole, noting potential amenities such as a golf simulator andpickleball court. He stated that he attempts to do refreshes of the interior spaces, such as the lobby andclubhouse, which were done about ten years ago, and would be completed again. He stated that when thiswas originally constructed, there was laundry provided on each floor with laundry hook-ups in the units.He noted that since that time, they have installed in-unit washer and dryers, and there are discussions toconvert the larger laundry rooms for other uses such as workout areas or available for rental by residentsJanuary 20, 2026, Mendota Heights City CouncilPage 6 of 12Page 180 of 223
for storage, workspace, or other desired use. He stated that this would be an effort to bring the site intothe modern day.Mayor Levine asked for information on trees and vegetation.Mr. Riley commented that any trees removed would be replaced per City Code. He stated that he woulduse this opportunity to add more landscaping and vegetation on the site.Mr. McElwain noted that as the application progresses, they would complete a full landscaping plan,which would include the additional buffering and could also add more trees and entrance plantings. Henoted that there would be outdoor patios for the clubhouses that would have additional landscaping aswell.Mayor Levine recognized that this would be a redevelopment and that is the phase the city isredevelopment. She stated that a first-time homebuyer in 2021 was 31, whereas now the first-timehomebuyer is 40. She noted that a three-bedroom apartment does allow for a family with children andasked if there is a plan to provide amenities for children.in:Mr. Riley replied that there are playsets at some of the communities. He stated that the park is about .25miles away, and there are other amenities and recreation opportunities within the clubhouse. He statedthat if there was a need for a play area, he would consider doing that, but he has not experienced that needyet. He commented that they are seeing more people making the choice to rent rather than purchasehomes.Councilor Maczko asked if there could be drive lanes around the parking as proposed, which would allowfor the circulation of vehicles.Mr. McElwain stated that the intention was to leave greenspace around the building and includelandscaping around the building, which only leaves a 60-foot parking lot. He stated that if he followedthe scenario of Councilor Maczko, he would have to remove the landscaping and some of the green space.Mr. Riley stated that he prefers to include the turnaround by the garage, as they have discussed with theFire Department.Councilor Maczko commented that there are also Amazon deliveries coming daily.Mr. Riley commented that they would work on that, and if that is desired, they could accommodate thatchange.Councilor Mazzitello moved to adopt RESOLUTION NO. 2026-06 APPROVING A ZONINGAMENDMENT AND PRELIMINARY DEVELOPMENT PLAN - AMENDMENT TO THE 1983LEXINGTON HEIGHTS, WITH THE ADDITION OF THE FOLLOWING LANGUAGE TOCONDITION 10: AND TURNAROUND CAPABILITY TO THE NORTH SECTION OF THE NEWBUILDING PRIOR TO APPROVAL OF THE FINAL DEVELOPMENT PLAN.Councilor Paper seconded the motion.January 20, 2026, Mendota Heights City CouncilPage 7 of 12Page 181 of 223
Further discussion: Mayor Levine asked if water quality treatment is covered under the proposedconditions.Community Development Manager Sarah Madden stated that condition five references the City's LandDisturbance Guidance Document, which mentions stormwater improvements, and noted that conditionfour also addresses that item.Councilor Lorberbaum commented that the language used for the setback seems a bit harsh, using threat,and suggested using hazard to be less harsh.Councilor Mazzitello explained that a resolution must use the codified language, which is threat.Councilor Lorberbaum asked if anything would need to be added related to MnDOT permits.Public Works Director Ryan Ruzek replied that MnDOT is its own permitting agency. He stated thatMendota Heights does not have a noise permit. He noted that the other concern of MnDOT was relatedto drainage, and drainage would not flow towards the freeway.Councilor Maczko asked if there were items that could be added to make the appearance more compatiblewith the existing buildings.Community Development Manager Sarah Madden explained that if the Council would like, it could adda condition to increase compatibility. She stated that the proposed color scheme and some materials arecompatible.Councilor Maczko commented that the existing buildings seem to have covered patios, which make themlook more residential than commercial. He asked if there was anything the applicant could do to makethe building fit in better on the site.Councilor Mazzitello stated that this is the first plan, and the applicant will continue to work with staff.He noted that perhaps that is something that is included in the Development Agreement rather than thePreliminary Plat.Councilor Maczko commented that he wants it to be on the record.Mayor Levine stated that could be added as condition 12 and asked for assistance in drafting a potentialcondition.Community Development Manager Sarah Madden stated that she does have concerns about shoehorningsomething specific while also does not want to be too broad. She stated that condition 12 could direct theapplicant to continue to work with staff on incorporating architectural design features, which increasecompatibility to the existing structures and place within the development.Councilor Maczko suggested that the new condition read, provide additional architectural design detailsto better integrate and coordinate with existing buildings.January 20, 2026, Mendota Heights City CouncilPage 8 of 12Page 182 of 223
Councilor Maczko moved to amend THE MOTION TO INCLUDE CONDITION 12, PROVIDEADDITIONAL ARCHITECTURAL DESIGN DETAILS TO BETTER INTEGRATE ANDCOORDINATE WITH EXISTING BUILDINGS.Councilor Mazzitello seconded the motion.Ayes: 5Nays: 0Councilor Paper noted a goal within the Comprehensive Plan that this project would achieve related tohousing products and opportunities. He stated that this operator has been in the community for over 40years and is well-respected. He reviewed the density of the existing buildings in the R-3 district and statedthat the City is using flexibility to add to the housing stock on a property that fits well with a longer-termvision. He stated that low vacancy rates mean that there is demand and the product is deemed as quality.He stated that this project fits the stated goals of the City well, with a known developer who maintainstheir property to a high standard.Ayes: 5Nays: 0C) MUNICIPAL CAMPUS PROJECТCity Administrator Cheryl Jacobson provided a brief background on this item. The Council was beingasked to consider establishing a Municipal Campus Project Oversight Committee and to review theMunicipal Campus Project Communications and Engagement Plan.Assistant City Administrator Kelly Torkelson reviewed the project communications and engagement plan.Councilor Maczko asked how residents are able to influence the project.Assistant City Administrator Kelly Torkelson reviewed the different ways residents can provide input,which does influence the project. She stated that the goal is to identify different opportunities for thepublic to provide input.Councilor Maczko recognized that this is not going out for a referendum and therefore the City Councilwill be the decision makers. He noted that there are times when residents become informed and askedwhere the opportunities are that allow the public to speak and have an influence on what happens.Assistant City Administrator Kelly Torkelson noted that the items within the communications plan markedat level two would identify those opportunities. She recognized that the input would be provided to theCouncil, and it would still be the decision of the Council as to whether that input influences their decision.Mayor Levine asked for more information on opportunities that would be available for residents thatcannot attend something in person.Chris Ziemer, ICS, identified opportunities that would be available for residents to provide input withoutleaving their homes.January 20, 2026, Mendota Heights City CouncilPage 9 of 12Page 183 of 223
CITY OF MENDOTA HEIGHTS
DAKOTA COUNTY, MINNESOTA
RESOLUTION 2026-06
RESOLUTION APPROVING A ZONING AMENDMENT AND PRELIMINARY
DEVELOPMENT PLAN - AMENDMENT TO THE 1983 LEXINGTON HEIGHTS
APARTMENTS PLANNED UNIT DEVELOPMENT FOR THE PROPERTY LOCATED
AT 2300 LEXINGTON AVENUE
PLANNING CASE N0.2025-16]
WHEREAS Chase Real Estate (or "Applicant" or "Developer") in cooperation with Riley
Family Lexington Heights Limited Partnership (Condor Living / Lexington Heights Apartments
and as "Owner") has applied for a Zoning Amendment and Planned Unit Development -
Preliminary Development Plan to amend the 1983 Lexington Heights Apartments Planned Unit
Development (PUD), as proposed under Planning Case 2025-16 (84-Unit Apartment Building)
Project") for the property located at 2300 Lexington Avenue and legally described in Exhibit A;
and
WHEREAS, the Zoning Amendment and Preliminary Development Plan to amend the
PUD as presented herein would authorize the construction of a new four-story multi -family
apartment building containing 84-units and associated resident amenities and exterior site
improvements including a fitness area, patio space, common lounge space, new landscaping, and
stormwater management improvements; and
WHEREAS, the subject property is guided HDR-High Density Residential in the 2040
Comprehensive Plan and is situated in the R-3 Multi -Family Residential Zoning District; and
WHEREAS, on November 1, 1983, the City Council approved the Planned Unit
Development for Lexington Heights Apartments, as well as a Variance from the density
requirement to construct 225 units on an 18.2 acre site; and
WHEREAS, on April 17, 1984, the City Council approved the Final Plat for
LEXINGTON HEIGHTS ADDITION, which dedicated additional right -of --way and reduced the
size of the property to 16.3 acres; and
WHEREAS, on November 25, 2025, the Mendota Heights Planning Commission opened,
held, and closed a public hearing on the application request at their regular meeting, and
whereupon receiving the presented staff report and hearing testimony from three (3) residents on
the application, the Planning Commission recommended unanimously to table the requested
subdivision plat application to December 29, 2025; and
WHEREAS, on December 29, 2025, The Mendota Heights Planning Commission opened,
held, and closed the second public hearing on the application request, and the tabled application
was presented by staff with follow-up on discussion items from the prior meeting, and following
Page 184 of 223
discussion on this item a motion was made and seconded to deny the appncauon wmch Caned oy
a 2-4 vote. A second motion to approve the application with findings -of -fact and conditions was
made which resulted in a tied vote 3- 3 and through discussion the Planning Commission
determined that this tied vote would be sent to the City Council for their discussion and review of
the application, including Planning Commission review comments; and
NOW THEREFORE BE IT RESOLVED by the Mendota Heights CAy Council that the
Zoning Amendment and Planned Unit Development - Preliminary Development Plan to amend
the 1983 Lexington Heights Apartments Planned Unit Development as proposed under Planning
Case 202546, is hereby approved with the following findings of fact:
1. The proposed Planned Unit Development Amendment —Preliminary Development Plan,
is consistent with the Comprehensive Plan and applicable City Code requirements for
such a planned development in the R-3 Multi Family Residential Base Zoning District
and HR — High Density Residential Land Use area.
2. The deviations of the Planned Unit Development Amendment include:
a. To allow an increase in density to 18.9 units per acre on the 16.31 acre site
b. To allow a reduced principal building setback from the east lot line of 25.2-ft
3. The proposed project utilizes the Planned Unit Development (PUD) zoning flexibility to
enhance development of the property without negatively impacting surrounding land
uses and natural resources.
4. The reduced setback at the east property line for the principal building does not pose any
threat to the general health, safeTy and welfare of the surrounding properties or diminishes
the usefulness of the planned development of this property.
The increase in residential net density to 18.9 units per acre will be an effective and unified
treatment of the existing Planned Unit Development; will provide additional housing unit
types that are in -demand within the community; and can be developed to harmonize with
existing development in the areas surrounding the project site and within the City as a
whole.
6. Construction of the proposed 84-unit multi -family residential building will contribute to
a significant amount of the Metropolitan Council's forecasted population and household
increases.
7. The proposed increased density is consistent with surrounding suburban communities
and would allow for the more efficient use of underutilized surface parking space as part
of the proposed development.
Res. No. 2026-06 Page 2 of 6
Page 185 of 223
8. With the conditions included herein, the site will provide a significant investment into the
existing Multi -family residential areas of the City and will benefit the City with an
increased efficiency in use of land and increased building activity.
9. The proposed multi -family apartment building supports investment within existing
residential developments, supports the maintenance of the City's existing housing stock,
and provides an opportunity for an apartment owner within the City to expand their
housing stock and provide additional residential housing units to the community.
BE IT FURTHER RESOLVED, by the Mendota Heights City Council that the Zoning
Amendment and Planned Unit Development - Preliminary Development Plan to amend the 1983
Lexington Heights Apartments Planned Unit Development as proposed under Planning Case 2025-
16, is hereby approved with the following conditions:
The Applicant/Developer shall enter into a Development Agreement with the City of
Mendota Heights.
2. The new building shall be constructed only in conformance to building and site plans
certified by registered architects and engineers (as applicable); and in accordance with all
architectural and building standards found under Title 12-4B-3, Subpart E "Architecture
and Building Design Standards"
3. The proposed water system shall be designed and constructed to Saint Paul Regional Water
Service (SPRWS) standards, including written approval of the design layout prior to final
City Council approval.
4. 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. Building and grading permits shall be obtained from the City prior to
construction commencement of any work.
5. All grading and construction activities as part of the proposed development shall be in
compliance with applicable federal, state, and local regulations and codes, as well as in
compliance with the City's Land Disturbance Guidance Document.
6. The Final Development Plan shall include an updated landscape plan with a detailed
landscaping schedule for planned plant materials.
The Applicant/Developer will work with Planning staff to review and approve additional
plant materials within a buffer area between the proposed patio courtyard and the reduced
setback area from the east property line boundary with I-35E, along the north property line
which is shared with the R-1 zoned property, and in the area of construction of the retaining
wall and fire turnaround adjacent to the parking garage entrance, by installing additional
landscape materials including berms, hedges, or other landscape materials where feasible.
Res. No. 2026-06 Page 3 of 6
Page 186 of 223
is. A pertormance bond or letter of credit shall be supplied by the applicant in an amount equal
to at least one and one-half (11/2) times the value of such screening, landscaping, or other
improvements, to be included as part of the Development Agreement.
9. The Developer and/or their respective agents shall be jointly and severally responsible for
the maintenance of all landscaping in a condition presenting a healthy, neat and orderly
appearance and free from refuse and debris. Plants and ground cover which are required
by an approved site or landscape plan and which have died shall be replaced as soon as
seasonal or weather conditions allow. All landscape areas must be irrigated.
10. The Applicant/Developerwlll work with the fire department personnel in determining final
design, location and specifications to the fire safety access area to the north portion of the
new building.
11. A separate Forest Alteration Permit application and Forest Management Plan is required
to be submitted to the City prior to building permit issuance to confirm compliance with
the Urban Forest Preservation Ordinance. 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 Coordinator 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,
12. The Applicant/Developer shall provide additional architectural design details to better
integrate and coordinate with existing buildings.
Adopted by the City Council of the City of Mendota Heights this 20s' day of January, 2026.
CTTY COUNCIL
CTTY OF MENDOTA HEIGHTS
Mayor tephanie Levine
I:VYIY
N ncy BaAer, City Clerk
Res. No. 2026-06 Page 4 of 6
Page 187 of 223
Drafted by: City of Mendota Heights
1101 Victoria Curve
Mendota Heights, MN 55118
Res. No. 2026-06 Page 5 of 6
Page 188 of 223
r %nlolI A
Legal Description
PID No.27-44925-01-010
Lot 1, Block 1, Lexington Heights Addition
Drafted by: City of Mendota Heights
1101 Victoria Curve
Mendota Heights, MN 55118
Res. No. 2026-06 Page 6 of 6
Page 189 of 223
Lexington Heights Addition
Final PUD Submittal Plans
February 25, 2026
Sarah Madden, Community Development Manager
City of Mendota Heights, MN
RE: Lexington Heights Apartments - Addition
2320 Lexington Heights Ave S, Mendota Heights
Ms. Madden:
On behalf of Jon Riley and Lexington Heights Apartments, please find attached our Final PUD application and
plan materials for our proposed 84-Unit apartment building “Lexington Heights Addition”. We have made plan
improvements since our January 20th City Council Prelim PUD Meeting. Per Council’s guidance and conditions,
these are the main updates:
1. Eliminated parking lot dead-end and Fire Truck turn-around problem.
a. We are now connecting the existing west driveway by extending it to the parking lot.
b. Simplifies vehicle circulation.
c. Also affords us better, safer separation of resident traffic and construction-phase traffic.
2. Relocated our Garage Door entry.
i. Simplifies circulation; direct view and leads from existing surface lot drive aisle.
ii. Eliminates the tall northern retaining wall we had shown that would have involved
excavating against the NE property corner trees.
3. New Landscape Plans show a generous amount of trees and buffering along north property line and east
i35 property line as requested by Planning Commission and Council.
4. Updated Exterior Elevations: we have updated materials, improved entry lobby exterior design, added
roof parapet details and colors to better complement the existing buildings. The 4th floor siding will be a
high-quality architectural metal vertical panel to look like a 'mansard' roof to relate to the mansard roof
of the existing bldgs. The entry door / lobby has been enlarged to look like the storefront and windows
of the existing building entries.
Thank you,
Joe McElwain
Development Director
Chase Real Estate
Page 190 of 223
1
Lexington Heights Addition
Final PD Submittal - Staff Comments
April 7th, 2026
Sarah Madden, Community Development Manager
City of Mendota Heights, MN
RE: Lexington Heights Apartments - Addition
Post –Submittal – Plan Revision Comments
2320 Lexington Heights Ave S, Mendota Heights
Ms. Madden:
On behalf of Jon Riley and Lexington Heights Apartments, please find attached our revised civil plans
addressing trail elevation, storm pond EOF, and various utility -related questions. Also enclosed is the
updated landscaping plan, which reflects the revised tree survey and removal of identified invasive
species. A detailed narrative responding to staff comments from our final PUD submission is included on
page 2. We look forward to continuing to work with you and the City of Mendota Heights as we move to the
next steps.
Thank you,
Joe McElwain
Development Director
Chase Real Estate
Page 191 of 223
2
April 7, 2026
RE: Lexington Heights Addition City Comments - Summary of Revisions
1.Fire Truck Lane | Dead-end (Parking Lot drive lane revised layout)
•We revised the parking lot plan to do the obvious best solution; connect to the existing NW
driveway by extending it.
•Our new water service and stormwater pipes serving the new building is located along this north
stretch anyways; construction already had to occur along here.
•This will provide the fire truck continuous circulation requested through the site.
•This eliminates a significant retaining wall against the NE trees; where the previously proposed
garage door was located.
•This saves various trees that would have been eliminated to build that retaining wall.
•Additional Benefit: this will serve as the primary Construction Traffic entry to the new building;
providing for a separate / safe resident entry maintained to the South.
•Our neighbor to the north has reviewed and is okay with this new parking lot drive lane.
2.Landscape Plans
•We added extensive landscape screening -as requested- along the north shard property line and
i35 eastern property line.
3.Building Architecture
•Refer to the last page of the Architecture submittal; our team researched additional material
manufacturers to propose metal panel siding and real bed -depth brick products to better match
the existing building colors.
•The design is more contemporary; we believe it will complement the existing buildings while
offering a fresh design that new construction practices include; such as larger, higher quality
windows, metal non-combustible decks, taller ceilings, etc.
•The front door added more glass sim to the entries of the existing buildings.
4.Additional Site Recreation | Amenities
•The Owner is willing to provide additional outdoor amenities to the club house to serve the whole
property. These improvements can occur concurrently with the improvements to the new building.
See updated Civil Plan C401.
1.The basketball court will be renovated into pickleball courts.
2.New concrete patio pads will be installed for community dining tables and overhead
pergolas.
3.The pool patio will be expanded to increase capacity and provide space for additional
lounge seating.
Page 192 of 223
April 2nd, 2026
Joe McElwain
Chase Real Estate, Inc
2100 County Road 42 West
Burnsville, MN 55337
joe@chasere.com
RE: Lexington Heights – City Comment Responses
Dear Mr. McElwain,
Below is a summary of our revisions relating to the City of Mendota Heights comments received
on March 11, 2026:
Sheet C103:
• Trail removals shown on utility plan to ensure removals don’t occur with general
demolition, and happen closer to utility installation to keep trail downtime to a minimum
• Tree removals now included in sheet C401
• Revised sanitary service location should not impact existing driveway (~15’ separation)
Sheet C300:
• Bio-Rolls added to site facing side of trench drain for inlet protection
Sheet C400:
• EOF location and elevation now identified
Sheet C500:
• Notes added to ensure pipe is outside of trail section. Trail grade identified on grading
plan. Trail elevation below EOF, so no impact is expected.
• Sanitary service revised to tie into Eastern manhole with inside drop. City detail added to
sheet C700. Additional detail to be acquired and added prior to permit issuance.
Sincerely,
Eric Fagerberg, PE (MN)
Project Manager
Page 193 of 223
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LEXINGTON AVENUEINTERSTATE 35ESSMH-1
PROJECT NO.
24282
CAD FILE
02/25/26
DATE
REVISIONS
DRAWN BY Date:Reg.No.ERIC P. FAGERBERG5377202/25/262026-04-02 CITY COMMENTS2999 WEST C.R. 42, SUITE 100BURNSVILLE, MN 55306PHONE: 952-890-6044info@mnhill.comwww.mnhill.comI hereby certify that this plan,specification or report was preparedby me or under my direct supervisionand that I am a duly LicensedProfessional Engineer under the lawsof the State of Minnesota.PRELIMINARYMENDOTA HEIGHTS, MINNESOTALEXINGTON HEIGHTS ADDITIONCONDOR CORPORATIONFOR2320 LEXINGTON AVENUE, MENDOTA HEIGHTS, MN 55120F:\_Civil 3D Projects\24282\PRE-PLAT PLANS\24282TS.dwg - 4/02/2026 11:26AM24282TS
C100TITLE SHEETF:\_Civil 3D Projects\24282\PRE-PLAT PLANS\24282TS.dwg - 4/02/2026 11:26AMLOCATION MAP
NO SCALE
PROJECT COORDINATES
N 44° 52' 22.70"
W 93° 08' 42.62"
GENERAL CONTRACTOR REPRESENTATIVE:TBD
PROJECT ENGINEER:
CITY ENGINEER:
952-890-6044 (O)ERIC FAGERBERG, P.E. - JAMES R. HILL, INC.
PROJECT CONTACTS
RYAN RUZEK - PUBLIC WORKS DIRECTOR
DEVELOPER:JON RILEY - CONDOR CORPORATION XXX-XXX-XXXX (O)
651-255-1152 (O)
651-757-2859 (O)NPDES OFFICER:ELLIE BERGFALK - MPCA
LEGEND
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PROPOSED CONCRETE
PROPOSED ASPHALT SURFACE
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PROPOSED INFILTRATION BASIN
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DEVELOPMENT PLAN
LEXINGTON HEIGHTS APARTMENT
MENDOTA HEIGHTS, MINNESOTA
CONDOR CORPORATION
2320 LEXINGTON AVENUE, MENDOTA HEIGHTS, MN 55120
FOR
TITLE SHEET C100
INDEX
C400
C101GENERAL NOTES
GRADING & DRAINAGE PLAN
C500UTILITY PLAN
C600PAVING & DIMENSIONAL PLAN
EXISTING CONDITIONS C102
C300EROSION & SEDIMENT CONTROL PLAN
C301EROSION & SEDIMENT CONTROL SWPPP NOTES
C302EROSION & SEDIMENT CONTROL NOTES
CONSTRUCTION DETAILS C700-C701
DEMOLITION PLAN C103
CERTIFICATE OF SURVEY SHEET 1
BENCHMARKS
#1 TNH AT WEST SIDE OF NEW PARKING LOT
ELEV=892.69
C303EROSION & SEDIMENT CONTROL DETAILS
C401TREE PERSERVATION
Page 194 of 223
PROJECT NO.
24282
CAD FILE
02/25/26
DATE
REVISIONS
DRAWN BY Date:Reg.No.ERIC P. FAGERBERG5377202/25/262026-04-02 CITY COMMENTS2999 WEST C.R. 42, SUITE 100BURNSVILLE, MN 55306PHONE: 952-890-6044info@mnhill.comwww.mnhill.comI hereby certify that this plan,specification or report was preparedby me or under my direct supervisionand that I am a duly LicensedProfessional Engineer under the lawsof the State of Minnesota.PRELIMINARYMENDOTA HEIGHTS, MINNESOTALEXINGTON HEIGHTS ADDITIONCONDOR CORPORATIONFOR2320 LEXINGTON AVENUE, MENDOTA HEIGHTS, MN 55120F:\_Civil 3D Projects\24282\PRE-PLAT PLANS\24282GEN.dwg - 4/02/2026 11:26AM24282GEN
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EXISTING CONCRETE
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PROPOSED CONTOUR923
PROPOSED CONCRETE
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EXISTING ELECTRIC OUTLET POST
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EXISTING GAS VALVE
EXISTING GUY WIRE
EXISTING GUY WIRE POLE
EXISTING HANDHOLE
EXISTING LIFT STATION
EXISTING LIGHT POLE
EXISTING MAILBOX
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EXISTING MANHOLE (ELECTRIC)
EXISTING MANHOLE (TELEPHONE)
EXISTING MANHOLE (WATER)
EXISTING MONITORING WELL
EXISTING POST INDICATOR VALVE
EXISTING PROPANE TANK
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GOVERNING SPECIFICATIONS
CONTRACTOR AND ALL SUBCONTRACTORS SHALL OBTAIN COPIES OF THESE DOCUMENTS AND ALL WORK SHALL BE
IN ACCORDANCE WITH THEIR REQUIREMENTS:
1.THE CITY OF MENDOTA HEIGHTS STANDARD SPECIFICATIONS (2022 - CURRENT VERSION VARIES).
2.MINNESOTA DEPARTMENT OF TRANSPORTATION (MNDOT) STANDARD SPECIFICATIONS FOR CONSTRUCTION
(2025) AND ALL SUPPLEMENTAL SPECIFICATIONS.
3.CITY ENGINEERS ASSOCIATION OF MINNESOTA (CEAM) CONSTRUCTION STANDARD SPECIFICATION (2023).
4.MINNESOTA PLUMBING CODE (2020).
GENERAL NOTES
1.EXISTING CONDITIONS ARE BASED ON SURVEY PREPARED BY JAMES R. HILL, INC, DATED 04/11/2025. THE
CONTRACTOR IS RESPONSIBLE FOR VERIFYING SITE CONDITIONS AND SHALL NOTIFY THE ENGINEER OF ANY
DISCREPANCIES.
2.THE EXISTING SUBSURFACE UTILITY INFORMATION IN THESE PLANS IS UTILITY QUALITY LEVEL D DETERMINED IN
ACCORDANCE WITH THE “STANDARD GUIDELINE FOR INVESTIGATING AND DOCUMENTING EXISTING UTILITIES”,
ASCE/UESI/CI 38-22. CONTRACTOR IS RESPONSIBLE FOR VERIFYING THE LOCATION AND CONDITION OF
EXISTING UTILITIES AND NOTIFYING THE ENGINEER OF ANY DAMAGE OR DISCREPANCIES WITH THESE PLANS
PRIOR TO COMMENCING WORK. THE CONTRACTOR IS RESPONSIBLE FOR CONFIRMING LOCATION OF ALL
EXISTING UTILITIES, INCLUDING BY CONTACTING GOPHER STATE ONE CALL. CONTRACTOR SHALL BE
RESPONSIBLE FOR REPLACING ANY UTILITIES REQUIRED TO REMAIN IN SERVICE THAT HAVE BEEN REMOVED OR
DAMAGED. CONTRACTOR IS RESPONSIBLE FOR RELOCATING ALL EXISTING UTILITIES THAT CONFLICT WITH
THE PROPOSED IMPROVEMENTS. REPAIR/REPLACEMENT OF DAMAGED UTILITIES THAT WERE NOT IDENTIFIED
BY THE CONTRACTOR PRIOR TO COMMENCING WORK WILL BE DONE AT THE CONTRACTOR'S SOLE EXPENSE.
3.CONTRACTOR SHALL SCHEDULE AND HOLD A PRECONSTRUCTION MEETING PRIOR TO COMMENCING WORK.
A MINIMUM NOTICE OF 7 DAYS, INCLUDING TO CITY AND OTHER AGENCIES, SHALL BE PROVIDED. WHERE THE
CITY/AGENCIES DO NOT REQUIRE A PRECONSTRUCTION MEETING, A MINIMUM NOTICE OF 48 HOURS SHALL BE
PROVIDED PRIOR TO COMMENCING WORK.
4.CONTRACTOR SHALL CONTACT ALL UTILITY COMPANIES WITH UTILITIES WITHIN THE PROJECT AREA A
MINIMUM OF 48 HOURS PRIOR TO COMMENCING CONSTRUCTION.
5.CONTRACTOR SHALL BE RESPONSIBLE FOR APPLYING FOR, OBTAINING, AND COMPLYING WITH ALL REQUIRED
PERMITS. COPIES OF ALL REQUIRED PERMITS SHALL BE MAINTAINED ON SITE AT ALL TIMES.
6.WHERE PROVIDED, QUANTITIES ARE APPROXIMATE AND FOR CONVENIENCE ONLY. IT IS THE CONTRACTOR'S
RESPONSIBILITY TO VERIFY QUANTITIES AND TO PROVIDE THE QUANTITIES NECESSARY TO COMPLETE THE
PROPOSED IMPROVEMENTS.
7.CONTRACTOR SHALL MAINTAIN ACCESS, SERVICES (GARBAGE, MAIL, ETC.), UTILITY SERVICES AND DRAINAGE
(SURFACE AND SUBSURFACE) FOR ADJACENT PROPERTIES AT ALL TIME DURING CONSTRUCTION.
8.CONTRACTOR SHALL TAKE ALL PRECAUTIONS NECESSARY TO AVOID DAMAGE TO ADJACENT PROPERTIES AND
SITE FEATURES TO REMAIN, AND WILL BE SOLEY RESPONSIBLE FOR ANY DAMAGES.
9.CONTRACTOR SHALL PROVIDE RECORD PLANS, INCLUDING AS-BUILT SURVEY(S), AS REQUIRED BY RELEVANT
AGENCIES.
10.CONTRACTOR SHALL OBTAIN A COPY OF THE GEOTECHNICAL ENGINEERING SOILS REPORT AND CONSTRUCT
ALL IMPROVEMENTS IN ACCORDANCE WITH THE RECOMMENDATIONS OF THIS REPORT.
11.CONTRACTOR SHALL COORDINATE ALL REQUIRED TESTING WITH THE OWNER'S TESTING REPRESENTATIVE.
RE-WORK DUE TO TEST FAILURE(S), INCLUDING COSTS OF RETESTING, SHALL BE COMPLETED AT THE
CONTRACTOR'S EXPENSE.
12.CONTRACTOR SHALL BE RESPONSIBLE FOR TRAFFIC CONTROL IN ACCORDANCE WITH ALL APPLICABLE
AGENCY REQUIREMENTS, INCLUDING PREPARATION OF A TRAFFIC CONTROL PLAN IF REQUIRED. ALL TRAFFIC
CONTROL MEASURES SHALL COMPLY WITH THE LATEST EDITION OF THE MN MUTCD.
13.REFER TO ARCHITECTURAL PLANS, INCLUDING STRUCTURAL, MEP AND LANDSCAPING SECTIONS, FOR ALL
BUILDING AND BUILDING APPURTENANCE LOCATIONS AND DIMENSIONS, UTILITY SERVICE LOCATIONS,
PLANTINGS, AMENITY AREA DESIGNS, SITE ELECTRICAL IMPROVEMENTS, ETC.
14.SITE LIGHTING SHOWN FOR REFERENCE ONLY. SITE LIGHTING TO BE DESIGN-BUILD BY CONTRACTOR AND
SHALL MEET THE REQUIREMENTS OF THE CITY AND THE APPROVED PHOTOMETRIC PLAN -OR- REFER TO SITE
LIGHTING PLANS FOR EXACT LOCATIONS AND CONSTRUCTION DETAILS.
15.THE GOVERNING DOCUMENTS FOR CONSTRUCTION SHALL BE HARD COPIES AND/OR PDF PLANS. DESIGN
TOOLS UTILIZED IN PREPARATION OF THESE DOCUMENTS, INCLUDING BUT NOT LIMITED TO CIVIL 3D MODELS,
ARE NOT DELIVERABLES. CONTRACTOR IS CAUTIONED THAT THESE DESIGN TOOLS ARE NOT TO BE UTILIZED
FOR LAYOUT OR OTHER CONSTRUCTION ACTIVITIES.
16.ALL LOT AND EASEMENT DIMENSIONS ARE SUBJECT TO THE FINAL PLAT.
DEMOLITION NOTES
1.THIS PLAN IS BASED ON BEST AVAILABLE INFORMATION. CONTRACTOR SHALL FIELD VERIFY SITE CONDITIONS
PRIOR TO COMMENCING WORK TO CONFIRM SCOPE OF REQUIRED WORK. CONTRACTOR SHALL CONTACT THE
ENGINEER REGARDING ITEMS NOT IDENTIFIED FOR REMOVAL THAT MAY CONFLICT WITH PROPOSED
IMPROVEMENTS, REGARDLESS OF THE SCOPE OF REMOVALS SHOWN ON THE DEMOLITION PLAN.
2.CONTRACTOR IS RESPONSIBLE FOR ALL DEMOLITION, REMOVAL AND DISPOSAL AS NECESSARY TO
CONSTRUCT THE PROPOSED IMPROVEMENTS.
3.CONTRACTOR IS RESPONSIBLE FOR RESTORING AREAS IMPACTED BY DEMOLITION WITH MATERIALS IN
COMPLIANCE WITH PLANS (E.G. PAVEMENT, LANDSCAPING, SIDEWALK, ETC.), REGARDLESS OF THE SCOPE OF
REMOVALS SHOWN ON THE DEMOLITION PLAN.
4.CONTRACTOR SHALL PROTECT ALL EXISTING ITEMS TO REMAIN DURING ALL PHASES OF CONSTRUCTION.
5.UTILITIES TO BE ABANDONED SHALL BE REMOVED FROM PROPOSED BUILDING FOOTPRINT AND TO A DISTANCE
OF 10' BEYOND.
6.CONTRACTOR SHALL COORDINATE ALL UTILITY REMOVALS AND RELOCATION WITH THE AFFECTED UTILITY
COMPANIES PRIOR TO COMMENCING WORK.
7.UNLESS SPECIFICALLY NOTED FOR REMOVAL, CONTRACTOR SHALL PROTECT ALL TREES AND SHRUBS ON AND
ADJACENT TO THE SITE. PROTECTION MEASURES SHALL INCLUDE INSTALLATION OF 4' HIGH ORANGE PLASTIC
TREE PROTECTION FENCE AROUND THE DRIP LINE OF THE TREES/SHRUBS. CONTRACTOR SHALL PREVENT ALL
CONSTRUCTION TRAFFIC, STORAGE OF MATERIALS, ETC., WITHIN THE FENCED AREA.
8.CONTRACTOR SHALL REVIEW ALL TREE REMOVALS WITH OWNER AND ENGINEER PRIOR TO COMMENCING
REMOVALS.
9.ALL REMOVALS SHALL BE UNDERCUT TO SUITABLE MATERIAL AND BROUGHT TO GRADE WITH SUITABLE
MATERIAL AS DIRECTED BY THE OWNERS TESTING REPRESENTATIVE.
EROSION & SEDIMENT CONTROL NOTES & DETAILS
GENERAL EROSION & SEDIMENT CONTROL NOTES
1.CONTRACTOR SHALL BE RESPONSIBLE FOR SUBMITTING THE APPLICATION FOR THE MPCA GENERAL
STORMWATER PERMIT FOR CONSTRUCTION ACTIVITY (GENERAL PERMIT).
2.THE CONTRACTOR SHALL BE RESPONSIBLE FOR COMPLETING ROUTINE INSPECTIONS, AND DOCUMENTING THE
INSPECTIONS AND RESULTING MAINTENANCE ACTIVITIES IN ACCORDANCE WITH THE GENERAL PERMIT.
3.THE STORMWATER POLLUTION PREVENTION PLAN (SWPPP) CONSISTS OF THE EROSION AND SEDIMENT
CONTROL PLANS (SHEETS C2.01 - C2.04), INCLUDING PLANS, DETAILS, NOTES AND NARRATIVE, ALONG WITH
THE GENERAL STORMWATER PERMIT FOR CONSTRUCTION ACTIVITY AND ALL RELATED DOCUMENTS. THE
CONTRACTOR AND ALL SUBCONTRACTORS INVOLVED WITH GROUND DISTURBING ACTIVITIES SHALL OBTAIN A
COPY OF THE FULL SWPPP AND FOLLOW THE REQUIREMENTS THEREIN AT ALL TIMES.
4.CONTRACTOR SHALL PHASE CONSTRUCTION TO MINIMIZE DISTURBED AREA AND DURATION OF EXPOSED
SOILS.
5.CONTRACTOR SHALL INSTALL BMPS SHOWN ON THE EROSION CONTROL PLANS AS SOON AS PRACTICABLE.
ALL DOWNSTREAM BMPS SHALL BE INSTALLED PRIOR TO COMMENCING GROUND DISTURBING ACTIVITIES IN
AN AREA.
6.BMPS SHALL REMAIN IN PLACE UNTIL ALL TRIBUTARY AREAS HAVE ACHIEVED FINAL STABILIZATION IN ACCOR
7.THE EROSION AND SEDIMENT CONTROL PLANS REFLECT SITE CONDITIONS PRIOR TO CONSTRUCTION (PHASE I)
AND AFTER CONSTRUCTION IS COMPLETE (PHASE II). THE CONTRACTOR SHALL SUPPLEMENT THE BMPS
SHOWN ON THESE PLANS AS NECESSARY THROUGHOUT CONSTRUCTION TO MEET THE INTENT AND
REQUIREMENTS OF THE SWPPP AND APPLICABLE PERMITS, AT NO ADDITIONAL COST TO OWNER.
8.CONTRACTOR SHALL UPDATE THE SWPPP TO REFLECT PROGRESS, INCLUDING INSTALLATION/REMOVAL OF
BMPS, DISTURBANCE/STABILIZATION OF SOILS, ETC. CONTRACTOR SHALL KEEP A COPY OF THE AMENDED
SWPPP ON SITE.
9.BEST MANAGEMENT PRACTICES (BMPS) CONTRACTOR SHALL MAINTAIN ALL BMPS IN ACCORDANCE WITH
GENERAL PERMIT REQUIREMENTS, INCLUDING TIMING OF MAINTENANCE.
10.CONTRACTOR SHALL STABILIZE ALL DISTURBED SOILS THAT WILL WHERE CONSTRUCTION ACTIVITY WILL NOT
OCCUR FOR A PERIOD OF 7 CALENDAR DAYS. STABILIZATION MUST BE INITIATED IMMEDIATELY UPON
COMPLETION OF GROUND DISTURBING ACTIVITIES. STABILIZATION REQUIREMENTS ARE AS FOLLOWS:
a.TEMPORARY STABILIZATION (ONE YEAR COVER CROP):
i.a.MAY 1 - AUGUST 1: MNDOT SEED MIX OATS (O), AT A RATE OF 100 LBS/ACRE.
ii.b.AUGUST 1 - OCTOBER 1: MNDOT SEED MIX WINTER WHEAT (WW) AT A RATE OF 100 LBS/ACRE.
ij.PERMANENT STABILIZATION SHALL COMPLY WITH THE LANDSCAPE PLANS.
ik.SEEDED AREAS SHALL RECEIVE MNDOT TYPE 1 MULCH AT A RATE OF 2 TONS PER ACRE.
11.ALL TEMPORARY STOCKPILES SHALL BE ENCIRCLED WITH PERIMETER CONTROL BMP(S) AND STABILIZED PER
THE TIMELINE DESCRIBED ABOVE. STOCKPILES SHALL NOT BE PLACED WITHIN 50' OF SURFACE WATERS, AND
SHALL BE PLACED AWAY FROM CONVEYANCES SUCH AS CURB AND GUTTER.
12.AREAS WITH SLOPES OF 3:1 OR STEEPER SHALL BE STABILIZED WITH EROSION CONTROL BLANKETS OR SOD.
13.CONTRACTOR SHALL DENOTE WASHOUT LOCATION ON THE SWPPP AND WITH A SIGN ON SITE. ALL LIQUID
AND SOLID WASTES FROM WASHOUT ACTIVITIES SHALL BE CONTAINED AND PREVENTED FROM CONTACTING
THE GROUND. ALL WASTE SHALL BE DISPOSED OF IN ACCORDANCE WITH APPLICABLE REGULATIONS.
14.THE PROPOSED INFILTRATION BASIN(S) SHALL BE STAKED OFF AND PROTECTED BY SILT FENCE AT ALL TIMES
FROM COMPACTION, SEDIMENTATION, AND OTHER ACTIVITIES IMPACTING THE INFILTRATION CAPABILITIES OF
THE SOIL. REFER TO INFILTRATION NOTES SECTION ON SHEET C101 FOR COMPLETE REQUIREMENTS.
15.CONTRACTOR SHALL PROVIDE DUST CONTROL THROUGHOUT CONSTRUCTION ACTIVITIES WITH APPROVED
MATERIALS/METHODS.
FOLLOWING COMPLETION OF ALL CONSTRUCTION ACTIVITY, AND WHEN FINAL STABILIZATION IS ACHIEVED IN
ACCORDANCE WITH THE GENERAL PERMIT, THE CONTRACTOR SHALL CONTACT THE OWNER AND ENGINEER PRIOR
TO REMOVING BMPS. UPON CONCURRENCE FROM THE OWNER AND ENGINEER, THE CONTRACTOR SHALL SUBMIT
THE NOTICE OF TERMINATION FOLLOWING COMPLETION OF CONSTRUCTION ACTIVITY AND FINAL STABILIZATION IN
ACCORDANCE WITH THE GENERAL PERMIT.
SITE PLAN
SITE PLAN NOTES
1.DIMENSIONS ARE TO THE FACE OF CURB UNLESS NOTED OTHERWISE.
2.CONTRACTOR SHALL CONSTRUCT GUTTER OUT IN LOCATIONS WHERE DRAINAGE PATTERNS DIRECT RUNOFF
AWAY FROM CURBS. ALL OTHER AREAS TO BE GUTTER IN DESIGN.
3.ALL SIGNS, PAVEMENT MARKINGS, ETC, SHALL CONFIRM TO THE MINNESOTA MANUAL ON UNIFORM TRAFFIC
CONTROL DEVICES (MN MUTCD) AND APPLICABLE CITY REQUIREMENTS.
4.PRIOR TO PLACEMENT OF PAVEMENT, CONTRACTOR SHALL VERIFY GRADES ALONG ADA ROUTES AND
LOADING AREAS ARE IN ACCORDANCE WITH THE CURRENT MN ACCESSIBILITY CODE. MAXIMUM SLOPE IN THE
DIRECTION OF TRAVEL ALONG AN ADA ROUTE SHALL BE NO STEEPER THAN 1:20, WITH A CROSS SLOPE NO
STEEPER THAN 1:48. LOADING ZONES, INCLUDING PARKING STALLS AND STRIPED AREAS ADJACENT TO
ACCESSIBLE PARKING STALLS, SHALL BE NO STEEPER THAN 1:48. CONTACT THE ENGINEER IF ADA CODE IS NOT
MET IN ANY REQUIRED AREA. SLOPES IN EXCESS OF CODE MAXIMUM SHALL BE REMOVED AND REPLACED
WITH ACCEPTABLE SLOPES AT NO ADDITIONAL COST TO OWNER.
5.PAVEMENT SECTIONS SHALL COMPLY WITH THE RECOMMENDATIONS OF THE GEOTECHNICAL ENGINEER'S
SOILS REPORT.
GRADING PLAN
GRADING AND DRAINAGE NOTES
1.PROPOSED CONTOURS AND SPOT ELEVATIONS ARE TO FINISHED SURFACE ELEVATION. SPOT ELEVATIONS
ALONG PROPOSED CURB REPRESENT GUTTER ELEVATIONS UNLESS NOTED OTHERWISE.
2.THE SITE HAS NOT BEEN DESIGNED TO BALANCE. CONTRACTOR SHALL BE RESPONSIBLE TO DETERMINE
EARTHWORK QUANTITIES FOR BIDDING PURPOSES, INCLUDING SOIL CORRECTIONS. CONTRACTOR SHALL
DISPOSE OF EXCESS MATERIALS AND/OR IMPORT SUITABLE MATERIALS AS REQUIRED TO GRADE SITE PER
PLANS, SPECIFICATIONS AND SOIL REPORT(S).
3.CONTRACTOR SHALL OBTAIN PERMITS FOR AND COMPLETE DEWATERING AS NECESSARY.
4.CONTRACTOR SHALL ENSURE ALL FINISHED SURFACES PROVIDE POSITIVE DRAINAGE. THIS INCLUDES
EVALUATION OF GRADES PRIOR TO PLACEMENT OF FINAL SURFACES (PAVEMENT/TOPSOIL/ETC.) TO CONFIRM
FINISHED GRADES WILL DRAIN BY GRAVITY. CONTACT THE ENGINEER TO REVIEW AREAS OF POTENTIAL POOR
DRAINAGE.
5.CONTRACTOR SHALL PROVIDE A LOADED TRUCK FOR TEST ROLLS AND COMPLETE SUBSEQUENT SOIL
CORRECTIONS, BOTH AT THE DIRECTION OF THE OWNER'S TESTING REPRESENTATIVE.
6.IF ALLOWED BY OWNER, CONTRACTOR MAY PROPOSE TRENCH BORROW TO ACQUIRE STRUCTURALLY
SUITABLE MATERIAL. TRENCH BORROW OPERATIONS MUST MAINTAIN A MINIMUM SEPARATION OF 10' FROM
THE TOP OF THE TRENCH TO THE PROPOSED BUILDING AND EXTEND AT A SLOPE OF 1:1 OR FLATTER FROM
THERE. ALL TRENCH BORROW ACTIVITIES SHALL BE DONE AT THE DIRECTION OF THE OWNER'S TESTING
REPRESENTATIVE.
7.FINAL GRADE TOLERANCES: FINAL GRADES SHALL BE WITHIN 0.05' OF PROPOSED ELEVATION. ANY AMOUNT OF
VARIATION FROM PROPOSED GRADES THAT NEGATIVELY IMPACTS SURFACE DRAINAGE IS NOT BE ACCEPTABLE
AND WILL BE CORRECTED BY THE CONTRACTOR AT NO COST TO OWNER.
8.RETAINING WALLS ARE TO BE DESIGN BUILD BY THE CONTRACTOR, AND CONSTRUCTED OF A MATERIAL AND
DESIGN SELECTED BY THE OWNER. CONTRACTOR SHALL PROVIDE CERTIFIED ENGINEERED DRAWINGS OF ALL
PROPOSED RETAINING WALLS, ALONG WITH A LETTER CERTIFYING THAT ALL WALLS WERE CONSTRUCTED IN
ACCORDANCE WITH THESE PLANS.
9.EXISTING TREES TO REMAIN SHALL BE PROTECTED AT ALL TIMES (SEE DEMOLITION/LANDSCAPE/TREE
PRESERVATION PLANS).
INFILTRATION NOTES
1.CONTRACTOR SHALL PROTECT INFILTRATION AREA(S) FROM CONSTRUCTION TRAFFIC AND SEDIMENT-LADEN
RUNOFF AT ALL TIMES. PRIOR TO COMMENCING GROUND DISTURBING ACTIVITIES, INSTALL PERIMETER
CONTROL BMPS AROUND INFILTRATION AREA AS SHOWN ON THE EROSION CONTROL PLANS. PERIMETER
CONTROL BMPS ARE TO REMAIN IN PLACE UNTIL ALL TRIBUTARY AREAS HAVE ACHIEVED FINAL STABILIZATION
AND THE ENGINEER HAS APPROVED REMOVAL.
2.CONTRACTOR SHALL NOT EXCAVATE WITHIN 3' OF THE PROPOSED INFILTRATION BASIN BOTTOM UNTIL FINAL
STABILIZATION ON ALL TRIBUTARY AREAS HAS BEEN ACHIEVED AND ENGINEER HAS APPROVED EXCAVATION.
3.ALL INLETS TO THE BASIN SHALL BE CONSTRUCTED WITH BYPASSES TO PREVENT RUNOFF FROM REACHING
THE BASIN. BYPASSES SHALL REMAIN IN PLACE UNTIL BASIN CONSTRUCTION IS COMPLETED AND FINAL
STABILIZATION HAS BEEN ESTABLISHED WITHIN THE BASIN BOTTOM AND ALL TRIBUTARY AREAS, AS APPROVED
BY THE ENGINEER.
4.EXCAVATION OF THE INFILTRATION AREA SHALL BE COMPLETED FROM OUTSIDE THE FOOTPRINT OF THE BASIN.
IF WORK IS NECESSARY WITHIN THE BASIN FOOTPRINT, ONLY LOW GROUND PRESSURE TRACKED EQUIPMENT
IS ALLOWED TO COMPLETE THE WORK. RUBBER TIRE OR OTHER HIGH-PRESSURE EQUIPMENT IS NOT
PERMITTED WITHIN THE BASIN FOOTPRINT.
5.FOLLOWING EXCAVATION, CONTRACTOR SHALL DECOMPACT INFILTRATION BASIN SOILS TO A DEPTH OF AT
LEAST 18 INCHES BELOW SUBGRADE. DECOMPACTION SHALL BE ACCOMPLISHED WITH A BACKHOE RIPPER
ATTACHMENT OR OTHER METHOD APPROVED BY THE ENGINEER.
6.INFILTRATION TESTING IS REQUIRED PRIOR TO PLACEMENT OF INFILTRATION MEDIA. TESTING SHALL BE
COMPLETED BE EITHER A DOUBLE RING INFILTROMETER TEST MEETING THE REQUIREMENTS OF ASTM D3385
(MINIMUM 2 TESTS PER BASIN, PLUS ONE ADDITIONAL TEST FOR EACH O.5 ACRE OF BASIN FLOOR AREA) OR BY
MASS INFILTRATION TEST. MASS INFILTRATION TEST SHALL BE COMPLETED BY FLOODING THE BASIN TO A
DEPTH SPECIFIED BY THE ENGINEER, WITH RATES MEASURED BY THE OWNERS TESTING REPRESENTATIVE. IF
ANY SINGLE TEST RESULT IS BELOW THE REQUIRED INFILTRATION RATE OF 0.9 INCHES PER HOUR, OR IF THE
MASS INFILTRATION TEST FAILS TO COMPLETELY DRAIN WITHIN 48 HOURS, CONTRACTOR SHALL AMEND THE
SOILS AND RETEST UNTIL THE AVERAGE RATE IS COMPLIANT AT NO COST TO OWNER. CONTRACTOR WILL BE
RESPONSIBLE FOR THE COST OF ALL RETESTING FOLLOWING THE INITIAL ROUND OF TESTS.
7.CONTRACTOR SHALL SUBMIT CERTIFICATION THAT INFILTRATION MEDIA IS COMPLIANT WITH THE SPECIFIED
MIX REQUIREMENTS A MINIMUM OF TWO WEEKS PRIOR TO DELIVERING MATERIAL TO SITE. INFILTRATION
MEDIA SHALL BE INSTALLED AS SOON AFTER COMPLIANT TEST RESULTS ARE REVIEWED AND ACCEPTED AS
PRACTICABLE. CONSTRUCTION EQUIPMENT IS NOT PERMITTED WITHIN THE BASIN FOOTPRINT DURING OR
AFTER PLACEMENT OF INFILTRATION MEDIA. PLACEMENT AND SPREADING OF INFILTRATION MEDIA SHALL BE
ACCOMPLISHED WITH AN EXCAVATOR FROM OUTSIDE THE INFILTRATION BASIN FOOTPRINT.
8.BASIN SHALL BE PLANTED IN ACCORDANCE WITH THE LANDSCAPE PLANS. CONTRACTOR SHALL
RESEED/REPLANT AREAS WHERE VEGETATION IS NOT ESTABLISHED AS NECESSARY UNTIL COVERAGE IS
ACHIEVED.
UTILITY PLAN
UTILITY NOTES
1.CONTRACTOR SHALL COMPLY WITH THE CITY SPECIFICATIONS AND CITY ENGINEER ASSOCIATION OF
MINNESOTA (CEAM) FOR ALL UTILITIES LOCATED WITHIN PUBLIC RIGHT-OF-WAY AND PUBLIC EASEMENTS.
a.IN ADDITION TO COMPLYING WITH THE ABOVE SPECIFICATIONS, CONTRACTOR SHALL COMPLY WITH THE
CURRENT VERSION OF THE MINNESOTA PLUMBING CODE FOR ALL UTILITIES NOT WITHIN PUBLIC
RIGHTS-OF-WAY/EASEMENTS.
b.MATERIALS SHALL MEET ALL STANDARDS REFERENCED IN THESE SPECIFICATIONS
2.UNLESS NOTED OTHERWISE, ALL WATERMAIN TO BE PVC C-900 OR DUCTILE IRON CLASS 52
3.SANITARY SEWER MAINS, SERVICES AND FITTINGS
a.ALL SANITARY SEWER TO BE INSTALLED WITH A MINIMUM COVER OF 7.5'. WHERE THIS COVER CANNOT
BE ACHIEVED, CONTRACTOR SHALL INSTALL INSULATION IN ACCORDANCE WITH CITY SPECIFICATIONS
AND STANDARD DETAILS.
b.SANITARY SEWER MATERIALS SHALL BE IN ACCORDANCE WITH THE FOLLOWING:
i.ALL MATERIALS OUTSIDE OF PUBLIC ROW/EASEMENTS SHALL BE IN ACCORDANCE WITH THE
MATERIALS TABLE LISTED IN THE CURRENT VERSION OF THE MN PLUMBING CODE AS
FOLLOWS:
1.PVC SCHEDULE 40 UP TO A DEPTH OF 22' OF COVER OR AS SPECIFIED IN THE
GOVERNING SPECIFICATIONS.
2.WHERE DEPTH EXCEEDS THIS MAXIMUM, CONTRACTOR SHALL COMPLETE THE
MNDLI ALTERNATE DESIGN REVIEW PROCESS TO RECEIVE APPROVAL FOR A
MATERIAL THAT COMPLIES WITH CITY SPECIFICATIONS FOR MAXIMUM DEPTH OF COVER.
ii. PIPE WITHIN PUBLIC ROW/EASEMENTS:
1.IN ACCORDANCE WITH CITY SPECIFICATIONS. WHERE CITY SPECIFICATIONS DO
NOT LIST MATERIAL BASED ON DEPTH, THE FOLLOWING SHALL APPLY:
a.DEPTH UP TO 16' SHALL BE SDR 35
b.DEPTH FROM 16' TO 22' SHALL BE SDR 26
c.DEPTH FROM 22' TO 32' SHALL BE PVC C900
d.DEPTH OVER 32' SHALL BE DIP
c.CONTRACTOR SHALL PROVIDE TRACER WIRE FOR SANITARY SEWER MEETING THE STANDARDS OF THE
CITY SPECIFICATIONS.
4.WATER MAINS, SERVICES AND FITTINGS
a.ALL WATERMAINS AND SERVICES TO BE INSTALLED WITH A MINIMUM COVER OF 7.5'. WHERE THIS
COVER CANNOT BE ACHIEVED, CONTRACTOR SHALL INSTALL INSULATION IN ACCORDANCE WITH CITY
SPECIFICATIONS AND STANDARD DETAILS.
b.ALL MATERIALS SHALL BE IN ACCORDANCE WITH THE FOLLOWING:
i.ALL MATERIALS OUTSIDE PUBLIC ROW/EASEMENTS SHALL BE IN ACCORDANCE WITH THE
MATERIALS TABLE LISTED IN THE CURRENT VERSION OF THE MN PLUMBING CODE.
ii.ALL MATERIALS WITHIN THE PUBLIC ROW/EASEMENTS SHALL BE IN ACCORDANCE WITH CITY
SPECIFICATIONS.
c.CONTRACTOR SHALL PROVIDE TRACER WIRE FOR WATER MEETING THE STANDARDS OF THE CITY
SPECIFICATIONS.
5.STORM SEWER MAINS, SERVICES AND FITTINGS
a.ALL STORM SEWER ROOF DRAINS TO BE INSTALLED WITH A MINIMUM COVER OF 7.5'. WHERE THIS
COVER CANNOT BE ACHIEVED, CONTRACTOR SHALL INSTALL INSULATION IN ACCORDANCE WITH CITY
SPECIFICATIONS AND STANDARD DETAILS, UP TO THE FIRST DOWNSTREAM STRUCTURE.
b.STORM SEWER MATERIALS SHALL BE IN ACCORDANCE WITH THE FOLLOWING:
i.ALL MATERIALS OUTSIDE OF PUBLIC ROW/EASEMENTS SHALL BE IN ACCORDANCE WITH THE
MATERIALS TABLE LISTED IN THE CURRENT VERSION OF THE MN PLUMBING CODE.
1.ALL ROOF DRAINS/BUILDING STORM CONNECTIONS SHALL BE PVC SCH40.
2.RCP AND/OR HDPE IN ACCORDANCE WITH CITY/CEAM SPECIFICATIONS ARE
ACCEPTABLE PROVIDED THE CONTRACTOR OBTAIN APPROVAL FROM MN
DEPARTMENT OF LABOR AND INDUSTRY FOR ALTERNATE MATERIALS. IN THIS CASE,
STORM SEWER CROSSING WATERMAIN (WITHIN 10' HORIZONTALLY OF WATERMAIN)
AND/OR WITHIN 10' OF A BUILDING SHALL BE IN ACCORDANCE WITH THE MATERIALS LISTED IN
THE CURRENT VERSION OF THE MN PLUMBING CODE.
3.ALL MANHOLE CONNECTIONS SHALL BE MADE WITH FLEXIBLE GASKETED
WATERTIGHT CONNECTIONS IN ACCORDANCE WITH THE CURRENT VERSION OF THE
MN PLUMBING CODE.
ii. PIPE WITHIN PUBLIC ROW/EASEMENTS:
1.RCP IN ACCORDANCE WITH CITY STANDARDS.
c.CONTRACTOR SHALL PROVIDE TRACER WIRE FOR STORM SEWER MEETING THE STANDARDS OF THE
CITY SPECIFICATIONS.
6.PIPE JOINT DEFLECTION AND PIPE CURVATURE SHALL NOT EXCEED MANUFACTURER'S SPECIFICATIONS.
7.CONTRACTOR SHALL PROVIDE A MINIMUM HORIZONTAL SEPARATION OF 10' FROM OUTSIDE OF ALL
SANITARY/STORM SEWER PIPES/STRUCTURES/FITTINGS AND WATER MAINS/SERVICES/FITTINGS.
8.WHERE WATERMAIN AND SEWERS CROSS, A MINIMUM VERTICAL SEPARATION OF 18” (OUTSIDE TO OUTSIDE)
SHALL BE PROVIDED, AND NO WATERMAIN JOINTS SHALL BE LOCATED WITHIN 10' OF THE CROSSING.
INSTALL INSULATION IN ACCORDANCE WITH APPLICABLE SPECIFICATIONS AND DETAILS.
9.FILL BELOW PROPOSED UTILITY LOCATIONS SHALL BE PLACED IN ACCORDANCE WITH THE
RECOMMENDATION OF THE GEOTECHNICAL REPORT AND TESTED/OBSERVED BY THE OWNER'S TESTING
CONSULTANT.
10.CONTRACTOR SHALL INSTALL BUILDING FOUNDATION DRAINS IN ACCORDANCE WITH THE
RECOMMENDATIONS OF THE GEOTECHNICAL REPORT AND THE STRUCTURAL ENGINEER. BUILDING DRAINS
ARE NOT SHOWN ON THE CIVIL PLANS. CONTRACTOR SHALL CONTACT THE CIVIL ENGINEER TO DISCUSS
BUILDING DRAIN CONNECTION LOCATIONS TO THE SITE STORM SEWER SYSTEM.
11.CONTRACTOR SHALL INSTALL SITE SUBGRADE DRAINS IN ACCORDANCE WITH THE RECOMMENDATION OF
THE GEOTECHNICAL REPORT.
12.CONTRACTOR SHALL PERFORM TESTING AND, WHERE REQUIRED, SUBMIT REPORTS IN ACCORDANCE WITH
THE REQUIREMENTS OF THE AGENCIES HAVING JURISDICTION, INCLUDING BUT NOT LIMITED TO THE CITY,
MDH, AND MNDLI. COPIES OF ALL TEST RESULTS SHALL BE PROVIDED TO THE OWNER, ENGINEER AND
UTILITY PROVIDER.
13.REFER TO MEP PLANS FOR ALL BUILDING UTILITY ENTRANCE LOCATIONS AND ELEVATIONS. CONTACT THE
CIVIL ENGINEER AND MEP IMMEDIATE IF A DISCREPANCY BETWEEN CIVIL AND BUILDING PLANS IS
DISCOVERED.
14.WHERE A CONFLICT BETWEEN WATER AND SEWER EXISTS, CONTRACTOR SHALL LOWER WATERMAIN IN
ACCORDANCE WITH PLUMBING CODE REQUIREMENTS AND CITY SPECIFICATIONS AND DETAILS. PLANS DO
NOT DEPICT VERTICAL CONFLICTS - CONTRACTOR IS RESPONSIBLE FOR DETERMINING LOCATIONS WHERE
CONFLICTS EXIST AND INCLUDING THE REQUIRED ADJUSTMENTS IN THE BASE BID.
15.WATERMAINS AND SERVICES SHALL BE INSTALLED WITHOUT INTERMITTENT HIGH POINTS. HIGH POINTS
SHALL BE LOCATED AT HYDRANTS OR AS NOTED ON PLANS.
16.ALL REQUIRED OBSERVATIONS SHALL BE COMPLETED PRIOR TO BACKFILLING UTILITIES. CONTRACTOR
SHALL PROVIDE A MINIMUM OF 48 HOURS NOTICE FOR REQUIRED INSPECTIONS.
17.CONTRACTOR SHALL PROVIDE COPIES OF RECORD PLANS TO OWNER AND ENGINEER FOLLOWING
COMPLETION OF UTILITY INSTALLATION. ADDITIONALLY, CONTRACTOR SHALL PROVIDE RECORD
PLANS/AS-BUILT SURVEY(S) TO AGENCIES IN ACCORDANCE WITH EACH AGENCY'S REQUIREMENTS. WHERE
REQUIRED, UNDERGROUND UTILITIES SHALL BE SURVEYED BY A LICENSED SURVEYOR PRIOR TO
PLACEMENT OF BACKFILL.
Page 195 of 223
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LEXINGTON AVENUEINTERSTATE 35EPROJECT NO.
24282
CAD FILE
02/25/26
DATE
REVISIONS
DRAWN BY Date:Reg.No.ERIC P. FAGERBERG5377202/25/262026-04-02 CITY COMMENTS2999 WEST C.R. 42, SUITE 100BURNSVILLE, MN 55306PHONE: 952-890-6044info@mnhill.comwww.mnhill.comI hereby certify that this plan,specification or report was preparedby me or under my direct supervisionand that I am a duly LicensedProfessional Engineer under the lawsof the State of Minnesota.PRELIMINARYMENDOTA HEIGHTS, MINNESOTALEXINGTON HEIGHTS ADDITIONCONDOR CORPORATIONFOR2320 LEXINGTON AVENUE, MENDOTA HEIGHTS, MN 55120F:\_Civil 3D Projects\24282\PRE-PLAT PLANS\24282EXC.dwg - 4/02/2026 11:26AM24282EXC
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Page 196 of 223
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INV.=869.51
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RIM=881.21
INV.=870.56
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RIM=882.76
INV.=871.30
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INV.=879.94
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PROJECT NO.
24282
CAD FILE
02/25/26
DATE
REVISIONS
DRAWN BY Date:Reg.No.ERIC P. FAGERBERG5377202/25/262026-04-02 CITY COMMENTS2999 WEST C.R. 42, SUITE 100BURNSVILLE, MN 55306PHONE: 952-890-6044info@mnhill.comwww.mnhill.comI hereby certify that this plan,specification or report was preparedby me or under my direct supervisionand that I am a duly LicensedProfessional Engineer under the lawsof the State of Minnesota.PRELIMINARYMENDOTA HEIGHTS, MINNESOTALEXINGTON HEIGHTS ADDITIONCONDOR CORPORATIONFOR2320 LEXINGTON AVENUE, MENDOTA HEIGHTS, MN 55120F:\_Civil 3D Projects\24282\PRE-PLAT PLANS\24282DEMO.dwg - 4/02/2026 11:26AM24282DEMO
C103DEMOLITION PLANEPF
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G G G EXISTING UNDERGROUND GAS
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EXISTING TELEVISION BOX
EXISTING CONTOUR923
EXISTING SOIL BORING LOCATION
EXISTING CURB STOP
EXISTING ELECTRIC METER
EXISTING ELECTRIC OUTLET POST
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EXISTING GAS METER
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PROPOSED LIGHT POLE REMOVAL
PROPOSED CURB AND GUTTER REMOVAL
PROPOSED PAVEMENT REMOVAL
PROPOSED SAW CUT
Page 197 of 223
7
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1.Subject property's addresses are 2300 and 2320 Lexington Avenue,
Mendota Heights, its property identification numbers are
27-44925-01-010 and 27-44925-00-010.
2.The bearing system is based on the North line of Lot 1, Block 1,
LEXINGTON HEIGHTS ADDITION which is assumed to bear North 89
degrees 55 minutes 14 seconds East.
3.Field work was completed 6/16/2025.
4.The building(s) and exterior dimensions of the outside wall at ground
level are shown on the survey. It may not be the foundation wall.
5.No specific title search for existence or non-existence of recorded or
un-recorded easements has been conducted by the surveyor as a part of
this survey. Only easements per the recorded plat are shown.
6.The gross area of the subject property is 6.713 Acres or 292,409 square
feet.
NOTES
Lot 1, Block 1, and Outlot A, LEXINGTON HEIGHTS ADDITION, Dakota County,
Minnesota.
PROPERTY DESCRIPTION
I hereby certify that this survey, plan or report 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. That this survey does not purport to show all
improvements, easements or encroachments, to the property except as
shown thereon.
Signed this 20th day of June, 2025
Marcus F. Hampton MN L.S. No. 47481
SURVEYOR'S CERTIFICATE
The vertical datum is NAVD88.
Benchmark
Top nut hydrant east of building at 2300 Lexington Avenue.
Elevation = 892.69
BENCHMARK 2999 WEST C.R. 42, SUITE 100, BURNSVILLE, MN 55306PHONE: 952.890.6044 www.jrhinc.comPLANNERS / ENGINEERS / SURVEYORS2300 AND 2320 LE;INGTON AVENUEMENDOTA HEIGHTS, MINNESOTACERTIFICATE OF SURVEYFORCONDOR CORPORATIONDRAWN BY
DATE
REVISIONS
PLM
6/20/2025
CAD FILE
24282s.dwg
PRO-ECT NO.
24282-00
FILE NO.
1-25-036
SHEET 1 OF 1James R. Hill, Inc.LEGEND
FOUND IRON PIPE
AIR CONDITIONER UNIT
AUTO SPRINKLER
FLAGPOLE
BOLLARD
LIGHT POLE
SIGN
HANDICAP PARKING STALL
STONE RETAINING WALL
HANDHOLE
TELEPHONE BOX
OVERHEAD UTILITY
UNDERGROUND FIBER OPTIC
TRANSFORMER
ELECTRIC METER
ELECTRIC OUTLET POST
POWER POLE
UNDERGROUND ELECTRIC
GAS METER
UNDERGROUND GAS
SANITARY MANHOLE
HYDRANT
MANHOLE
DECIDUOUS
CONIFEROUS
TREE LINE
CHAIN LINK FENCE
FLARED END SECTION
PARKING STALL COUNT#
LANDSCAPE MATERIAL
BITUMINOUS SURFACE
CONCRETE SURFACE
PAVER SURFACE
WOOD FENCE
METAL FENCE
BLOCK RETAINING WALL
WOOD RETAINING WALL
RIP RAP
GARBAGE CAN
GRILL
PRELIMINARY
Page 198 of 223
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BIO-ROLLS FOR TRENCH
DRAIN INLET PROTECTION
PROJECT NO.
24282
CAD FILE
02/25/26
DATE
REVISIONS
DRAWN BY Date:Reg.No.ERIC P. FAGERBERG5377202/25/262026-04-02 CITY COMMENTS2999 WEST C.R. 42, SUITE 100BURNSVILLE, MN 55306PHONE: 952-890-6044info@mnhill.comwww.mnhill.comI hereby certify that this plan,specification or report was preparedby me or under my direct supervisionand that I am a duly LicensedProfessional Engineer under the lawsof the State of Minnesota.PRELIMINARYMENDOTA HEIGHTS, MINNESOTALEXINGTON HEIGHTS ADDITIONCONDOR CORPORATIONFOR2320 LEXINGTON AVENUE, MENDOTA HEIGHTS, MN 55120F:\_Civil 3D Projects\24282\PRE-PLAT PLANS\24282ERC.dwg - 4/02/2026 11:26AM24282ERC
C300
EPF
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PROPOSED EMERGENCY OVERFLOW
PROPOSED GRADING LIMITS
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EXISTING WATERMAIN
EXISTING OVERHEAD POWER LINE
EXISTING CURB & GUTTER
EXISTING FENCE
EXISTING ASPHALT
EXISTING CONCRETE
EXISTING UNDERGROUND GAS
EXISTING UNDERGROUND ELECTRIC
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SB-1
EROSION & SEDIMENT CONTROL PLANPROPOSED SILT DIKE▲▲▲▲▲▲▲▲▲
Page 199 of 223
PROJECT NO.
24282
CAD FILE
02/25/26
DATE
REVISIONS
DRAWN BY Date:Reg.No.ERIC P. FAGERBERG5377202/25/262026-04-02 CITY COMMENTS2999 WEST C.R. 42, SUITE 100BURNSVILLE, MN 55306PHONE: 952-890-6044info@mnhill.comwww.mnhill.comI hereby certify that this plan,specification or report was preparedby me or under my direct supervisionand that I am a duly LicensedProfessional Engineer under the lawsof the State of Minnesota.PRELIMINARYMENDOTA HEIGHTS, MINNESOTALEXINGTON HEIGHTS ADDITIONCONDOR CORPORATIONFOR2320 LEXINGTON AVENUE, MENDOTA HEIGHTS, MN 55120F:\_Civil 3D Projects\24282\PRE-PLAT PLANS\24282ERD.dwg - 4/02/2026 11:26AM24282ERD
C301
VUN
SITE
1-MILE RADIUS
USGS MAP
1" = 400'
USDA SOIL MAP
1" = 100'
ESTIMATED EROSION AND SEDIMENT CONTROL QUANTITIES
CONSTRUCTION ROCK ENTRANCE EA 1
STANDARD DUTY SILT FENCE LF 1365
HEAVY DUTY SILT FENCE LF 0
SILT DIKE LF 0
MNDOT SEED MIX WET DITCH (STORMWATER BASIN)AC 0.2
MNDOT SEED MIX SOUTHERN BOULEVARD (GENERAL MIX) - 1.5X AC 1.0
REAR YARD INLET PROTECTION EA 1
WIMCO OR APPROVED EQUAL INLET PROTECTION EA 2
Lexington Heights Apartments - Mendota Heights, MN
These plans shall be considered part of the project Storm Water Pollution Prevention Plan
(SWPPP.) A copy of the SWPPP shall remain on site throughout active construction.
PROJECT SUMMARY
Lexington Heights Apartments is a multi-family residential development project. The project
includes construction of building pads, streets, utilities and stormwater management basins.
TYPE OF PROJECT: Development of 1 multi-family apartment building.
TYPE OF WORK: Clearing and grubbing, demolition of existing houses, mass grading, utility and
street construction and installation of phone, communication, gas and electric utilities.
TOTAL SITE AREA:6.71 AC
TOTAL DISTURBED AREA:2.41 AC
EXISTING IMPERVIOUS AREA:2.36 AC
PROPOSED (DESIGN) IMPERVIOUS AREA:2.74 AC (0.38 AC NET INCREASE)
IMPAIRED WATERS: There is an impaired lake within a 1-mile radius of the site.
Augusta Lake has an EPA-approved impairment for: Nutrients
These impairment(s) are considered to be construction related parameters and require the
additional best management practices (BMPs) found in items 23.9 and 23.10 of the permit if the
project has a discharge point on the project within 1 mile (aerial radius measurement) of, and
flows to the impaired water.
23.9:
Permittees must immediately initiate stabilization of exposed soil areas, as described in item 8.4,
and complete the stabilization within seven (7) calendar days after the construction activity in
that portion of the site temporarily or permanently ceases.
23.10:
Permittees must provide a temporary sediment basin as described in Section 14 for common
drainage locations that serve an area with five (5) or more acres disturbed at one time.
Also a mandatory Stormwater Pollution Prevention Plan (SWPPP) review is required by the
MPCA if the project will disturb over 50 acres and has a discharge point on the project within 1
mile (aerial radius measurement) of, and flows to the impaired water. Owners must submit the
application for coverage and the SWPPP at least 30-days before the construction start date. The
SWPPP can be attached electronically when using the online application.
ENVIRONMENTAL REVIEW
No environmental reviews were performed for the site, nor were any required by the City of
Mendota Heights or for other agency approvals.
CONSTRUCTION PHASING
Mass grading will be one phase. Site grading and demolition may occur simultaneously. Mass
grading is anticipated to take 3-4 weeks, which will include the construction of the stormwater
basins. Utility installation will immediately follow grading. Upon completion of utilities, street
construction will take place. Final construction work prior to home construction includes
installation of phone, cable, gas and electric utilities, as well as retaining wall construction.
MPCA STORMWATER PERMIT - RESPONSIBILITY
Chase Development is the Owner for the development. The owner will apply for the Stormwater
Permit and shall remain responsible for implementation of the SWPPP until final stabilization and
filing of the N.O.T. or Subdivision Registration Form.
OWNER:
Jon Riley - Condor Corporation
PERMITTEE:
Joe McElwain - Chase Development - 612-384-8266
OPERATOR(S):
Name - Name - XXX-XXX-XXXX
ENGINEER:
Eric P. Fagerberg, PE, Proj. Mgr - James R. Hill, Inc. - 952-890-6044
LGU CONTACT:
Ryan Ruzek- Mendota Heights - 651-255-1152
MPCA COMPLIANCE:
Ellie Bergfalk - 651-757-2859
The Contractor shall follow the implementation sequence as described on these plans.
Amendments shall be made as site conditions change. Amendments shall be reviewed by the
engineer.
IMPLEMENTATION OF THE SWPPP
The GENERAL CONTRACTOR (GC) or their subcontractor is responsible for implementation of
the SWPPP. Contractor has or will provide trained personnel responsible for inspection of
erosion and sediment control BMPs. Either the Contractor or their subcontractor will provide
trained personnel responsible for installing and maintaining erosion and sediment control BMPs.
Long term operation and maintenance of the permanent stormwater management system will
the responsibility of City of Mendota Heights.
DOCUMENTATION OF TRAINED INDIVIDUALS
Prior to start of construction, GC and/or their subcontractors shall ensure they have proper
documentation for all individuals involved in implementing the SWPPP, as well as all involved
individuals as described in section 21 of the General Stormwater Permit.
SWPPP Design: Eric P Fagerberg, PE, training by University of Minnesota “Design of
Construction SWPPP, 6/1/2023-5/31/2026. Instructor: Online.
SWPPP Contact for Contractor: Name - XXX-XXX-XXXX
Alternate SWPPP Contact for Contractor: Name - XXX-XXX-XXXX
REQUIREMENTS FOR NOTICE OF TERMINATION (NOT)
Before the submitting the NOT, the permittee must meet the following requirements:
1.All construction activity associated with the project must be completed.
2.All pervious surfaces must be stabilized with permanent vegetative cover having a growth
density of 70% of the expected full growth density (unless a specific area of the site
specifies no vegetation.)
3.The stormwater treatment system (basins, pipes, structures, ditches, swales, etc.) is
cleaned, removing all accumulation of sediment and debris.
4.All synthetic erosion and sediment prevention BMPs have removed.
RECORD RETENTION
During construction, the Contractor must retain a copy of the SWPPP and any amendments
thereto on site at all times (or on the portion of the site for which the Contractor has control.)
The SWPPP may be kept in a designated repository, in the construction field office or in an
on-site vehicle during normal working hours. Copies of all maintenance records, inspection
reports shall also be retained on site with the SWPPP.
Upon completion of all construction and submittal of the NOT, the Owner shall retain the
SWPPP documents for no less than three years, including the final SWPPP, other stormwater
related permits, inspection and maintenance records, SWMP operational and maintenance
agreements, and any other documents or binding agreements that relate to the operation and
maintenance of the SWMP.
GC and/or their subcontractors shall ensure they have proper documentation for all individuals
involved.
POTENTIAL FOR EROSION AND DISCHARGE OF SEDIMENT
There is moderate potential for erosion to occur. Certain portions of the site have grades
exceeding 5% and shall be closely managed to prevent erosion. Temporary sediment traps or
basins shall be considered in the final SWPPP implementation. Redundant protection is required
along all wetlands. Contractor shall be required to appropriately manage individual
erosion-prone areas, using BMP's suitable for the particular application.
GENERAL CONSTRUCTION SEQUENCING
1.Install perimeter control. Install inlet protection on existing structures.
2.Perform any clearing, as needed.
3.Perform demolition and debris removal.
4.Place topsoil perimeter berms and stabilize with seed and mulch.
5.Grade stormwater basins. Perform mass grading. As sheet drainage patterns develop, place
silt fence or filter dikes as necessary to dissipate sediment transfer.
6.Construct utilities and pavements.
7.Construct buildings and structures.
8.Install phone, cable, gas and electric utilities.
9.Stabilize basins and swales with final stabilization. Stabilize landscape areas with final
permanent vegetation, landscaping or turf. Stabilize future development areas with temp
seed and mulch until final site development stage.
GUIDANCE FOR TIMING OF BMP INSTALLATION
Prior to Start of Construction
1.Install all new perimeter control BMPs as specified on plans prior to start of construction.
Ensure that all existing perimeter control BMPs are functional.
2.Install or establish stabilized construction entrance.
3.Install protection devices on existing ponds, outlets, storm sewer inlets, etc. prior to start of
construction.
4.Install sediment control practices on down gradient site perimeters
During Construction
1.Identify topsoil stockpile locations and stabilize with temporary seed and mulch.
2.Areas in which construction becomes inactive must have stabilization commence
immediately and be completed no later than 7 days after construction activity in that area
has either temporarily or permanently ceased.
3.Provide temporary or permanent energy dissipation at all pipe outlets within 24 hours of
connection to a Surface Water.
4.Minimize active construction areas. Where possible, establish final grade and stabilize with
permanent vegetation, particularly around stormwater basins, filter strips, berms, etc.
5.During grading construction, utilize street “hold down” areas for sediment trapping. Direct
overland construction runoff towards stormwater basins to the fullest extent practicable.
6.After construction is completed and grades are certified in a particular area of the site,
review that the area is ready for permanent vegetation or other permanent cover.
7.Identify locations where topsoil stockpiles will be placed for builders. Stabilize with
temporary seed and mulch and install perimeter control around stockpile circumference.
Stockpiles shall be located outside of natural buffers or surface waters, included stormwater
conveyances, unless there is a bypass in place.
During Inactivity or After Construction
1.Areas in which construction becomes inactive must have stabilization commence
immediately and be completed no later than 7 days after construction activity in that area
has either temporarily or permanently ceased.
2.Final stabilization cover types are shown on Sheet X of the plan set. Final cover consists of
vegetation, paved or gravel surfaces, sod, landscaping and buildings.
3.At the point where vegetated cover has achieved 70% of expected full growth density,
vegetated areas can be considered fully stabilized. Removal of synthetic sediment control
BMPs can be initiated.
4.Basins that have received sediment deposits shall be re excavated to plan grade, removing
accumulated sediment. Verify final grade and basin capacities.
5.Inlet protection devices can be removed from structures as the attributing drainage area
becomes fully stabilized.
6.Maintain street and drive sweeping activities until construction activities are fully
completed.
EROSION CONTROL BMPs
The construction plans anticipate the use of, but are not limited to, the following Erosion Control
BMPs:
1.Stabilized Construction Entrance
2.Temporary straw mulch as needed.
3.Seed and mulch
4.Erosion Control Blanket
5.Turf Reinforcement Mat (TRM)
6.Rip rap
7.Minimize active or disturbed work areas
SEDIMENT CONTROL BMPs
The construction plans anticipate the use of, but are not limited to, the following Sediment
Control BMPs
1.Sediment traps constructed in street subcut or other strategic locations.
2.Rock filter dikes in street subcut.
3.Utilize permanent stormwater basins as Temporary Sediment Basins.
4.Silt fence at project perimeter or toe of slopes.
5.Inlet protection on existing catch basins.
6.Inlet protection on existing culverts.
7.Inlet protection after utility construction.
8.Rock checks or bio roll checks.
9.Linear control along back of new curb and gutter or concrete (bio-roll or silt fence).
10.Post construction silt fence along normal wetted perimeters of basins and filter strips.
11.Routine street sweeping adjacent to construction entrance.
Refer to plans for designated locations of BMPs, details and implementation notes.
All BMP's selected and implemented shall be appropriate for the time of year, the current site
conditions and for the estimated duration of use.
Enhancing sedimentation with the use chemicals and chemical treatment systems is NOT
anticipated for this project.
BASIN AND TRAP DEWATERING BMPs
Should the need arise for basin or trap dewatering, Contractor shall utilize a floating skimmer
pump intake, such that the water is drawn from the surface of the basin. Pumped effluent shall
be discharged, to the extent feasible, over well-vegetated upland areas. Effluent shall not be
discharged into Surface Waters in a visually turbid state. Turbid effluent shall be filtered with
mechanical devices, chemical filtering, or a combination thereof, until it is no longer visually
turbid.
POLLUTION CONTROL BMPs
BMP's and good housekeeping should be implemented to prevent spills, pollutants or chemicals
from entering the drainage system.
1.Fueling: A fixed fueling station is not anticipated. Contractor will be required to implement
BMPs for onsite re-fueling of equipment.
2.Concrete Washout: Refer to MPCA's recommendation for concrete washouts. The
developer has the ability to adjust location or to provide alternative washout containment.
3.There is not an anticipated need for storing chemicals, paints, solvents or other potentially
toxic or hazardous materials on site. If at some point there is a need to store them on site,
they must be stored in a receptacle or container capable of retaining spills. The container
must be fenced and locked from unauthorized access.
4.Portable toilets shall be positioned and secured to prevent tipping over.
SEED & MULCH SPECIFICATIONS
Seed placed for permanent cover or final stabilization requires 6” minimum topsoil cover.
Exception: Infiltration basins - see basin details for soil type). Multiple site visits will be required
to accommodate permanent or temporary stabilization as required during the phases of
construction. Refer to MnDOT Seeding Manual, Latest Edition for more details.
1) General Mix
A.Seed: Mesic Inslope at a rate of 65 lb/acre
B.Fertilizer: Type 1 20-10-20 NPK at a rate of 200 lb/acre
C.Mulch: MNDOT Type 1 at a rate of 2 tons/acre
2) Native Mix
A.Seed: BWSR Mix 32-231 Mesic to Dry Prairie at a rate of 37.5 lb/acre
B.Fertilizer: Type 1 20-10-20 NPK at a rate of 200 lb/acre
C.Mulch: MNDOT Type 3 at a rate of 2 tons/acre
3) Stormwater Basins/Wet Soils
A.Seed: BWSR Mix 33-261 Stormwater at a rate of 35.0 lb/acre
B.Fertilizer: Type 3 slow release 22-5-10 NPK at a rate of 200 lb/acre
C.Mulch: MNDOT Type 3 at a rate of 2 tons/acre
4) Temporary Cover Crop
A.Seed: MNDOT Winter Wheat at a rate of 100.0 lb/acre
B.Fertilizer: Type 1 20-10-20 NPK at a rate of 200 lb/acre
C.Mulch: MNDOT Type 1 at a rate of 2 tons/acre
INSPECTION AND MAINTENANCE OF BMPs
Routine Inspection
1.Rock Entrances - Inspect weekly. If rock becomes filled with sediment and tracked material
to the extent the purpose ceases to function, remove the contaminated rock and replace
with new rock.
2.Stabile Concrete Entrance - Inspect weekly. Remove dirt and debris and sweep regularly to
control dust.
3.Silt fence - Inspect weekly, particularly for damaged sections, breaches, down-gradient
areas, flow concentration points, scour areas and sections adjacent to sensitive areas.
Where capacity is filled to more than 50% of depth, sediment shall be removed to restore
capture capacity.
4.Sediment traps and basins - Inspect weekly. Where capacity is filled to more than 50% of
depth, sediment shall be removed to restore capture capacity within 72 hours of discovery.
5.Inlet Protection - Inspect weekly or more frequently as needed after multiple rainfalls less
than 0.5”. Verify intake capacity is not compromised. Where capacity is filled to more than
50% of depth, sediment shall be removed to restore capture capacity.
6.Slope - inspect steep slopes for rills and gullies, often forming after placement of topsoil,
seed and erosion control blanket. As a guide, repair and re stabilize eroded areas where rills
exceed 6” in depth.
7.Inspect other site-specific BMP's on a weekly basis minimum.
Rain Event Inspection - Mandatory, within 24 hours after a rain event 0.5” or greater. Complete
all items associated with Routine Inspection. Furthermore, inspect site for breaches, failures,
scours and gullying. Take corrective actions as necessary to restore functionality to the BMP's. If
a given situation is discovered to be prone to repetitive failure, advise the Engineer and
Contractor for SWPPP and BMP amendments.
ADDITIONAL SWPPP NOTES
1.All Erosion and Sediment Control facilities shall be maintained by the Contractor during the
construction operations. Any temporary facilities which are to be removed as called for on
these plans and specifications shall be removed by the Contractor at the time directed by
the engineer. The Contractor shall then restore the subsequently disturbed areas in
accordance with these plans and specifications.
2.Wherever practical and feasible, the Contractor shall protect and preserve existing natural
trees, grass and other vegetative cover in effort to provide natural buffering and filtering of
runoff.
3.Contractor shall be adaptable in adjusting construction schedules in anticipation of weather
forecasts of precipitation, in order to minimize risk of erosion and sediment transport.
4.It is the responsibility of the Contractor to keep public streets, travel ways, parking lots and
trails utilized for ingress to and egress from the construction site free of dirt, sediment and
debris, resulting from construction activity. Cost for this shall be considered incidental to
the contract.
5.Adequate control of dust shall be maintained by the Contractor. Cost for dust control shall
be considered incidental to the contract.
6.Perimeter controls shall not be removed until final stabilization of areas draining toward the
control devices.
7.When temperatures do not exceed 40° F, areas that require seed and mulch stabilization
shall be dormant seeded. Application rate shall be two times the normal rate. No dormant
seeding shall be done on ice or snow greater than 2” in depth.
8.Any areas that were seeded that do not achieve 70% coverage shall be reseeded at the
Contractor's expense, where coverage limitation is caused by lack of seed germination and
growth.
STORMWATER BASIN MAINTENANCE
All stormwater basins within the project will be owned and maintained by the City. Suggested
practices are as follows:
1.For the first three years after construction, basins should be inspected for obvious signs of
erosion, such as gullies, rills or sediment plumes. Identify the cause and take corrective
measures such that grades are restored and surfaces re-established with appropriate
vegetation.
2.During the first year after final stabilization, mow the slopes of stormwater basins,
approximately 30-day intervals, 6”-8” high. Over-seed any areas not fully established.
3.Inspect for sediment accumulation at the pipe outlets into the pond at the completion of
sod installation of last lot in plat. Remove sediment. Re-inspect every 3-5 years.
4.Inspect inlets and outlets for blockage or debris buildup annually. Remove debris as
necessary to allow for inlets and outlets to function as designed.
5.Verify basin design capacity after 15 to 20 years of service.
TURF AND VEGETATION MAINTENANCEYear 1
a.Establishment (spring seeding)
1.Prepare site: Late April-May
2.Seed: April 15th - July 20th
b.Maintenance
1.When vegetation reaches 10-14 inches tall, mow down to 6-8 inches. The site shall bemowed at least 3 times from the planting date until September 30th. Mowings will beapproximately 30 days apart.
2.Weed Control - mowing should help control annual weeds.
c.Establishment (fall seeding)
1.Prepare site: Late August - early September
2.Seed: September 20th - October 20th
3.The following spring is Year 1 in the maintenance plan.
d.Evaluation
1.Cover crop growing within 2 weeks of planting (except dormant plantings).
2.Seedlings spaced 1-6 inches apart in drill rows.
3.Native grass seedlings may only be 4-6 inches tall.
4.If there is a flush of growth from foxtail, etc., mow as necessary.
Year 2
a.Maintenance:
1.When vegetation reaches 10-14 inches tall, mow down to 6-8 inches. The site shall bemowed twice between June 1st and July 31st. Mowings will be approximately 30 days apart.
2.Weed control - Mowing should help control annual weeds. Spot spray thistles, etc. 1 time
between August 1st and September 30th once vegetation has grown back after the secondmowing.
b.Evaluation
1.Cover crop will be gone unless winter wheat is used in fall planting.
2.Grasses forming clumps 1-6 inches apart in drill rows, but still short.
3.Some flowers should be blooming (Black eyed Susans, Wild Bergamot, etc.)
4.If there is a flush of growth from foxtail, etc., mow site to a height of 6-8 inches.
Year 3
a.Maintenance:
1.Spot spray perennial and first-year biennial weeds. Spot mow annual and second-year
biennial weeds. Spot treatments must occur once every 3 to 5 weeks from June 1st toSeptember 30th. At least three treatment cycles must be completed during this datewindow. Treatments must occur before weeds set seed.
b.Evaluation:
2.Planting should begin to resemble a prairie, with tall grasses, flowers, etc.
GENERAL PERMIT NOTE
VISIT THE MPCA WEB SITE FOR THE LATEST INFORMATION ON THE
CONSTRUCTION STORMWATER PERMIT:
https://www.pca.state.mn.us/business-with-us/construction-stormwater EROSION & SEDIMENT CONTROLSWPPP NOTESKANARANZI LOAM
HSG B
MAYER SILT LOAM
HSG X
QUAM SILT LOAM
HSG C/D
CRYSTALL LAKE SILT LOAM
HSG C
WAUKEGAN SILT LOAM
HSG B
KANARANZI LOAM
HSG B
KANARANZI LOAM
HSG B
KANARANZI LOAM
HSG B
QUAM SILT LOAM
HSG C/D
Page 200 of 223
PROJECT NO.
24282
CAD FILE
02/25/26
DATE
REVISIONS
DRAWN BY Date:Reg.No.ERIC P. FAGERBERG5377202/25/262026-04-02 CITY COMMENTS2999 WEST C.R. 42, SUITE 100BURNSVILLE, MN 55306PHONE: 952-890-6044info@mnhill.comwww.mnhill.comI hereby certify that this plan,specification or report was preparedby me or under my direct supervisionand that I am a duly LicensedProfessional Engineer under the lawsof the State of Minnesota.PRELIMINARYMENDOTA HEIGHTS, MINNESOTALEXINGTON HEIGHTS ADDITIONCONDOR CORPORATIONFOR2320 LEXINGTON AVENUE, MENDOTA HEIGHTS, MN 55120F:\_Civil 3D Projects\24282\PRE-PLAT PLANS\24282ERD.dwg - 4/02/2026 11:26AM24282ERD
C302
VUNEROSION & SEDIMENT CONTROLNOTES1.1 Permit Coverage. [Minn. R. 7090]
1.2 This permit is required for construction activity that results in land disturbance of equal to or greater than one (1) acre or if a
project is part of a common plan of development or sale that ultimately will disturb greater than one (1) acre, and authorizes,
subject to the terms and conditions of this permit, the discharge of stormwater associated with construction activity.
[Minn. R. 7090]
1.3 Construction activity covered by this permit cannot commence until coverage under this permit is effective as described in
item 3.3 through 3.4 or, if applicable, until the Minnesota Pollution Control Agency (MPCA) has issued an individual National
Pollutant Discharge Elimination System (NPDES)/State Disposal System (SDS) construction stormwater permit for the project.
[Minn. R. 7090]
1.4 This permit covers all areas of the State of Minnesota except land wholly within the boundaries of a federally recognized
Indian Reservation owned by a tribe or a tribal member or land held in trust by the federal government for a tribe or tribal
member.[Minn. R. 7090]
1.5 Coverage under this permit is not required when all stormwater from construction activity is routed directly to and treated by a
"treatment works," as defined in Minn. Stat. Section 115.01, subd. 21, operated under an individual NPDES/SDS permit with a Total
Suspended Solids (TSS) effluent limit. [Minn. R. 7090]
1.6 This permit covers ongoing projects covered under any previous construction stormwater permit that are not complete on
the issuance date of this permit. Permittees must either remain in compliance with the previous permit and terminate
coverage within 18 months of the issuance date of this permit or comply with this permit, including updating the
Stormwater Pollution Prevention Plan (SWPPP), within the 18-month period. Permittees of previously permitted projects
are not required to incorporate any additional requirements regarding the permanent stormwater treatment system
included in this reissued permit. [Minn. R. 7090]
1.7 Coverage for projects that extend beyond the expiration date of this permit remains effective for a grace period of 18
months.If Permittees cannot complete projects during the grace period, the MPCA will extend coverage under the next
permit and permittees must comply with the requirements of the new permit including updating the SWPPP. Permittees
are not required to follow changes to the permanent stormwater treatment section of the next permit. [Minn. R. 7090]
2.1 Prohibitions and Limitations of Coverage. [Minn. R. 7090]
2.2 The owner must develop a complete and accurate SWPPP that complies with item 5.2 prior to submitting the application for
coverage and starting construction activity. Failure to prepare a SWPPP prior to submitting the application may result in
permit revocation. [Minn. R. 7090]
2.3 This permit prohibits discharges of any material other than stormwater treated in compliance with this permit and
discharges from dewatering or basin draining activities in accordance with Section 10. Prohibited discharges include, but are
not limited to, wastewater from washout of concrete, stucco, paint, form release oils, curing compounds and other
construction materials, fuels, oils, or other pollutants used in vehicle and equipment operation and maintenance, soaps or
solvents used in vehicle and equipment washing and maintenance, and other hazardous substances or wastes. [Minn. R. 7090]
2.4 This permit does not authorize stormwater discharges related to the placement of fill into waters of the state requiring
local, state or federal authorizations (such as U.S. Army Corps of Engineers Section 404 permits, Minnesota Department of
Natural Resources (DNR) Public Waters Work permits or local governmental unit (LGU) Wetland Conservation Act
replacement plans or determinations). [Minn. R. 7090]
2.5 This permit does not authorize stormwater discharges associated with industrial activity except for construction activity.
Permittees must obtain coverage for discharges associated with industrial activity under a separate NPDES/SDS permit once
day-to-day operational activities commence even if construction is ongoing. [Minn. R. 7090]
2.6 This permit does not authorize discharges from non-point source agricultural and silvicultural activities excluded from
NPDES permit requirements under 40 CFR pt. 122.3(e). [Minn. R. 7090]
2.7 This permit does not authorize stormwater discharges to Prohibited, Restricted, Special or Impaired waters unless
permittees follow the additional stormwater requirements in Section 23. [Minn. R. 7090]
2.8 This permit does not replace or satisfy any environmental review requirements including those under the Minnesota
Environmental Policy Act or the National Environmental Policy Act. The owner must verify completion of any environmental
review required by law, including any required Environmental Assessment Work Sheets or Environmental Impact
Statements, Federal environmental review, or other required review prior to applying for coverage under this permit. If any
part of your common plan of development or sale requires environmental review, coverage under this permit cannot be obtained
until such environmental review is complete. [Minn. R. 7090]
2.9 This permit does not replace or satisfy any review requirements for discharges adversely impacting State or Federally
designated endangered or threatened species or a designated critical habitat. The owner must comply with the National
Historic Preservation Act and conduct all required review and coordination related to historic preservation, including
significant anthropological sites and any burial sites, with the Minnesota Historic Preservation Officer. [Minn. R. 7090]
2.10 This permit does not authorize discharges to wetlands unless the permittee complies with the requirements in Section 22.
Coverage under this permit cannot be issued until the requirements for wetland permits, decisions, other determinations,
or the mitigative sequence required in section 22 have been finalized and documented. [Minn. R. 7050.0186]
3.1 Application and Coverage Effective Date. [Minn. R. 7090]
3.2 The owner and operator must submit a complete and accurate on-line application with the appropriate fee to the MPCA for
each project that disturbs one (1) or more acres of land or for a common plan of development or sale that will ultimately
disturb one (1) or more acres. [Minn. R. 7090]
3.3 For projects or common plans of development or sale that disturb less than 50 acres or do not discharge stormwater within 1
mile (aerial radius measurement) of a special or impaired water, permittees do not need to submit the SWPPP with the application.
Permit coverage for these projects is effective upon application and completing the payment process. [Minn. R.7090]
3.4 For certain projects or common plans of development or sale disturbing 50 acres or more, the complete SWPPP must be
included with the application and submitted at least 30 days before the start of construction activity. This applies if there is
a discharge point on the project within one mile (aerial radius measurement) of, and flows to, a special water listed in item
23.3 through 23.6 or an impaired water as described in item 23.7. Permit coverage for these projects is effective upon
submitting the application and complete SWPPP, completing the payment process and receiving a determination from the
MPCA that the review of the SWPPP is complete. The determination may take longer than 30 days if the SWPPP is
incomplete. If the MPCA fails to contact the permittees within 30 days of application receipt, coverage is effective 30 days
after completing the payment process. [Minn. R. 7090]
3.5 The application requires listing all persons meeting the definition of owner and operator as permittees. The owner is
responsible for compliance with all terms and conditions of this permit. The operator is responsible for compliance with
Sections 3, 4, 6-22, 24 and applicable requirements for construction activity in Section 23. [Minn. R. 7090]
3.6 Permittees will receive coverage notification in a manner determined by the MPCA. [Minn. R. 7090]
3.7 For construction projects where the owner or operator changes (e.g., an original developer sells portions of the property to
various homebuilders or sells the entire site to a new owner), the current owner and the new owner or operator must
submit a complete permit modification form provided by the MPCA. The current owner and the new owner or operator
must submit the form prior to the new owner or operator commencing construction activity or no later than 30 days after
taking ownership of the property. [Minn. R. 7090]
3.8 For construction projects where the owner or operator changes, the current owner must provide a SWPPP to the new
owner and operator that specifically addresses the remaining construction activity. The new owner or operator can
implement the original SWPPP, modify the SWPPP, or develop a new SWPPP. Permittees must ensure their activities do not
render another party's erosion prevention and sediment control BMPs ineffective. [Minn. R. 7090]
4.1 Termination of Coverage. [Minn. R. 7090]
4.2 Permittees must submit a NOT within 30 days after all termination conditions listed in Section 13 are complete.[Minn. R. 7090]
4.3 Permittees must submit a NOT within 30 days after selling or otherwise legally transferring the entire site, including permit
responsibility for roads (e.g., street sweeping) and stormwater infrastructure final clean out, or transferring portions of a site to
another party. The permittees' coverage under this permit terminates at midnight on the submission date of the NOT.[Minn. R.
7090]
4.4 Permittees may terminate permit coverage prior to completion of all construction activity if they meet all of the following
conditions:
a.construction activity has ceased for at least 90 days; and
b.at least 90 percent (by area) of all originally proposed construction activity has been completed and permanent cover has
been established on those areas; and
c.on areas where construction activity is not complete, permanent cover has been established; and
d.the site complies with item 13.3 through 13.7.
After permit coverage is terminated under this item, any subsequent development on the remaining portions of the site will
require permit coverage if the subsequent development itself or as part of the remaining common plan of development or
sale will result in land disturbing activities of one (1) or more acres in size. [Minn. R. 7090]
4.5 Permittees may terminate coverage upon MPCA approval after submitting information documenting the owner cancelled
the project. [Minn. R. 7090]
5.1 Stormwater Pollution Prevention Plan (SWPPP) Content. [Minn. R. 7090]
5.2 The owner must develop and implement a SWPPP. The SWPPP must include items 5.3 through 5.26. [Minn. R. 7090]
5.3 The SWPPP must incorporate specific Best Management Practices (BMP) used to comply with the requirements of this
permit. [Minn. R. 7090]
5.4 The SWPPP must include a narrative describing the timing for installation of all erosion prevention and sediment control
BMPs and a description of the permanent stormwater treatment systems. [Minn. R. 7090]
5.5 The SWPPP must include the location and type of all temporary and permanent erosion prevention and sediment control
BMPs along with procedures used to establish additional temporary BMPs as necessary for the site conditions during
construction. Standard details and/or specifications for BMPs must be included in the final plans and specifications for the
project. [Minn. R. 7090]
5.6 The SWPPP must include the calculations and other information used for the design of temporary sediment basins and any of
the permanent stormwater treatment systems required in Section 15. [Minn. R. 7090]
5.7 The SWPPP must include estimated quantities anticipated at the start of the project for the life of the project for all erosion
prevention and sediment control BMPs (e.g., linear feet of silt fence or square feet of erosion control blanket). [Minn. R. 7090]
5.8 The SWPPP must include the number of acres of impervious surface for both pre- and post-construction. [Minn. R. 7090]
5.9 The SWPPP must include a site map with existing and final grades, including drainage area boundaries, directions of flow
and all discharge points where stormwater is leaving the site or entering a surface water. The site map must indicate the
areas of steep slopes. The site map must also include impervious surfaces, soil types and locations of potential pollutant-
generating activities as identified in Section 12. [Minn. R. 7090]
5.10 The SWPPP must include a map of all surface waters, existing wetlands, and stormwater ponds or basins that can be
identified on maps such as United States Geological Survey 7.5-minute quadrangle maps, the National Wetland Inventory
map or equivalent maps and are within one mile (aerial radius measurement) from the project boundaries that will receive
stormwater from the construction site, during or after construction. The SWPPP must identify if the surface waters are
special or impaired waters. [Minn. R. 7090]
5.11 The SWPPP must include a site map showing construction activity areas that are adjacent to and drain to Public Waters for
which the DNR has promulgated "work in water restrictions" during specified fish spawning time frames. [Minn. R. 7090]
5.12 Permittees must identify locations of 50' buffer zones as required in item 9.17 and 100' permanent buffer zones as required in
item 23.11, on plan sheets in the SWPPP. [Minn. R. 7090]
5.13 If permittees determine compliance with the following requirements is infeasible, they must document the determination in
the SWPPP:
a.temporary sediment basins as described in Section 14; and
b.for linear projects, if the permanent stormwater treatment system cannot be constructed within the right-of-way, a
reasonable attempt must be made to obtain additional right-of-way (item 15.9); and
c.buffer zones as described in item 9.17 and item 23.11. [Minn. R. 7090]
5.14 If permittees determine that a temporary sediment basin is infeasible as described in item 14.10, the SWPPP must describe
the alternative BMPs used. [Minn. R. 7090]
5.15 Where systems cannot meet the full volume reduction requirement on-site, (e.g., the site has infiltration prohibitions, see
item 16.14 through item 16.21) the permittee must document the reasons in the SWPPP. [Minn. R. 7090]
5.16 The SWPPP must include any stormwater mitigation measures proposed to be part of the final project in any environmental
review document, endangered species review, archeological or other required local, state or federal review conducted for the
project. For purposes of this permit, mitigation measures mean actions necessary to avoid, minimize, or mitigate for impacts
related to erosion prevention, sediment control, the permanent stormwater treatment system, pollution
prevention management measures and discharges associated with the project's construction activity. [Minn. R. 7090]
5.17 The SWPPP must describe the methods used for permanent cover of all exposed soil areas. [Minn. R. 7090]
5.18 Permittees must identify the locations of areas where construction will be phased to minimize the duration of exposed soil
areas in the SWPPP. [Minn. R. 7090]
5.19 For projects with a discharge point on the project within one (1) mile (aerial radius measurement) of and which flows to an
impaired water, permittees must identify the impaired water(s), and any United States Environmental Protection Agency
(USEPA)-approved Total Maximum Daily Load (TMDL) for the pollutant(s) or stressor(s) described in item 23.7. Permittees'
identification must include those TMDLs approved at any time prior to permit application submittal and are still in effect.
[Minn. R. 7090]
5.20 Permittees must document in the SWPPP, all trained individuals identified in item 21.2. Documentation must include:
a.names of personnel required to be trained; and
b.dates of training and name of instructor(s) and entity providing training; and
c.content of training course.
If permittees do not know the names of the individuals at the time of application, the permittees must ensure they
document training before construction activity commences. [Minn. R. 7090]
5.21 The SWPPP must identify a person knowledgeable and experienced in the application of erosion prevention and sediment
control BMPs who will coordinate with all contractors, subcontractors, and operators on-site to oversee the
implementation of the SWPPP. [Minn. R. 7090]
5.22 The SWPPP must describe any specific chemicals and chemical treatment systems used for enhancing the sedimentation
process and how it achieves compliance with item 9.19. [Minn. R. 7090]
5.23 The SWPPP must identify the person(s), organizations, or entities responsible for long-term operation and maintenance of
permanent stormwater treatment systems. [Minn. R. 7090]
5.24 The SWPPP must describe methods to minimize soil compaction and preserve topsoil. Minimizing soil compaction is not
required where the function of a specific area dictates compaction. [Minn. R. 7090]
5.25 The SWPPP must include any site assessments for groundwater or soil contamination required in item 16.15.[Minn. R.
7090]
5.26 The SWPPP must account for the following factors in designing temporary erosion prevention and sediment control BMPs:
a.the expected amount, frequency, intensity, and duration of precipitation; and
b.the nature of stormwater runoff and run-on at the site, including factors such as expected flow from impervious surfaces,
slopes, and site drainage features; and
c.the stormwater volume, velocity, and peak flowrates to minimize discharge of pollutants in stormwater and to minimize
channel and streambank erosion and scour in the immediate vicinity of discharge points; and
d.the range of soil particle sizes expected to be present. [Minn. R. 7090]
6.1 SWPPP Amendments. [Minn. R. 7090]
6.2 One of the individuals described in item 21.2.a or item 21.2.b or another qualified individual must complete all SWPPP
changes. Changes involving the use of a less stringent BMP must include a justification describing how the replacement
BMP is effective for the site characteristics. [Minn. R. 7090]
6.3 Permittees must amend the SWPPP within 7 days to include additional or modified BMPs whenever there is a change in
design, construction, operation, maintenance, weather or seasonal conditions having a significant effect on the discharge of
pollutants to surface waters or groundwater. [Minn. R. 7090]
6.4 Permittees must amend the SWPPP within 7 days to include additional or modified BMPs whenever inspections or
investigations by the site owner or operator, USEPA or MPCA officials indicate the SWPPP is not effective in eliminating or
significantly minimizing the discharge of pollutants to surface waters or groundwater or the discharges are causing water
quality standard exceedances (e.g., nuisance conditions as defined in Minn. R. 7050.0210, subp. 2) or the SWPPP is not
consistent with the objectives of a USEPA approved TMDL. [Minn. R. 7050.0210]
7.1 BMP Selection and Stormwater Management. [Minn. R. 7090]
7.2 Permittees must select, install, and maintain the BMPs identified in the SWPPP and in this permit in an appropriate and
functional manner and in accordance with relevant manufacturer specifications and accepted engineering practices to
minimize the discharge of pollutants in stormwater from construction activities. Examples of stormwater management
practices for this section include but are not limited to wet sedimentation basins, temporary depressions to hold
stormwater, stormwater routing, dikes, berms, pumping, and stormwater treatment BMPs. Permittees must phase and
incorporate stormwater management principles as the construction progresses. Unless infeasible, temporary or permanent
wet sedimentation basins (when required, see section 14 and 15) should be constructed as a first step in the process and
stormwater routed to these. [Minn. R. 7090]
7.3 Permittees must not disturb more land (i.e., phasing) than can be effectively inspected and maintained in accordance with
Section 11. [Minn. R. 7090]
7.4 If permittees will be using some type of erosion control netting on the site as part of the soil stabilization techniques,
permittees are encouraged to use products that have been shown to minimize impacts on wildlife. The U.S. Fish & Wildlife
Service recommends using types of netting practices that are considered "wildlife friendly," including those that use natural
fiber or 100 percent biodegradable materials and that use a loose weave with a non-welded, movable jointed netting.
Products that are not wildlife friendly include square plastic netting that are degradable (e.g., photodegradable, UV-
degradable, oxo-degradable), netting made from polypropylene, nylon, polyethylene, or polyester. Other recommendations
include removing the netting product when it is no longer needed. More information may be found at:
https://www.fws.gov/initiative/protecting-wildlife/make-change-wildlife-friendly-erosion-control-products. There also may
be State, Tribal, or local requirements about using wildlife friendly erosion control products. See Minnesota Department of
Transportation requirements at: https://www.mndot.org/environment/erosion/rolled-erosion-prevention-products.html.
[Minn. R. 7050]
8.1 Erosion Prevention Practices. [Minn. R. 7090]
8.2 Before work begins, permittees must delineate the location of areas not to be disturbed. [Minn. R. 7090]
8.3 Permittees must minimize the need for disturbance of portions of the project with steep slopes. When steep slopes must be
disturbed, permittees must use techniques such as phasing and stabilization practices designed for steep slopes (e.g., slope
draining and terracing). [Minn. R. 7090]
8.4 Permittees must stabilize all exposed soil areas, including stockpiles. Stabilization must be initiated immediately to limit soil
erosion when construction activity has permanently or temporarily ceased on any portion of the site and will not resume for a
period exceeding 14 calendar days (7 days for sites discharging to special or impaired waters, see section 24). Stabilization must
be completed no later than 14 calendar days after the construction activity has ceased. Stabilization is not required on
constructed base components of roads, parking lots and similar surfaces. Stabilization is not required on temporary stockpiles
without significant silt, clay or organic components (e.g., clean aggregate stockpiles, demolition concrete
stockpiles, sand stockpiles) but permittees must provide sediment controls at the base of the stockpile. [Minn. R. 7090]
8.5 For Public Waters that the Minnesota DNR has promulgated "work in water restrictions" during specified fish spawning time
frames, permittees must complete stabilization of all exposed soil areas within 200 feet of the water's edge, and that drain to
these waters, within 24 hours during the restriction period. [Minn. R. 7090]
8.6 Permittees must stabilize the normal wetted perimeter of the last 200 linear feet of temporary or permanent drainage
ditches or swales that drain water from the site within 24 hours after connecting to a surface water or property edge.
Permittees must complete stabilization of remaining portions of temporary or permanent ditches or swales within 14
calendar days (7 days for sites discharging to special or impaired waters, see section 24) after connecting to a surface water
or property edge and construction in that portion of the ditch temporarily or permanently ceases. [Minn. R. 7090]
8.7 Temporary or permanent ditches or swales being used as a sediment containment system during construction (with
properly designed rock-ditch checks, bio rolls, silt dikes, etc.) do not need to be stabilized. Permittees must stabilize these
areas within 24 hours after their use as a sediment containment system ceases. [Minn. R. 7090]
8.8 Permittees must not use mulch, hydromulch, tackifier, polyacrylamide or similar erosion prevention practices within any
portion of the normal wetted perimeter of a temporary or permanent drainage ditch or swale section with a continuous
slope of greater than 2 percent. Examples of acceptable erosion prevention practices include blankets, poly, riprap, etc.
[Minn. R. 7090]
8.9 Permittees must provide temporary or permanent energy dissipation at all pipe outlets within 24 hours after connection to a
surface water or permanent stormwater treatment system. [Minn. R. 7090]
9.1 Sediment Control Practices. [Minn. R. 7090]
9.2 Permittees must establish sediment control BMPs on all downgradient perimeters of the site and downgradient areas of the
site that drain to any surface water, including curb and gutter systems. Permittees must locate sediment control practices
upgradient of any buffer zones. Permittees must install sediment control practices before any upgradient land-disturbing
activities begin and must keep the sediment control practices in place until they establish permanent cover. [Minn. R. 7090]
9.3 If downgradient sediment controls are overloaded, based on frequent failure or excessive maintenance requirements,
permittees must install additional upgradient sediment control practices or redundant BMPs to eliminate the overloading
and amend the SWPPP to identify these additional practices as required in item 6.3. [Minn. R. 7090]
9.4 Temporary or permanent drainage ditches and sediment basins designed as part of a sediment containment system (e.g.,
ditches with rock-check dams) require sediment control practices only as appropriate for site conditions. [Minn. R. 7090]
9.5 A floating silt curtain placed in the water is not a sediment control BMP to satisfy item 9.2 except when working on a
shoreline or below the waterline. Immediately after the construction activity (e.g., installation of rip rap along the shoreline)
in that area is complete, permittees must install an upland perimeter control practice if exposed soils still drain to a surface
water.[Minn. R. 7090]
9.6 Permittees must re-install all sediment control practices adjusted or removed to accommodate short-term activities such as
clearing or grubbing, or passage of vehicles, immediately after the short-term activity is completed. Permittees must re-
install sediment control practices before the next precipitation event even if the short-term activity is not complete.
[Minn. R. 7090]
9.7 Permittees must protect all storm drain inlets using appropriate BMPs during construction until they establish permanent
cover on all areas with potential for discharging to the inlet. [Minn. R. 7090]
9.8 Permittees may remove inlet protection for a particular inlet if a specific safety concern (e.g. street flooding/freezing) is
identified by the permittees or the jurisdictional authority (e.g., city/county/township/Minnesota Department of
Transportation engineer). Permittees must document the need for removal in the SWPPP. [Minn. R. 7090]
9.9 Permittees must provide silt fence or other effective sediment controls at the base of stockpiles on the downgradient
perimeter prior to the initiation of stockpiling. Sediment controls must be managed in accordance with section 9.6.
[Minn. R. 7090]
9.10 Permittees must locate stockpiles outside of natural buffers or surface waters, including stormwater conveyances such as
curb and gutter systems unless there is a bypass in place for the stormwater. [Minn. R. 7090]
9.11 Permittees must install a vehicle tracking BMP to minimize the track out of sediment from the construction site or onto
paved roads within the site. [Minn. R. 7090]
9.12 Permittees must use street sweeping in addition to vehicle tracking BMPs if vehicle tracking BMPs alone are not adequate
to prevent sediment tracking onto the street. [Minn. R. 7090]
9.13 Permittees must install temporary sediment basins as required in Section 14. [Minn. R. 7090]
9.14 In any areas of the site where final vegetative stabilization will occur, permittees must restrict vehicle and equipment use
to minimize soil compaction. [Minn. R. 7090]
9.15 Permittees must preserve topsoil on the site, unless infeasible. [Minn. R. 7090]
9.16 Permittees must direct discharges from BMPs to vegetated areas unless infeasible. [Minn. R. 7090]
9.17 Permittees must preserve a 50-foot natural buffer or, if a buffer is infeasible on the site, provide redundant (double)
perimeter sediment controls when a surface water is located within 50 feet of the project's earth disturbances and
stormwater flows to the surface water. Permittees must install perimeter sediment controls at least 5 feet apart unless
limited by lack of available space. Natural buffers are not required adjacent to road ditches, judicial ditches, county ditches,
stormwater conveyance channels, storm drain inlets, and sediment basins. If preserving the buffer is infeasible, permittees
must document the reasons in the SWPPP. Sheet piling and other impermeable barriers installed in a manner that retains all
stormwater are considered redundant perimeter control. [Minn. R. 7090]
9.18 Any sediment control made of soil must be temporarily or permanently stabilized within 24 hours. [Minn. R. 7090]
9.19 Permittees must use polymers, flocculants, or other sedimentation treatment chemicals in accordance with accepted
engineering practices, dosing specifications and sediment removal design specifications provided by the manufacturer or
supplier. The permittees must use conventional erosion and sediment controls prior to chemical addition and must direct
treated stormwater to a sediment control system for filtration or settlement of the floc prior to discharge. [Minn. R. 7090]
10.1 Dewatering and Basin Draining. [Minn. R. 7090]
10.2 Permittees must not cause nuisance conditions (see Minn. R. 7050.0210, subp. 2) in surface waters from dewatering and
basin draining (e.g., pumped discharges, trench/ditch cuts for drainage) discharges. Permittees must discharge turbid or
sediment-laden waters related to dewatering or basin draining to a sediment control (e.g. sediment trap or basin, filter bag)
designed to prevent discharges with visual turbidity. To the extent feasible, use well-vegetated (e.g., grassy or wooded),
upland areas of the site to infiltrate dewatering water before discharge. Permittees are prohibited from using receiving
waters as part of the treatment area. Permittees must visually check and photograph the discharge at the beginning and at
least once every 24 hours of operation to ensure adequate treatment has been obtained and nuisance conditions will not result
from the discharge. [Minn. R. 7050.0210]
10.3 If nuisance conditions result from the discharge, Permittees must cease dewatering immediately and corrective actions
must occur before dewatering is resumed. Nuisance conditions includes, but is not limited to, a sediment plume in the
discharge or the discharge appears cloudy, or opaque, or has a visible contrast, or has a visible oil film, or has aquatic
habitat degradation that can be identified by an observer. [Minn. R. 7050.0210]
10.4 If permittees must discharge water containing oil or grease, they must use an oil-water separator or suitable filtration
device (e.g., cartridge filters, absorbents pads) prior to discharge. [Minn. R. 7090]
10.5 Permittees must discharge all water from dewatering or basin-draining activities in a manner that does not cause erosion or
scour in the immediate vicinity of discharge points or inundation of wetlands in the immediate vicinity of discharge points
that causes significant adverse impact to the wetland. [Minn. R. 7090]
10.6 If permittees use filters with backwash water, they must haul the backwash water away for disposal, return the backwash
water to the beginning of the treatment process, or incorporate the backwash water into the site in a manner that does not cause
erosion. [Minn. R. 7090]
11.1 Inspections and Maintenance. [Minn. R. 7090]
11.2 Permittees must ensure a trained person, as identified in item 21.2.b, will inspect the entire construction site at least once
every seven (7) days during active construction and within 24 hours after a rainfall event greater than 1/2 inch in 24 hours.
[Minn. R. 7090]
11.3 Permittees must inspect and maintain all permanent stormwater treatment BMPs. [Minn. R. 7090]
11.4 Permittees must inspect all erosion prevention and sediment control BMPs and Pollution Prevention Management
Measures to ensure integrity and effectiveness. Permittees must repair, replace or supplement all nonfunctional BMPs with
functional BMPs by the end of the next business day after discovery unless another time frame is specified in item 11.5 or
11.6.Permittees may take additional time if field conditions prevent access to the area. [Minn. R. 7090]
11.5 During each inspection, permittees must inspect areas adjacent to the project, surface waters, including drainage ditches
and conveyance systems but not curb and gutter systems, for evidence of erosion and sediment deposition. Permittees
must remove all deltas and sediment deposited in areas adjacent to the project, surface waters, including drainage ways,
catch basins, and other drainage systems and restabilize the areas where sediment removal results in exposed soil.
Permittees must complete removal and stabilization within seven (7) calendar days of discovery unless precluded by legal,
regulatory, or physical access constraints. Permittees must use all reasonable efforts to obtain access. If precluded, removal
and stabilization must take place within seven (7) days of obtaining access. Permittees are responsible for contacting all
local, regional, state and federal authorities and receiving any applicable permits, prior to conducting any work in surface
waters.[Minn. R. 7090]
11.6 Permittees must inspect construction site vehicle exit locations, streets and curb and gutter systems within and adjacent to
the project for sedimentation from erosion or tracked sediment from vehicles. Permittees must remove sediment from all
paved surfaces within one (1) calendar day of discovery or, if applicable, within a shorter time to avoid a safety hazard to
users of public streets. [Minn. R. 7090]
11.7 Permittees must repair, replace or supplement all perimeter control devices when they become nonfunctional or the
sediment reaches 1/2 of the height of the device. [Minn. R. 7090]
11.8 Permittees must drain temporary and permanent sedimentation basins and remove the sediment when the depth of
sediment collected in the basin reaches 1/2 the storage volume within 72 hours of discovery. [Minn. R. 7090]
11.9 Permittee's must inspect and photograph dewatering discharges at the beginning and at least once every 24 hours during
operation. Dewatering discharges that only last for minutes, as opposed to hours, and do not reach a surface water, do not require
photographs or documentation. [Minn. R. 7090]
11.10 Permittees must ensure that at least one individual present on the site (or available to the project site in three (3) calendar
days) is trained in the job duties described in item 21.2.b. [Minn. R. 7090]
11.11 Permittees may adjust the inspection schedule described in item 11.2 as follows:
a.inspections of areas with permanent cover can be reduced to once per month, even if construction activity continues on
other portions of the site; or
b.where sites have permanent cover on all exposed soil and no construction activity is occurring anywhere on the site,
inspections can be reduced to once per month and, after 12 months, may be suspended completely until construction
activity resumes. The MPCA may require inspections to resume if conditions warrant; or
c.where construction activity has been suspended due to frozen ground conditions, inspections may be suspended.
Inspections must resume within 24 hours of runoff occurring, or upon resuming construction, whichever comes first.
d.for projects where a pollinator habitat or native prairie type vegetated cover is being established, inspections may be
reduced to once per month if the site has temporary vegetation with a density of 70% temporary uniform cover. If after 24
months no significant erosion problems are observed, inspections may be suspended completely until the termination
requirements in section 13 have been met. [Minn. R. 7090]
11.12 Permittees must record all inspections and maintenance activities within 24 hours of being conducted and these records
must be retained with the SWPPP. These records must include:
a.date and time of inspections; and
b.name of persons conducting inspections; and
c.accurate findings of inspections, including the specific location where corrective actions are needed; and
d.corrective actions taken (including dates, times, and party completing maintenance activities); and
e.date of all rainfall events greater than 1/2 inches in 24 hours, and the amount of rainfall for each event. Permittees must
obtain rainfall amounts by either a properly maintained rain gauge installed on-site, a weather station that is within one (1) mile of
your location, or a weather reporting system that provides site specific rainfall data from radar summaries; and
f.if permittees observe a discharge during the inspection, they must record and should photograph and describe the
location of the discharge (i.e., color, odor, settled or suspended solids, oil sheen, and other obvious indicators of pollutants);
and
g.any amendments to the SWPPP proposed as a result of the inspection must be documented as required in Section 6
within seven (7) calendar days; and
h.all photographs of dewatering activities and documentation of nuisance conditions resulting from dewatering activities as
described in section 10. [Minn. R. 7090]
12.1 Pollution Prevention Management Measures. [Minn. R. 7090]
12.2 Permittees must place construction materials and landscape materials under cover (e.g., plastic sheeting or temporary
days)or protect them by similarly effective means designed to minimize contact with stormwater. Permittees are not
required to cover or protect products which are either not a source of contamination to stormwater or are designed to be
exposed to stormwater. [Minn. R. 7090]
12.3 Permittees must place pesticides, fertilizers and treatment chemicals under cover (e.g., plastic sheeting or temporary roofs) or
protect them by similarly effective means designed to minimize contact with stormwater. [Minn. R. 7090]
12.4 Permittees must store hazardous materials and toxic waste, (including oil, diesel fuel, gasoline, hydraulic fluids, paint
solvents, petroleum-based products, wood preservatives, additives, curing compounds, and acids) in sealed containers to
prevent spills, leaks or other discharge. Storage and disposal of hazardous waste materials must be in compliance with
Minn. R. ch. 7045 including secondary containment as applicable. [Minn. R. 7090]
12.5 Permittees must properly store, collect and dispose solid waste in compliance with Minn. R. ch. 7035. [Minn. R. 7035]
12.6 Permittees must position portable toilets so they are secure and will not tip or be knocked over. Permittees must properly
dispose sanitary waste in accordance with Minn. R. ch. 7041. [Minn. R. 7041]
12.7 Permittees must take reasonable steps to prevent the discharge of spilled or leaked chemicals, including fuel, from any area
where chemicals or fuel will be loaded or unloaded including the use of drip pans or absorbents unless infeasible.
Permittees must ensure adequate supplies are available at all times to clean up discharged materials and that an
appropriate disposal method is available for recovered spilled materials. Permittees must report and clean up spills
immediately as required by Minn. Stat. 115.061, using dry clean up measures where possible. [Minn. Stat. 115.061]
12.8 Permittees must limit vehicle exterior washing and equipment to a defined area of the site. Permittees must contain runoff
from the washing area in a sediment basin or other similarly effective controls and must dispose waste from the washing activity
properly. Permittees must properly use and store soaps, detergents, or solvents. [Minn. R. 7090]
12.9 Permittees must provide effective containment for all liquid and solid wastes generated by washout operations (e.g.,
concrete, stucco, paint, form release oils, curing compounds and other construction materials) related to the construction
activity. Permittees must prevent liquid and solid washout wastes from contacting the ground and must design the
containment so it does not result in runoff from the washout operations or areas. Permittees must properly dispose liquid
and solid wastes in compliance with MPCA rules. Permittees must install a sign indicating the location of the washout
facility. [Minn. R. 7035, Minn. R. 7090]
13.1 Permit Termination Conditions. [Minn. R. 7090]
13.2 Permittees must complete all construction activity and must install permanent cover over all areas prior to submitting the
NOT. Vegetative cover must consist of a uniform perennial vegetation with a density of 70 percent of its expected final growth
Vegetation is not required where the function of a specific area dictates no vegetation, such as impervious surfaces
or the base of a sand filter. [Minn. R. 7090]
13.3 Permittees must clean the permanent stormwater treatment system of any accumulated sediment and must ensure the
system meets all applicable requirements in Section 15 through 19 and is operating as designed. [Minn. R. 7090]
13.4 Permittees must remove all sediment from conveyance systems prior to submitting the NOT. [Minn. R. 7090]
13.5 Permittees must remove all temporary synthetic erosion prevention and sediment control BMPs prior to submitting the
NOT.Permittees may leave BMPs designed to decompose on-site in place. [Minn. R. 7090]
13.6 For residential construction only, permit coverage terminates on individual lots if the lot is sold to the homeowner,
structures are finished, and permanent cover has been established. For lots that are sold to the homeowner where
permanent cover has not been established, coverage terminates if temporary erosion prevention and downgradient
perimeter control is properly installed and the permittee distributes the MPCA's "Homeowner Fact Sheet" to the
homeowner. [Minn. R. 7090]
13.7 For construction projects on agricultural land (e.g., pipelines across cropland), permittees must return the disturbed land to its
preconstruction agricultural use prior to submitting the NOT. [Minn. R. 7090]
13.8 When submitting the NOT, Permittees must include either ground or aerial photographs showing the requirements of 13.2
have been met. Permittees are not required to take photographs of every distinct part of the site, however the conditions
portrayed must be substantially similar to those areas that are not photographed. Photographs must be clear and in focus and must
include the date the photo was taken. [Minn. R. 7090]
14.1 Temporary Sediment Basins. [Minn. R. 7090]
14.2 Where ten (10) or more acres of disturbed soil (5 acres for sites discharging to special or impaired waters, see section 24)
drain to a common location, permittees must provide a temporary sediment basin to provide treatment of the runoff
before it leaves the construction site or enters surface waters. Permittees may convert a temporary sediment basin to a
permanent basin after construction is complete. The temporary basin is no longer required when permanent cover has
reduced the acreage of disturbed soil to less than ten (10) acres draining to a common location. [Minn. R. 7090]
14.3 The temporary basin must provide live storage for a calculated volume of runoff from a two (2)-year, 24-hour storm from
each acre drained to the basin or 1,800 cubic feet of live storage per acre drained, whichever is greater. [Minn. R. 7090]
14.4 Where permittees have not calculated the two (2)-year, 24-hour storm runoff amount, the temporary basin must provide
3,600 cubic feet of live storage per acre of the basins' drainage area. [Minn. R. 7090]
14.5 Permittees must design basin outlets to prevent short-circuiting and the discharge of floating debris. [Minn. R. 7090]
14.6 Permittees must design the outlet structure to withdraw water from the surface to minimize the discharge of pollutants.
Permittees may temporarily suspend the use of a surface withdrawal mechanism during frozen conditions. The basin must
include a stabilized emergency overflow to prevent failure of pond integrity. [Minn. R. 7090]
14.7 Permittees must provide energy dissipation for the basin outlet within 24 hours after connection to a surface water.
[Minn. R. 7090]
14.8 Permittees must locate temporary basins outside of surface waters and any buffer zone required in item 23.11.[Minn. R. 7090]
14.9 Permittees must construct the temporary basins prior to disturbing 10 or more acres of soil draining to a common location.
[Minn. R. 7090]
14.10 Where a temporary sediment basin meeting the requirements of item 14.3 through 14.9 is infeasible, permittees must
install effective sediment controls such as smaller sediment basins and/or sediment traps, silt fences, vegetative buffer
strips or any appropriate combination of measures as dictated by individual site conditions. In determining whether
installing a sediment basin is infeasible, permittees must consider public safety and may consider factors such as site soils,
slope, and available area on-site. Permittees must document this determination of infeasibility in the SWPPP.[Minn. R. 7090]
15.1 Permanent Stormwater Treatment System. [Minn. R. 7090]
15.2 Permittees must design and implement the project so all stormwater discharged from the project during and after
construction activities does not cause a violation of state water quality standards, including nuisance conditions, erosion in
receiving channels or on downslope properties, or a significant adverse impact to wetlands caused by inundation or
decrease of flow. [Minn. R. 7090]
NPDES REQUIREMENTS
15.3 Permittees must design and construct a permanent stormwater treatment system to treat the water quality volume if the
project's ultimate development replaces vegetation and/or other pervious surfaces creating a net increase of one (1) or more
acres of cumulative impervious surface. [Minn. R. 7090]
15.4 Permittees must calculate the water quality volume as one (1) inch times the net increase of impervious surfaces created by
the project. [Minn. R. 7090]
15.5 Permittees must first consider volume reduction practices on-site (e.g., infiltration or other) when designing the permanent
stormwater treatment system. If this permit prohibits infiltration as described in item 16.14 through item 16.21, permittees may
consider a wet sedimentation basin, filtration basin or regional pond. This permit does not consider wet sedimentation basins and
filtration systems to be volume reduction practices. [Minn. R. 7090]
15.6 For projects where the full volume reduction requirement cannot be met on-site, (e.g., the site has infiltration prohibitions),
permittees must document the reasons in the SWPPP. [Minn. R. 7090]
15.7 Permittees must discharge the water quality volume to a permanent stormwater treatment system prior to discharge to a
surface water. For purposes of this item, surface waters do not include man-made drainage systems that convey
stormwater to a permanent stormwater treatment system. [Minn. R. 7090]
15.8 Where the proximity to bedrock precludes the installation of any of the permanent stormwater treatment practices
required by Sections 15 through 19, permittees must install other treatment such as grassed swales, smaller ponds, or grit
chambers, prior to the discharge of stormwater to surface waters. [Minn. R. 7090]
15.9 For linear projects where permittees cannot treat the entire water quality volume within the existing right-of-way,
permittees must make a reasonable attempt to obtain additional right-of-way, easement or other permission for
stormwater treatment during the project planning process. Documentation of these attempts must be in the SWPPP.
Permittees must still consider volume reduction practices first as described in item 15.5. If permittees cannot obtain
additional right-of-way, easement or other permission, they must maximize the treatment of the water quality volume prior
to discharge to surface waters. [Minn. R. 7090]
16.1 Infiltration Systems. [Minn. R. 7090]
16.2 Infiltration options include, but are not limited to: infiltration basins, infiltration trenches, rainwater gardens, bioretention
areas without underdrains, swales with impermeable check dams, and natural depressions. If permittees utilize an infiltration
system to meet the requirements of this permit, they must incorporate the design parameters in item 16.3
through item 16.21. Permittees must follow the infiltration prohibition in item 16.14 anytime an infiltration system is
designed, including those not required by this permit. [Minn. R. 7090]
16.3 Permittees must design infiltration systems such that pre-existing hydrologic conditions of wetlands in the vicinity are not
impacted (e.g., inundation or breaching a perched water table supporting a wetland). [Minn. R. 7090]
16.4 Permittees must not excavate infiltration systems to final grade, or within three (3) feet of final grade, until the contributing
drainage area has been constructed and fully stabilized unless they provide rigorous erosion prevention and sediment controls
(e.g., diversion berms) to keep sediment and runoff completely away from the infiltration area. [Minn. R. 7090]
16.5 When excavating an infiltration system to within three (3) feet of final grade, permittees must stake off and mark the area so
heavy construction vehicles or equipment do not compact the soil in the infiltration area. [Minn. R. 7090]
16.6 Permittees must use a pretreatment device such as a vegetated filter strip, forebay, or water quality inlet (e.g., grit
chamber) to remove solids, floating materials, and oil and grease from the runoff, to the maximum extent practicable,
before the system routes stormwater to the infiltration system. [Minn. R. 7090]
16.7 Permittees must design infiltration systems to provide a water quality volume (calculated as an instantaneous volume) of
one (1) inch of runoff, or one (1) inch minus the volume of stormwater treated by another system on the site, from the net
increase of impervious surfaces created by the project. [Minn. R. 7090]
16.8 Permittees must design the infiltration system to discharge all stormwater (including stormwater in excess of the water
quality volume) routed to the system through the uppermost soil surface or engineered media surface within 48 hours.
Permittees must route additional flows that cannot infiltrate within 48 hours to bypass the system through a stabilized
discharge point. [Minn. R. 7090]
16.9 Permittees must provide a means to visually verify the infiltration system is discharging through the soil surface or filter
media surface within 48 hours or less. [Minn. R. 7090]
16.10 Permittees must provide at least one soil boring, test pit or infiltrometer test in the location of the infiltration practice for
determining infiltration rates. [Minn. R. 7090]
16.11 For design purposes, permittees must divide field measured infiltration rates by 2 as a safety factor or permittees can use
soil-boring results with the infiltration rate chart in the Minnesota Stormwater Manual to determine design infiltration
rates.When soil borings indicate type A soils, permittees should perform field measurements to verify the rate is not above 8.3
inches per hour. This permit prohibits infiltration if the field measured infiltration rate is above 8.3 inches per hour.
[Minn. R. 7090]
16.12 Permittees must employ appropriate on-site testing to ensure a minimum of three (3) feet of separation from the
seasonally saturated soils (or from bedrock) and the bottom of the proposed infiltration system. [Minn. R. 7090]
16.13 Permittees must design a maintenance access, typically eight (8) feet wide, for the infiltration system. [Minn. R. 7090]
16.14 This permit prohibits permittees from constructing infiltration systems that receive runoff from vehicle fueling and
maintenance areas including construction of infiltration systems not required by this permit. [Minn. R. 7090]
16.15 This permit prohibits permittees from constructing infiltration systems where infiltrating stormwater may mobilize high
levels of contaminants in soil or groundwater. Permittees must either complete the MPCA's contamination screening
checklist or conduct their own assessment to determine the suitability for infiltration. Permittees must retain the checklist
or assessment with the SWPPP. For more information and to access the MPCA's "contamination screening checklist" see the
Minnesota Stormwater Manual. [Minn. R. 7090]
16.16 This permit prohibits permittees from constructing infiltration systems in areas where soil infiltration rates are field
measured at more than 8.3 inches per hour unless they amend soils to slow the infiltration rate below 8.3 inches per hour.
[Minn. R. 7090]
16.17 This permit prohibits permittees from constructing infiltration systems in areas with less than three (3) feet of separation
distance from the bottom of the infiltration system to the elevation of the seasonally saturated soils or the top of bedrock.
[Minn. R. 7090]
16.18 This permit prohibits permittees from constructing infiltration systems in areas of predominately Hydrologic Soil Group type
D soils (clay). [Minn. R. 7090]
16.19 This permit prohibits permittees from constructing infiltration systems within a Drinking Water Supply Management Area
(DWSMA) as defined in Minn. R. 4720.5100, subp. 13, if the system will be located:
a.in an Emergency Response Area (ERA) within a DWSMA classified as having high or very high vulnerability as defined by the
Minnesota Department of Health; or
b.in an ERA within a DWSMA classified as moderate vulnerability unless a regulated MS4 Permittee performed or approved a
higher level of engineering review sufficient to provide a functioning treatment system and to prevent adverse impacts to
groundwater; or
c.outside of an ERA within a DWSMA classified as having high or very high vulnerability, unless a regulated MS4 Permittee
performed or approved a higher level of engineering review sufficient to provide a functioning treatment system and to prevent
adverse impacts to groundwater.
See "higher level of engineering review" in the Minnesota Stormwater Manual for more information. [Minn. R. 7090]
16.20 This permit prohibits permittees from constructing infiltration systems in areas within 1,000 feet upgradient or 100 feet
downgradient of active karst features. [Minn. R. 7090]
16.21 This permit prohibits permittees from constructing infiltration systems in areas that receive runoff from the following
industrial facilities not authorized to infiltrate stormwater under the NPDES stormwater permit for industrial activities:
wood preserving facilities; automobile salvage yards; scrap recycling and waste recycling facilities; hazardous waste
treatment, storage, or disposal facilities; or air transportation facilities that conduct deicing activities. [Minn. R. 7090]
17.1 Filtration Systems. [Minn. R. 7090]
17.2 Filtration options include but are not limited to: sand filters with underdrains, biofiltration areas, swales using underdrains
with impermeable check dams and underground sand filters. If permittees utilize a filtration system to meet the permanent
stormwater treatment requirements of this permit, they must comply with items 17.3 through 17.11. [Minn. R. 7090]
17.3 Permittees must not install filter media until they construct and fully stabilize the contributing drainage area unless they
provide rigorous erosion prevention and sediment controls (e.g., diversion berms) to keep sediment and runoff completely
away from the filtration area. [Minn. R. 7090]
17.4 Permittees must design filtration systems to remove at least 80 percent of TSS. [Minn. R. 7090]
17.5 Permittees must use a pretreatment device such as a vegetated filter strip, small sedimentation basin, water quality inlet,
forebay or hydrodynamic separator to remove settleable solids, floating materials, and oils and grease from the runoff, to the
maximum extent practicable, before runoff enters the filtration system. [Minn. R. 7090]
17.6 Permittees must design filtration systems to treat a water quality volume (calculated as an instantaneous volume) of one (1)
inch of runoff, or one (1) inch minus the volume of stormwater treated by another system on the site, from the net increase of
impervious surfaces created by the project. [Minn. R. 7090]
17.7 Permittees must design the filtration system to discharge all stormwater (including stormwater in excess of the water
quality volume) routed to the system through the uppermost soil surface or engineered media surface within 48 hours.
Additional flows that the system cannot filter within 48 hours must bypass the system or discharge through an emergency
overflow. [Minn. R. 7090]
17.8 Permittees must design the filtration system to provide a means to visually verify the system is discharging through the soil
surface or filter media within 48 hours. [Minn. R. 7090]
17.9 Permittees must employ appropriate on-site testing to ensure a minimum of three (3) feet of separation between the
seasonally saturated soils (or from bedrock) and the bottom of the proposed filtration system. [Minn. R. 7090]
17.10 Permittees must ensure that filtration systems with less than three (3) feet of separation between seasonally saturated soils
or from bedrock are constructed with an impermeable liner. [Minn. R. 7090]
17.11 The permittees must design a maintenance access, typically eight (8) feet wide, for the filtration system. [Minn. R. 7090]
18.1 Wet Sedimentation Basin. [Minn. R. 7090]
18.2 Permittees using a wet sedimentation basin to meet the permanent stormwater treatment requirements of this permit
must incorporate the design parameters in item 18.3 through 18.10. [Minn. R. 7090]
18.3 Permittees must design the basin to have a permanent volume of 1,800 cubic feet of storage below the outlet pipe for each
acre that drains to the basin. The basin's permanent volume must reach a minimum depth of at least three (3) feet and
must have no depth greater than 10 feet. Permittees must configure the basin to minimize scour or resuspension of solids.
[Minn. R. 7090]
18.4 Permittees must design the basin to provide live storage for a water quality volume (calculated as an instantaneous volume)
of one (1) inch of runoff, or one (1) inch minus the volume of stormwater treated by another system on the site, from the net
increase in impervious surfaces created by the project. [Minn. R. 7090]
18.5 Permittees must design basin outlets so the water quality volume discharges at no more than 5.66 cubic feet per second (cfs)
per acre of surface area of the basin. [Minn. R. 7090]
18.6 Permittees must design basin outlets to prevent short-circuiting and the discharge of floating debris. Basin outlets must
have energy dissipation. [Minn. R. 7090]
18.7 Permittees must design the basin to include a stabilized emergency overflow to accommodate storm events in excess of the
basin's hydraulic design. [Minn. R. 7090]
18.8 Permittees must design a maintenance access, typically eight (8) feet wide, for the basin. [Minn. R. 7090]
18.9 Permittees must locate basins outside of surface waters and any buffer zone required in item 23.11. Permittees must design
basins to avoid draining water from wetlands unless the impact to the wetland complies with the requirements of Section 22.
[Minn. R. 7090]
18.10 Permittees must design basins using an impermeable liner if located within active karst terrain. [Minn. R. 7090]
19.1 Regional Wet Sedimentation Basins. [Minn. R. 7090]
19.2 When the entire water quality volume cannot be treated by volume reduction practices on-site, permittees can use or
create regional wet sedimentation basins provided they are constructed basins, not a natural wetland or water body,
(wetlands used as regional basins must be mitigated for, see Section 22). The owner must ensure the regional basin
conforms to all requirements for a wet sedimentation basin as described in items 18.3 through 18.10 and must be large
enough to account for the entire area that drains to the regional basin. Permittees must verify that the regional basin will
discharge at no more than 5.66 cfs per acre of surface area of the basin and must provide a live storage volume of one-inch
times all the impervious area draining to the basin. Permittees cannot significantly degrade waterways between the project
and the regional basin. The owner must obtain written authorization from the applicable LGU or private entity that owns
and maintains the regional basin. [Minn. R. 7090]
20.1 SWPPP Availability. [Minn. R. 7090]
20.2 Permittees must keep the SWPPP on-site, or electronically available on-site, during normal working hours with personnel
who have operational control over the applicable portion of the site, including all changes to the SWPPP, inspections, and
maintenance records. [Minn. R. 7090]
21.1 Training Requirements. [Minn. R. 7090]
21.2 Permittees must ensure all of the following individuals receive training and the content and extent of the training is
commensurate with the individual's job duties and responsibilities with regard to activities covered under this permit:
a.Individuals preparing the SWPPP for the project.
b.Individuals overseeing implementation of, revising and/or amending the SWPPP and individuals performing inspections
for the project. One of these individuals must be available for an on-site inspection within 72 hours upon request by the MPCA.
c.Individuals performing or supervising the installation, maintenance and repair of BMPs. [Minn. R. 7090]
21.3 Permittees must ensure individuals identified in Section 21 receive training from local, state, federal agencies, professional
organizations, or other entities with expertise in erosion prevention, sediment control, permanent stormwater treatment and the
Minnesota NPDES/SDS Construction Stormwater permit. Permittees must ensure these individuals attend a refresher-training
course every three (3) years. [Minn. R. 7090]
22.1 Requirements for Discharges to Wetlands. [Minn. R. 7050.0186]
22.2 If the project has any discharges with the potential for significant adverse impacts to a wetland, (e.g., conversion of a
natural wetland to a stormwater pond) permittees must demonstrate that the wetland mitigative sequence has been
followed in accordance with items 22.3 or 22.4. [Minn. R. 7050.0186]
22.3 If the potential adverse impacts to a wetland on a specific project site are addressed by permits or other approvals from an
official statewide program (U.S. Army Corps of Engineers 404 program, Minnesota Department of Natural Resources, or the State
of Minnesota Wetland Conservation Act) that are issued specifically for the project and project site, permittees may
use the permit, decision or other determination issued by these agencies to show the potential adverse impacts are
addressed. For purposes of this permit, deminimus actions are determinations by the permitting agency that address the
project impacts, whereas a non-jurisdictional determination does not address project impacts. [Minn. R. 7090]
22.4 If there are impacts from the project not addressed in one of the permits, decisions or other determinations discussed in
item 22.3 (e.g., permanent inundation or flooding of the wetland, significant degradation of water quality, excavation,
filling, draining), permittees must minimize all adverse impacts to wetlands by utilizing appropriate measures. Permittees
must use measures based on the nature of the wetland, its vegetative community types and the established hydrology.
These measures include in order of preference:
a.avoid all significant adverse impacts to wetlands from the project and post-project discharge;
b.minimize any unavoidable impacts from the project and post-project discharge;
c.provide compensatory mitigation when the permittees determine(s) that there is no reasonable and practicable
alternative to having a significant adverse impact on a wetland. For compensatory mitigation, wetland restoration or
creation must be of the same type, size and whenever reasonable and practicable in the same watershed as the impacted
wetland. [Minn. R. 7050.0186]
23.1 Additional Requirements for Discharges to Special (Prohibited, Restricted, Other) and Impaired Waters. [Minn. R. 7090]
23.2 The BMPs identified for each special or impaired water are required for those areas of the project draining to a discharge
point on the project that is within one mile (aerial radius measurement) of special or impaired water and flows to that
special or impaired water. [Minn. R. 7090]
23.3 Discharges to the following special waters identified as Prohibited in Minn. R. 7050.0335 subp. 3 must incorporate the BMPs
outlined in items 23.9, 23.10, 23.11, 23.13 and 23.14:
a.Boundary Waters Canoe Area Wilderness; Voyageurs National Park; Kettle River from the site of the former dam at
Sandstone to its confluence with the Saint Croix River; Rum River from Ogechie Lake spillway to the northernmost
confluence with Lake Onamia.
b.Those portions of Lake Superior North of latitude 47 degrees, 57 minutes, 13 seconds, East of Hat Point, South of the
Minnesota-Ontario boundary, and West of the Minnesota-Michigan boundary;
c.Scientific and Natural Areas identified as in Minn. R. 7050.0335 Subp. 3: Boot Lake, Anoka County; Kettle River in sections
15, 22, 23, T 41 N, R 20, Pine County; Pennington Bog, Beltrami County; Purvis Lake-Ober Foundation, Saint Louis County; waters
within the borders of Itasca Wilderness Sanctuary, Clearwater County; Iron Springs Bog, Clearwater County;
Wolsfeld Woods, Hennepin County; Green Water Lake, Becker County; Blackdog Preserve, Dakota County; Prairie Bush
Clover, Jackson County; Black Lake Bog, Pine County; Pembina Trail Preserve, Polk County; and Falls Creek, Washington
County. [Minn. R. 7050.0335, subp. 3]
23.4 Discharges to the following special waters identified as Restricted in Minn. R. 7050.0335 subp.1 must incorporate the BMPs
outlined in items 23.9, 23.10 and 23.11:
a.Lake Superior, except those portions identified as prohibited in item 23.3.b;
b.Mississippi River in those portions from Lake Itasca to the southerly boundary of Morrison County that are included in the
Mississippi Headwaters Board comprehensive plan dated February 12, 1981;
c.Scenic or Recreational River Segments: Saint Croix River, entire length; Cannon River from northern city limits of Faribault
to its confluence with the Mississippi River; North Fork of the Crow River from Lake Koronis outlet to the Meeker-Wright county
line; Kettle River from north Pine County line to the site of the former dam at Sandstone; Minnesota River from Lac que Parle
dam to Redwood County State Aid Highway 11; Mississippi River from County State Aid Highway 7 bridge in Saint Cloud to
northwestern city limits of Anoka; and Rum River from State Highway 27 bridge in Onamia to Madison and Rice streets in Anoka;
d.Lake Trout Lakes identified in Minn. R. 7050.0335 including lake trout lakes inside the boundaries of the Boundary Waters
Canoe Area Wilderness and Voyageurs National Park;
e.Calcareous Fens listed in Minn. R. 7050.0335, subp. 1. [Minn. R. 7050.0335, subp. 1]
23.5 Discharges to the Trout Lakes (other special water) identified in Minn. R. 6264.0050, subp. 2 and Minn. R. 7050.0420 must
incorporate the BMPs outlined in items 23.9, 23.10 and 23.11. [Minn. R. 6264.0050, subp. 2, Minn. R. 7050]
23.6 Discharges to the Trout Streams (other special water) listed in Minn. R. 6264.0050, subp. 4 and Minn. R. 7050.0420 must
incorporate the BMPs outlined in items 23.9, 23.10, 23.11 and 23.12. [Minn. R. 6264.0050, subp. 4, Minn. R. 7050]
23.7 Discharges to impaired waters or a water with an USEPA approved TMDL for any of the impairments listed in this item must
incorporate the BMPs outlined in items 23.9 and 23.10. Impaired waters are waters identified as impaired under section
303 (d) of the federal Clean Water Act for phosphorus (nutrient eutrophication biological indicators, nutrients), turbidity,
TSS, dissolved oxygen or aquatic biota (fish bioassessment, aquatic plant bioassessment and aquatic macroinvertebrate
bioassessment, benthic macroinvertebrate bioassessment). Terms used for the pollutants or stressors in this item are
subject to change. [Minn. R. 7090]
23.8 Where the additional BMPs in this Section conflict with requirements elsewhere in this permit, items 23.9 through 23.14
take precedence. [Minn. R. 7090]
23.9 Permittees must immediately initiate stabilization of exposed soil areas, as described in item 8.5 & 8.8, and complete the
stabilization within seven (7) calendar days after the construction activity in that portion of the site temporarily or
permanently ceases. [Minn. R. 7090]
23.10 Permittees must provide a temporary sediment basin as described in Section 14 for common drainage locations that serve
an area with five (5) or more acres disturbed at one time. [Minn. R. 7090]
23.11 Permittees must include an undisturbed buffer zone of not less than 100 linear feet from a special water (not including
tributaries) and must maintain this buffer zone at all times, both during construction and as a permanent feature post
construction, except where a water crossing or other encroachment is necessary to complete the project. Permittees must
fully document the circumstance and reasons the buffer encroachment is necessary in the SWPPP and include restoration
activities. This permit allows replacement of existing impervious surface within the buffer. Permittees must minimize all
potential water quality, scenic and other environmental impacts of these exceptions by the use of additional or redundant
(double)BMPs and must document this in the SWPPP for the project. [Minn. R. 7090]
23.12 Permittees must design the permanent stormwater treatment system so the discharge from the project minimizes any
increase in the temperature of trout streams resulting from the one (1) and two (2) year 24-hour precipitation events. This
includes all tributaries of designated trout streams located within the same Public Land Survey System (PLSS) Section.
Permittees must incorporate one or more of the following measures, in order of preference:
a.Provide stormwater infiltration or other volume reduction practices as described in item 15.4 and 15.5, to reduce runoff.
Infiltration systems must discharge all stormwater routed to the system within 24 hours.
b.Provide stormwater filtration as described in Section 17. Filtration systems must discharge all stormwater routed to the
system within 24 hours.
c.Minimize the discharge from connected impervious surfaces by discharging to vegetated areas, or grass swales, and
through the use of other non-structural controls.
d.If ponding is used, the design must include an appropriate combination of measures such as shading, vegetated swale
discharges or constructed wetland treatment cells that limit temperature increases. The pond must be designed as a dry pond
and should draw down in 24 hours or less.
e.Other methods that minimize any increase in the temperature of the trout stream. [Minn. R. 7090]
23.13 Permittees must conduct routine site inspections once every three (3) days as described in item 11.2 for projects that
discharge to prohibited waters. [Minn. R. 7090]
23.14 If discharges to prohibited waters cannot provide volume reduction equal to one (1) inch times the net increase of
impervious surfaces as required in item 15.4 and 15.5, permittees must develop a permanent stormwater treatment system
design that will result in no net increase of TSS or phosphorus to the prohibited water. Permittees must keep the plan in the
SWPPP for the project. [Minn. R. 7090]
24.1 General Provisions. [Minn. R. 7090]
24.2 If the MPCA determines that an individual permit would more appropriately regulate the construction activity, the MPCA
may require an individual permit to continue the construction activity. Coverage under this general permit will remain in
effect until the MPCA issues an individual permit. [Minn. R. 7001.0210, subp. 6]
24.3 If the permittee cannot meet the terms and conditions of this general permit, an owner may request an individual permit, in
accordance with Minn. R. 7001.0210 subp. 6. [Minn. R. 7001.0210, subp. 6]
24.4 Any interested person may petition the MPCA to require an individual NPDES/SDS permit in accordance with 40 CFR
122.28(b)(3). [40 CFR 122.28(b)(3)]
24.5 In addition to the requirement found in section 20, permittees must make the SWPPP, including all inspection reports,
maintenance records, training records and other information required by this permit, available to federal, state, and local
officials within three (3) days upon request for the duration of the permit and for three (3) years following the NOT.
[Minn. R. 7090]
24.6 Permittees may not assign or transfer this permit except when the transfer occurs in accordance with the applicable
requirements of item 3.7 and 3.8. [Minn. R. 7090]
24.7 Nothing in this permit must be construed to relieve the permittees from civil or criminal penalties for noncompliance with
the terms and conditions provided herein. Nothing in this permit must be construed to preclude the initiation of any legal action
or relieve the permittees from any responsibilities, liabilities, or penalties to which the permittees is/are or may be subject to
under Section 311 of the Clean Water Act and Minn. Stat. Section 115 and 116, as amended. Permittees are not
liable for permit requirements for activities occurring on those portions of a site where the permit has been transferred to
another party as required in item 3.7 or the permittees have submitted the NOT as required in Section 4. [Minn. R. 7090]
24.8 The provisions of this permit are severable. If any provision of this permit or the application of any provision of this permit to
any circumstances is held invalid, the application of such provision to other circumstances, and the remainder of this permit must
not be affected thereby. [Minn. R. 7090]
24.9 The permittees must comply with the provisions of Minn. R. 7001.0150, subp. 3 and Minn. R. 7001.1090, subp. 1(A), 1(B),
1(C), 1(H), 1(I), 1(J), 1(K), and 1(L). [Minn. R. 7001]
24.10 The permittees must allow access as provided in 40 CFR 122.41(i) and Minn. Stat. Section 115.04. The permittees must
allow representatives of the MPCA or any member, employee or agent thereof, when authorized by it, upon presentation of
credentials, to enter upon any property, public or private, for the purpose of obtaining information or examination of
records or conducting surveys or investigations. [40 CFR 122.41(i)]
24.11 For the purposes of Minn. R. 7090 and other documents that reference specific sections of this permit, "Stormwater
Discharge Design Requirements" corresponds to Sections 5, 6 and 14 through 21; "Construction Activity Requirements"
corresponds to Sections 7 through 13; and "Appendix A" corresponds to Sections 22 and 23. [Minn. R. 7090]
Page 201 of 223
PROJECT NO.
24282
CAD FILE
02/25/26
DATE
REVISIONS
DRAWN BY Date:Reg.No.ERIC P. FAGERBERG5377202/25/262026-04-02 CITY COMMENTS2999 WEST C.R. 42, SUITE 100BURNSVILLE, MN 55306PHONE: 952-890-6044info@mnhill.comwww.mnhill.comI hereby certify that this plan,specification or report was preparedby me or under my direct supervisionand that I am a duly LicensedProfessional Engineer under the lawsof the State of Minnesota.PRELIMINARYMENDOTA HEIGHTS, MINNESOTALEXINGTON HEIGHTS ADDITIONCONDOR CORPORATIONFOR2320 LEXINGTON AVENUE, MENDOTA HEIGHTS, MN 55120F:\_Civil 3D Projects\24282\PRE-PLAT PLANS\24282ERD.dwg - 4/02/2026 11:26AM24282ERD
C303
VUNEROSION & SEDIMENT CONTROL DETAILSPage 202 of 223
EXISTINGCLUBHOUSEPOOLPONDPARKING GARAGEBELOW GRADEPATIOGARAGEPROPOSED INFILTRATION BASIN
12" RCP12" RCP12" CIP 12" CIP12" RCP12" RCP PROPOSED INFILTRATION BASINBOTTOM=878.00OLE=878.75100 YEAR HWL=879.49INFILTRATION CAPACITY=4,587 CFHALF-STOP ELEVATORAT MAIN ENTRANCELEXINGTON AVENUE
INTERSTATE 35E11.17%PROPOSED BUILDINGFFE=896.00GFE=885.33GS895.60GS/EOF895.00CB/LP889.63GS890.40TC/CB883.32TC/CB883.82TC890.60TC891.20MATCH EX TC883.34TC894.32TC895.06TC/HP894.15TC893.75MATCH EX TC???TC891.30TC891.20TC891.40TC888.75TC888.48TC885.83GS890.10GS889.80TC/HP894.65TC888.30TC888.17GS895.50GS894.45GS890.46GS890.80GS894.30GS894.00GS896.00GS896.00GS896.00GS895.50GS895.50GS896.00GS895.60GS895.60TC885.83TC/LP885.50TC/LP885.50MATCH EX TC888.03FULL TC890.53TC/G890.10TC/G890.20FULL TC890.77TC890.80TC890.50TC889.35GS894.00GS893.00GS890.77GS892.13GS892.71GS894.28GS893.25MATCH EX TC882.28CONC891.16892890888890892892890888886884882880880878882884886888890892886884882884882884886886888890
8928
9
2
894896898900902904906908910912892894896898900906908910912892894896898900902904882892890890892888884890888886
TC888.65TC887.97TC887.87TC888.35MATCH EX TC888.07TC888.20GS882.00GS882.00GS882.00GS882.00GS896.00888CONC888.78894
892 878TC891.85TC892.20892TC893.828948
9
2TW:886.1BW:886.1TW:888.5BW:886.1TW:888.5BW:886.1TW:888.5BW:886.1TW:886.1BW:886.1880882884886 890888 880882GS878.00GS878.00GS878.00GS878.00882880EXISTINGAPARTMENTBUILDINGEXISTINGTENNISCOURTEXISTINGPOOLEXISTINGCLUBHOUSEEXISTINGPONDEX BIT879.62EOF881.50PROJECT NO.24282CAD FILE02/25/26DATEREVISIONSDRAWN BYDate:Reg.No.
ERIC P. FAGERBERG
5377202/25/262026-04-02 CITY COMMENTS2999 WEST C.R. 42, SUITE 100
BURNSVILLE, MN 55306
PHONE: 952-890-6044
info@mnhill.com
www.mnhill.com
I hereby certify that this plan,
specification or report was prepared
by me or under my direct supervision
and that I am a duly Licensed
Professional Engineer under the laws
of the State of Minnesota.
P
R
E
L
I
M
I
N
A
R
Y
MENDOTA HEIGHTS, MINNESOTA
LEXINGTON HEIGHTS ADDITION
CONDOR CORPORATIONFOR
2320 LEXINGTON AVENUE, MENDOTA HEIGHTS, MN 55120
F:\_Civil 3D Projects\24282\PRE-PLAT PLANS\24282G.dwg - 4/02/2026 11:27AM
GRADING & DRAINAGE PLAN PROPOSED CONCRETEPROPOSED ASPHALT SURFACEPROPOSED INFILTRATION BASINPROPOSED WATERMAINIIPROPOSED SANITARY SEWERPROPOSED STORM SEWER>>PROPOSED CURB & GUTTERPROPOSED RETAINING WALLPROPOSED CONTOUR923PROPOSED EMERGENCY OVERFLOWPROPOSED GRADING LIMITSEXISTING TELEPHONE BOXEXISTING ELECTRIC TRANSFORMER BOXEXISTING TREELINE/TREES>IEXISTING STORM SEWEREXISTING SANITARY SEWEREXISTING WATERMAIN>IEXISTING CURB & GUTTEREXISTING ASPHALTEXISTING CONCRETESB-1EEEEXISTING UNDERGROUND ELECTRICEXISTING TELEVISION BOXEXISTING SOIL BORING LOCATIONEXISTING CLEANOUTEXISTING SIGNTTVGGGEXISTING UNDERGROUND GASEXISTING CONTOUR923LEGEND24282GC400Know what'sbelow.before you dig.CallRSCALE IN FEET04080EPFPage 203 of 223
G GGGGGGGGGGGGGGGGGGGGGGGGGG
G G
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G
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o
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o oOHUOHUOHUOHUOHUOHUOHUOHUOHUOHUOHUOHUOHUOHUOHUOHUOHUOHUOHUOHUOHUOHUOHUOHUOHUOHUOHUOHUOHUOHUOHUOHUOHUOHUOHUOHUOHUE
E
E
E
E
E
EEEEEEEEEEEEEEEEEEEEEEOHU OHU
E
E
E
E
E
E
E
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>>>>>>>IIIIIIIIIIIIIIIIIIII
XXXXXXI I I I
I
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I
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>>>>>>>>>>>>>>>>>>>>>>EXISTING
APARTMEN
T
BUILDING
EXISTING
TENNIS
COURT
EXISTING
POOL
EXISTING
CLUBHOUS
E
EXISTING
POND
PROPOSED BUILDING
INTERSTATE 35ELEXINGTON AVENUE(MNDOT R/W PLAT NO. 19-37)30000
TRD 10 ASH
30001
TRD 8 ASH
30002
TRD 10 8 ASH
30003
TRD 8 ASH
30004
TRD 8 ASH
30005
TRD 7 ASH
30006
TRD 9 ASH 30007
TRD 8 ASH
30008
TRD 10 ASH
30009
TRD 8 ASH
30010
TRD 7 ASH30011
TRD 6 ASH
30012
TRD 7 ASH
30013
TRD 6 ASH
30014
TRD 8 6 ASH
30015
TRD 11 10 ASH
30016
TRD 8 ASH
30017
TRD 7 ASH
30018
TRD 7 ASH
30019
TRD 10 ASH
30020
TRD 22 WALNUT
30021
TRD 8 WALNUT
30022
TRD 14 14 ASH
30023
TRD 12 BASSWOOD
30024
TRD 10 BASSWOOD
30025
TRD 9 ASH
30026
TRD 18 WALNUT
30027
TRD 12 12 OAK30028
TRD 9 MAPLE
30029
TRD 9 ASH
30030
TRD 7 MAPLE
30031
TRD 8 MAPLE
30032
TRD 12 WALNUT
30033
TRD 13 12 11 WALNUT
20026
" ASH
20029
" SPRUCE
20031
" SPRUCE
20071
" ASH
20107
" SPRUCE
20108
" SPRUCE
20109
" SPRUCE
20116
" ASH
20117
" SPRUCE
20166
18" LOCUST
20167
18" LOCUST
20173
10" SOFT MAPLE
20179
11" PINE
20183
15" CRAB
20184
8" CRAB
20195
4" PINE
20203
10" SOFT MAPLE
20209
6" SOFT MAPLE
20214
11" PINE
20221
24" LOCUST
20222
18" LOCUST
20224
19" LOCUST
20234
16" LOCUST
20261
24" LOCUST
20265
8" SOFT MAPLE
20275
10" CRAB
20276
12" CRAB
20277
15" CRAB
20278
10" CRAB
20279
12" CRAB
20280
15" CRAB
20293
17" CRAB
20294
11" PINE
20295
14" SOFT MAPLE
20296
15" SOFT MAPLE 20297
11" SOFT MAPLE
20298
18" ASH
20299
8" SOFT MAPLE
20300
6" OAK
20301
14" SOFT MAPLE
20302
17" SOFT MAPLE
20369
20" ASH
PROJECT NO.
24282
CAD FILE
02/25/26
DATE
REVISIONS
DRAWN BY Date:Reg.No.ERIC P. FAGERBERG5377202/25/262026-04-02 CITY COMMENTS2999 WEST C.R. 42, SUITE 100BURNSVILLE, MN 55306PHONE: 952-890-6044info@mnhill.comwww.mnhill.comI hereby certify that this plan,specification or report was preparedby me or under my direct supervisionand that I am a duly LicensedProfessional Engineer under the lawsof the State of Minnesota.PRELIMINARYMENDOTA HEIGHTS, MINNESOTALEXINGTON HEIGHTS ADDITIONCONDOR CORPORATIONFOR2320 LEXINGTON AVENUE, MENDOTA HEIGHTS, MN 55120F:\_Civil 3D Projects\24282\PRE-PLAT PLANS\24282TP.dwg - 4/02/2026 11:27AM24282TP
C401TREE PERSERVATIONVUN
LEGEND
Know what's below.before you dig.Call
R
SCALE IN FEET
0 40 80
EXISTING TREE
GRADING/DISTURBANCE LIMITS
REMOVE TREE
EXISTING TREE (OFF-SITE)
TREE REMOVAL
POINT NO.SIZE (IN.)SPECIES
20026 XX ASH
20029 XX SPRUCE
20031 XX SPRUCE
20071 XX ASH
20107 XX SPRUCE
20108 XX SPRUCE
20109 XX SPRUCE
20116 XX ASH
20117 XX SPRUCE
20294 11 PINE
20295 14 SOFT MAPLE
20296 15 SOFT MAPLE
20297 56 SOFT MAPLE
20298 18 ASH
20299 20 SOFT MAPLE
20300 6 OAK
20369 20 ASH
30000 10 ASH
30001 8 ASH
30004 8 ASH
30005 7 ASH
30012 7 ASH
30013 6 ASH
30014 14 ASH
30015 21 ASH
30016 8 ASH
30017 7 ASH
30018 7 ASH
30025 9 ASH
30028 9 MAPLE
30029 9 ASH
30030 7 MAPLE
30031 8 MAPLE
30032 12 WALNUT
TOTAL TREES
REMOVED 35
TOTAL
CALIPERS INCH
REMOVED 317
Page 204 of 223
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>>>>>>>>>>>>>>>>>>>>>>STMH-104
RE 892.84
15" INV 884.75 S
18" INV 883.00 NW
BLD=9.84'
CB-105
RE 889.63
15" INV 885.67 N
BLD=3.96'
STMH-103
RE 891.66
18" INV 881.47 SE
18" INV 879.55 W
12" INV 879.55 S
BLD=12.11'
CBMH-102
RE 883.32
18" INV 878.99 E
18" INV 878.99 S
BLD=4.33'
CBMH-101
RE 883.82
18" INV 878.89 N
24" INV 878.93 SW
4.0' SUMP INV 874.89
BLD=8.93'
PROVIDE PRESERVER ENERGY DISSIPATOR & SKIMMER
SIZE PER MANUFACTURERS RECOMMENDATIONS
STMH-107
RE 888.98
12" INV 882.70 N
12" INV 882.79 SE
12" INV 888.48 NE
BLD=6.28'
FES-100
24" INV 878.75 NE
FES-200
18" INV 877.10 E
OCS-201
RE 879.03
18" INV 877.20 W
BLD=1.83'
162 LF - 18"
HDPE @ 0.3
5
%
25 LF - 18"
HDPE @ 0.40%
153
L
F
-
1
8
"
HDP
E
@
1
.
0
0
%102 LF - 15"HDPE @ 0.90%37 LF - 18"
RCP CL 5 @ 0.26%
RD-1
12" INV 890.00 W
16 LF - 12"
PVC SCH-40 @ 0.00%
STMH-106
12" INV 881.08 S
12" INV 881.08 N
12" INV 890.00 E153 LF - 12"HDPE @ 1.00%202 LF - 12"HDPE @ 0.80%41 LF - 12"
HDPE @ 0.50%
TRENCH DRAIN-1
RE 885.00
12" INV 883.00 NW
BLD=2.00'
SEE DETAIL
32 LF - 12"
PVC SCH-40 @ 4.68%
RD-2
12" INV 890.00 SW
157 LF - 8" PVCC-900 @ 1.10%EX SSMH
RIM=887.91
INV.=869.51
EX SSMH
RIM=891.16
INV.=868.09
EX 12" SAN
EX 12" SAN
8" SANITARY SERVICE
8" PLUG INV = 873.40
COORDINATE GAS MAIN CROSSING
W/ XXXXXXXXXX12" X 8" WET TAP W/ 8" G.V. & BOX
FIELD VERIFY SIZE AND LOCATION
PRIOR TO CONSTRUCTION
REPAIR LEXINGTON AVE TO EXISTING CONDITIONS
CONTRACTOR TO PROVIDE TRAFFIC CONTROL PLAN
8" PVC C-900
8" PVC
C
-
9
0
0 12'8" PVC WATER SERVICE
PROVIDE 8" PLUG
TOP GAS MAIN = XXX.XX
TOP WATERMAIN = 886.60TOP GAS MAIN = XXX.XX
TOP STORM SEWER = 881.54
TOP GAS MAIN = XXX.XX
TOP STORM SEWER = 883.53
LEXINGTON AVENUEINTERSTATE 35EEX SSMH
RIM=881.21
INV.=870.56
EX SSMH
RIM=882.76
INV.=871.30
EX 12" SANEX 12" SANEX 12" WMEX 12" WMPROPOSED BUILDING
FFE=896.00
GFE=885.3388 LF - 24"RCP CL 3
@ 0.20
%
SAW CUT EX PAVING
TO INSTALL WATER MAIN
RE-GRADE DITCH AS REQUIRED TO ENSURE
CONNECTION FROM FES-200 TO EX FES
REPAIR TRAIL TO EXISTING CONDITION
AFTER OUTLET CONSTRUCTION
TRAIL GRADE OVER PIPE MUST ENSURE
PIPE IS OUTSIDE OF TRAIL SECTION
(3" BIT + 6" CL 5)
COORDINATE UTILITY RELOCATION WITH
SMALL UTILITY COMPANIES IF REQUIRED
EX 24" FES
INV.=877.10
EXISTING
APARTMEN
T
BUILDING
EXISTING
TENNIS
COURT
EXISTING
POOL
EXISTING
CLUBHOUS
E
EXISTING
POND
SSMH-1
RE 890.41
8" INV 871.57 SE
8" INV 871.67 N
BLD=18.84'
FIELD VERIFY LOC & ELEV PRIOR TO CONSTRUCTION
REPAIR DISTURBED ARES TO EXISTING CONDITION
MATCH EXISTING GRADES AND SECTIONS
44 L
F
-
8
"
P
V
C
C-9
0
0
@
1
.
1
0
%
EX SSMH
RE 889.58
8" INV 871.08 NW
8" INV 867.80 W
8" INV 867.80 E
BLD=21.78'
CONSTRUCT INSIDE DROP PER CITY DETAIL S-4/S-5
SHORING/TRENCH BOXES MAY BE REQUIRED DURING CONTSRUCTION
TO KEEP DISTURBANCES OUTSIDE MNDOT ROW
FIELD VERIFY LOC & ELEV PRIOR TO CONSTRUCTION
REPAIR DISTURBED AREAS TO EXISTING CONDITION
MATCH EXISTING GRADES AND SECTIONS (IF REQ'D)
COORDINATE WITH CITY STAFF TO PROVIDE SAN. BYPASS
IF WORK WITHIN MH IS REQUIRED
SAW CUT EX PAVING
TO INSTALL STORM SEWER
PROJECT NO.
24282
CAD FILE
02/25/26
DATE
REVISIONS
DRAWN BY Date:Reg.No.ERIC P. FAGERBERG5377202/25/262026-04-02 CITY COMMENTS2999 WEST C.R. 42, SUITE 100BURNSVILLE, MN 55306PHONE: 952-890-6044info@mnhill.comwww.mnhill.comI hereby certify that this plan,specification or report was preparedby me or under my direct supervisionand that I am a duly LicensedProfessional Engineer under the lawsof the State of Minnesota.PRELIMINARYMENDOTA HEIGHTS, MINNESOTALEXINGTON HEIGHTS ADDITIONCONDOR CORPORATIONFOR2320 LEXINGTON AVENUE, MENDOTA HEIGHTS, MN 55120F:\_Civil 3D Projects\24282\PRE-PLAT PLANS\24282U.dwg - 4/02/2026 11:27AM24282U
C500UTILITY PLANEPF
LEGEND
PROPOSED CONCRETE
PROPOSED BITUMINOUS SURFACE
PROPOSED SEDIMENT BASIN
PROPOSED INFILTRATION BASIN
PROPOSED WATERMAINII
PROPOSED SANITARY SEWER
PROPOSED STORM SEWER
>>PROPOSED CURB & GUTTER
PROPOSED SANITARY SERVICE
PROPOSED WATER SERVICE>I
>I
OHP OHP
X X X X
G G G
E E E
UFO UFO UFO
T T T
EXISTING TELEPHONE PEDESTAL
EXISTING TRANSFORMER
EXISTING LIGHT POLE
EXISTING TREELINE/TREES
EXISTING STORM SEWER
EXISTING SANITARY SEWER
EXISTING WATERMAIN
EXISTING OVERHEAD POWER LINE
EXISTING CURB & GUTTER
EXISTING FENCE
EXISTING ASPHALT
EXISTING CONCRETE
EXISTING UNDERGROUND GAS
EXISTING UNDERGROUND ELECTRIC
EXISTING UNDERGROUND FIBER OPTIC
EXISTING UNDERGROUND TELEPHONE
EXISTING TV PEDESTAL
EXISTING SOIL BORING LOCATION
S
TV
T
EXISTING MANHOLE (ELECTRIC)
EXISTING SIGN
EXISTING VAULT
E
V
SB-1
Know what's below.before you dig.Call
R
SCALE IN FEET
0 40 80
TRENCH DRAIN DETAIL
INV. =883.00INV.=883.00
NEENAH R-4990-DX TYPE 'A'
GRATE OR APPROVED EQUAL
RIM TO MATCH PROPOSED
ASPHALT.
TC
885.50
RIM=885.00
12" HDPE 12"NOT TO SCALE
18" RCPINV
877.20
879.50
878.7548" SLANT TOP
SPLIT GRATE
(SEE DETAIL)
RIM ELEV 878.75
9"
OUTLET STRUCTURE 201 (OCS-201)
NOT TO SCALE
Page 205 of 223
G GGGGGGGGGGGGGGGGGGGGGGGGGG
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24'
TYP
PROPOSED BUILDING
PARKING G
A
R
A
G
E
BELOW GR
A
D
E
PATIO
15'
25.2'PROPOSED INFILTRATION BASIN62.3'
44'
18'
TYP
18'
TYP24'R 36'
TO FA
C
E
GARAGER60'R3
'MAINENTRANCELEXINGTON AVENUEINTERSTATE 35E5'EXISTING
APARTMEN
T
BUILDING
EXISTING
TENNIS
COURT
EXISTING
POOL
EXISTING
CLUBHOUS
E
EXISTING
POND R3'R
3
'
R
3
'R6'R3'
A
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C
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E
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B
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F
C
G
5'R3'R3'
R
3
'R3'14
26
17
30'
EXPAND POOL
CONCRETE PATIO
NEW CONCRETE PATIO PADS:
- PERGOLA
- COMMUNITY TABLE
- GRILLING
REMOVE EXISTING
GRILL PADS
RENOVATION OF EXISTING
TENNIS COURT INTO (2)
PICKLEBALL COURTS
REMOVE EXISTING
GRILL PAD
28'15'
PROJECT NO.
24282
CAD FILE
02/25/26
DATE
REVISIONS
DRAWN BY Date:Reg.No.ERIC P. FAGERBERG5377202/25/262026-04-02 CITY COMMENTS2999 WEST C.R. 42, SUITE 100BURNSVILLE, MN 55306PHONE: 952-890-6044info@mnhill.comwww.mnhill.comI hereby certify that this plan,specification or report was preparedby me or under my direct supervisionand that I am a duly LicensedProfessional Engineer under the lawsof the State of Minnesota.PRELIMINARYMENDOTA HEIGHTS, MINNESOTALEXINGTON HEIGHTS ADDITIONCONDOR CORPORATIONFOR2320 LEXINGTON AVENUE, MENDOTA HEIGHTS, MN 55120F:\_Civil 3D Projects\24282\PRE-PLAT PLANS\24282PAV.dwg - 4/02/2026 11:27AM24282PAV
C600
VUN
Know what's below.before you dig.Call
R
SCALE IN FEET
0 40 80 PAVING & DIMENSIONAL PLANLEGEND
PROPOSED CONCRETE
PROPOSED BITUMINOUS SURFACE
PROPOSED SEDIMENT BASIN
PROPOSED INFILTRATION BASIN
PROPOSED CURB & GUTTER
OHP OHP
X X X X
EXISTING TELEPHONE PEDESTAL
EXISTING TRANSFORMER
EXISTING LIGHT POLE
EXISTING OVERHEAD POWER LINE
EXISTING CURB & GUTTER
EXISTING FENCE
EXISTING ASPHALT
EXISTING CONCRETE
EXISTING TV PEDESTALTV
T
EXISTING MANHOLE (ELECTRIC)
EXISTING SIGN
EXISTING VAULT
E
V
KEY NOTES
5' WIDE CONCRETE SIDEWALKA
RIBBON CURBB
DEVELOPMENT SUMMARY
GROSS PROJECT AREA (LOT 1, BLOCK 1 & OUTLOT A)6.71 AC/ 292,409 SF
EXISTING IMPERVIOUS AREA 2.36 AC/102,677 SF
NET IMPERVIOUS AREA INCREASE 0.38 AC/ 16,383 SF
TOTAL IMPERVIOUS AREA 2.74 AC/119,060 SF (40.7%)
FRONT SETBACK 50 FEET
REAR SETBACK 40 FEET
SIDE SETBACK 40 FEET
EXISTING ZONING PUD (R-3 UNDERLYING)
PROPOSED ZONING PUD (R-3 UNDERLYING)
BUILDING FOOTPRINT 22,571 SF
PROPOSED PARKING PROVIDED
61 NEW SURFACE STALLS FOR NEW BUILDING
84 GARAGE STALLS TOTAL
84 UNITS (110 BEDROOMS)
145 STALLS (SURFACE + GARAGE) TOTAL
145 STALLS/84 UNITS = 1.73 STALLS/UNIT
145 STALLS/110 BEDROOMS = 1.32 STALLS/BEDROOM
PARKING STALL AREA (INCLUDING ADA ACCESS) = 10,867SF
REQUIRED LANDSCAPE AREA (10%) = 1,087 SF
PROVIDED LANDSCAPED ISLAND AREA = 1,351 SF
EXISTING PARKING
45 SURFACE STALLS FOR EXISTING BUILDING
75 GARAGE STALLS
75 UNITS (120 BEDROOMS)
120 STALLS (SURFACE + GARAGE) TOTAL
120 STALLS/75 UNITS = 1.60 STALLS/UNIT
120 STALLS/120 BEDROOMS = 1.00 STALLS/BEDROOM
SITE PLAN NOTES
1.SEE GENERAL NOTES, SHEET C101, FOR ADDITIONAL RELEVANT INFORMATION.
2.EXISTING SURFACE LOT SHALL BE RE-STRIPED AS SHOWN. ERADICATION AT A MINIMUM
WILL BE REQUIRED. MILL & OVERLAY OR CHIP SEAL ARE ADDITIONAL OPTIONS OWNER MAY
ELECT TO UTILIZE ON REMAINING EXISTING BITUMINOUS.
3.CLUBHOUSE IMPROVEMENTS COMPLETED BY OTHERS
PROPOSED RETAINING WALL
RETAINING WALLC
B612 CONCRETE CURB & GUTTERD
TIP OUT CURBE
PEDESTRIAN RAMPF
6' TRANSITION TO FULL CURBG
TYPICAL PARKING LOT SECTION
8" - MnDOT 2211, CLASS 5 AGGREGATE BASE,
100% CRUSHED STONE/RECYCLE
2" - SPNWB230C NON-WEAR COURSE
MnDOT SPEC. 2357 BITUMINOUS TACK COAT
1.5" - SPWEB240C WEAR COURSE
GEOTEXTILE FABRIC/APPROVED SUBGRADE
BITUMINOUS
PAVEMENT
CONCRETE
SIDEWALK
RIBBON CURB
CLASS 5
SLOPE VARIES
CONCRETE SIDEWALK
NOT TO SCALE
4" CL 5 AGGREGATE BASE (2211)
100% CRUSHED
4" CONCRETE SIDEWALK (2531)
5'1'1'
20"7"TYPICAL PARKING SPACE SIGNING & STRIPING
NOT TO SCALE
ADA PARKING SIGN (R7-8m)
VAN ACCESSIBLE (R7-8b)
B612 CURB & GUTTER
9'9'9'18'3'4" SOLID WHITE LINE
INTERNATIONAL SYMBOL OF ACCESSIBILITY
45°0'
0
.
0
"
'
ADA PARKING SIGN (R7-8m)
VAN ACCESSIBLE (R7-8b)
NO PARKING
12" SOLID WHITE LETTERING (OPTIONAL)
6' TRANSITION FROM RIBBON
TO FULL B612 CURB & GUTTER
9' WIDE RIBBON CURB
FLUSH WITH ASPHALT
6'6'
6' TRANSITION FROM RIBBON
TO FULL B612 CURB & GUTTER
Page 206 of 223
PROJECT NO.
24282
CAD FILE
02/25/26
DATE
REVISIONS
DRAWN BY Date:Reg.No.ERIC P. FAGERBERG5377202/25/262026-04-02 CITY COMMENTS2999 WEST C.R. 42, SUITE 100BURNSVILLE, MN 55306PHONE: 952-890-6044info@mnhill.comwww.mnhill.comI hereby certify that this plan,specification or report was preparedby me or under my direct supervisionand that I am a duly LicensedProfessional Engineer under the lawsof the State of Minnesota.PRELIMINARYMENDOTA HEIGHTS, MINNESOTALEXINGTON HEIGHTS ADDITIONCONDOR CORPORATIONFOR2320 LEXINGTON AVENUE, MENDOTA HEIGHTS, MN 55120F:\_Civil 3D Projects\24282\PRE-PLAT PLANS\24282D.dwg - 4/02/2026 11:27AMCONSTRUCTION DETAILS24282D
C700
VUN
Page 207 of 223
PROJECT NO.
24282
CAD FILE
02/25/26
DATE
REVISIONS
DRAWN BY Date:Reg.No.ERIC P. FAGERBERG5377202/25/262026-04-02 CITY COMMENTS2999 WEST C.R. 42, SUITE 100BURNSVILLE, MN 55306PHONE: 952-890-6044info@mnhill.comwww.mnhill.comI hereby certify that this plan,specification or report was preparedby me or under my direct supervisionand that I am a duly LicensedProfessional Engineer under the lawsof the State of Minnesota.PRELIMINARYMENDOTA HEIGHTS, MINNESOTALEXINGTON HEIGHTS ADDITIONCONDOR CORPORATIONFOR2320 LEXINGTON AVENUE, MENDOTA HEIGHTS, MN 55120F:\_Civil 3D Projects\24282\PRE-PLAT PLANS\24282D.dwg - 4/02/2026 11:27AMCONSTRUCTION DETAILS24282D
C701
VUN
Page 208 of 223
STORM BASINPER CIVIL PLANSNATIVE SEED MIXPROPOSED BUILDINGDECKDECKDECKDECKDECKDECKDECKDECKDECK
DECKDECKDECK
DECKDECKDECKDECKDECKDECKDECKINTERSTA
T
E
3
5
-
E EXISTING TREES & BRUSH TO REMAINTURF SODTURF SODTURF SODTURF SODEXISTING LANDSCAPEEXISTING LANDSCAPEEXISTING LANDSCAPEEXISTING BUILDINGEXISTINGBUILDINGPER SCHEDULE ONSHEET L102TURF SODTURF SOD EXISTING LAWNEXISTING LAWNEXISTING LAWNEXISTING LAWNTURF SODEXISTING LAWN6' TURF SOD MOW STRIPPAVING PERCIVIL PLANSPAVING PERCIVIL PLANSSIDEWALK PER CIVIL PLANSSEED TO FENCE EDGESEED TO FENCE EDGESEED BETWEEN LOT LINE AND FENCEEXISTING LAWNTURF SODTURF SODTURF SODNATIVE SEED MIXPER SCHEDULE ONSHEET L102SEED/SOD LINE36" MOW STRIPSEED/SOD LINESEED/SOD LINE12' NATIVE GRASS BUFFER STRIPSEED BETWEEN LOT LINE AND FENCE12" NATIVE GRASS BUFFER STRIPEASEMENTEASEMENTPAVING PER CIVIL PLANSFURNITURE BY OTHERSBUILDINGENTRYGARAGEENTRYEVERGREEN TREE, TYP.DECIDUOUS COLUMNAR TREE, TYP.COLUMNAR DECIDUOUS TREE, TYP.ORNAMENTAL TREES, TYP.FOUNDATION PLANTING AREA, TYP. ROCK MULCH PER NOTESNATIVE GRASS SEEDTO DISTURBED LIMITS.FIELD VERIFY.NATIVE GRASS SEEDTO DISTURBED LIMITS.FIELD VERIFY.COLUMNAR EVERGREEN TREE, TYP.BUFFER PLANTING, TYP.OUTLINE OF STRUCTURE BELOW.DO NOT PLANT ABOVE.FOUNDATION PLANTING AREA, TYP. ROCK MULCH PER NOTESFOUNDATION PLANTING AREA, TYP. ROCK MULCH AREA PER NOTESOVERSTORYDECIDUOUSTREE, TYP.NATIVE SHRUBSAND GRASSES, TYP.OVERSTORYDECIDUOUSTREE, TYP.OVERSTORYDECIDUOUSTREE, TYP.FOUNDATION PLANTING AREA, TYP. ROCK MULCH PER NOTESOVERSTORY DECIDUOUS TREE, TYP.EVERGREEN TREE, TYP.COLUMNAR EVERGREEN TREE, TYP.BUFFER PLANTING, TYP.OVERSTORY DECIDUOUS TREE, TYP.COLUMNAR DECIDUOUS TREE, TYP.COLUMNAR DECIDUOUS TREE, TYP.LANDSCAPE EDGER PER NOTESLANDSCAPE EDGER PER NOTESLANDSCAPE EDGER PER NOTESTURF SOD TODISTURBED LIMITS.FIELD VERIFY.TURF SOD TODISTURBED LIMITS.FIELD VERIFY.TURF SOD TO DISTURBEDLIMITS. FIELD VERIFY.TURF SODORNAMENTALDECIDUOUSTREES, TYP.LANDSCAPE EDGER PER NOTESWOOD MULCH PER NOTES. WOOD MULCH TOEDGE OF EXISTINGCURB, TYP.WOOD MULCH TOEDGE OF PROPOSEDCURB, TYP.SPADED EDGE AT LOT LINEOR TAPER AS NECESSARYDateDrawn ByChecked ByProject Number1301 American Blvd. ESuite 100Bloomington, MN 55425tel: (612) 879-6000fax: (612) 879-6666www.kaaswilson.comam a duly Licensed Landscape ArchitectI hereby certify that this plan, specifi-cation, or report was prepared by me orunder my direct supervision and that ITyped Name under the laws of the State of Minnesota.Registration NumberDateBenjamin D. Hartberg, PLABHAL02/25/202626117Lexington HeightsApartmentsMendota Heights, MNLandscape Architect:CALYX DESIGN GROUP475 Cleveland Ave. N. Suite 101ASaint Paul, MN 55104(651) 788-9018Civil Engineering:James R Hill, Inc.2999 West County Rd. 42, Suite 100Burnsville, MN 55306Phone: (952) 890-6044Rev. No.Revision Date SignaturePrepared for:Condor Corporation2320 Lexington AvenueMendota Heights, MN 5512048084PRELIM
INARY
1 City Comments 04/02/2026
L101PLANLANDSCAPELANDSCAPE LAYOUT PLAN:1. Landscape contractor to provide a new irrigation layout plan for the property. See landscape note #17 onSheet L102.2. See Civil Engineer's plans for grading layout and requirements3. Contractor to coordinate any work in the right-of-way with City of Mendota Heights Public WorksDepartment.4. Sod all disturbed areas except plant beds and areas noted to receive rock mulch.5. Place a minimum of 6" topsoil or slope dressing on all areas disturbed by construction,includingright-of-way boulevards, unless specified otherwise.6. Trim existing trees to remain that have branches over-hanging the work zone. Engage a certified arboristto perform tree trimming.7. Coordinate irrigation connection in the building with the General Contractor and Mechanical Contractor forthe project. Coordinate irrigation sleeving with earthwork and paving contractors.8. Landscape contractor is responsible for verification of soils and graded condition prior to mobilization andshall notify the General Contractor if earthwork is not acceptable. Landscape contractor is responsible forfine grading, or grade to within 1" of final set elevation.GENERAL NOTES:Existing Tree To RemainLANDSCAPE LEGEND:New Turf SodNative Seed-MesicSee Sheet L103Landscape EdgerSee Sheet L102See Sheet L102Rock MulchNative Seed-UplandSee Sheet L103SYMBOLCODEBOTANICAL NAMECOMMON NAMESIZECONTAINERQTYCOLUMNAR TREEAR2Acer rubrum `Red Rocket``Red Rocket` Red Maple2.5" Cal. B&B3BJ2Betula platyphylla 'Jefpark'Parkland Pillar® Asian White Birch2.5" Cal. B&B6PEPopulus tremula `Erecta`Columnar Swedish Aspen2.5" Cal. B&B9EVERGREEN TREESABAbies balsameaBalsam Fir6` Hgt.B&B7JEJuniperus virginianaEastern Red Cedar8` Hgt.B&B8PdPicea glauca `Densata`Black Hills Spruce6` Hgt.B&B6TOThuja occidentalisAmerican Arborvitae6` Hgt.B&B5TAThuja occidentalis `Art Boe` TMNorth Pole Arborvitae6` Hgt.B&B19ORNAMENTAL TREESMSMalus x `Spring Snow`Spring Snow Crab Apple1.5" Cal. B&B4OVERSTORY TREESAS Acer x freemanii `Sienna`Sienna Glen Maple2.5" Cal. B&B2BRBetula nigraRiver Birch2.5" Cal.B&B4CO Celtis occidentalisCommon Hackberry2.5" Cal. B&B3GD Gleditsia triacanthos inermis 'Draves' TMStreet Keeper Honey Locust4" Cal. B&B2OVOstrya virginianaAmerican Hophornbeam2.5" Cal. B&B2QR Quercus rubraNorthern Red Oak2.5" Cal.B&B3SHRUBSAmAronia melanocarpa `Morton` TM Iroquis Beauty Black Chokeberry5 gal.Pot9Cr2Clethra alnifolia `Ruby Spice`Ruby Spice Clethra5 gal.Pot15Ci Cornus sericea `Isanti`Isanti Redosier Dogwood5 gal.Pot26Dl Diervilla loniceraDwarf Bush Honeysuckle3 gal.Pot27EcEuonymus fortunei `Canadale Gold` Canadale Gold Euonymus 3 gal.Pot15JfJuniperus chinensis `Sea Green` Sea Green Juniper5 gal.Pot27RgRhus aromatica `Gro-Low`Gro-Low Fragrant Sumac5 gal.Pot5Sm3Spiraea x bumalda `Goldmound` Gold Mound Spirea5 gal.Pot8ANNUALS/PERENNIALSNwNepeta x faassenii `Walkers Low`Walkers Low Catmint1 gal.Pot9GRASSESAg2 Andropogon gerardiiBig Blue Stem1 gal.Pot44CkCalamagrostis x acutiflora `Karl Foerster`Feather Reed Grass1 gal.Pot33PLANT SCHEDULERefer to Civil Plans for Tree Inventory (See Sheet C401)Number of Trees to be Planted due to New Construction: 83Page 209 of 223
DateDrawn ByChecked ByProject Number1301 American Blvd. ESuite 100Bloomington, MN 55425tel: (612) 879-6000fax: (612) 879-6666www.kaaswilson.comam a duly Licensed Landscape ArchitectI hereby certify that this plan, specifi-cation, or report was prepared by me orunder my direct supervision and that ITyped Name under the laws of the State of Minnesota.Registration NumberDateBenjamin D. Hartberg, PLABHAL02/25/202626117Lexington HeightsApartmentsMendota Heights, MNLandscape Architect:CALYX DESIGN GROUP475 Cleveland Ave. N. Suite 101ASaint Paul, MN 55104(651) 788-9018Civil Engineering:James R Hill, Inc.2999 West County Rd. 42, Suite 100Burnsville, MN 55306Phone: (952) 890-6044Rev. No.Revision Date SignaturePrepared for:Condor Corporation2320 Lexington AvenueMendota Heights, MN 5512048084PRELIM
INARY
1 City Comments 04/02/2026
L102TOMAHAWK TREE STABILIZER STAKES.MINIMUM (2) PER TREE.SODROOT BALL TO SIT ON MOUNDEDMULCH - 4" DEEP - SEE SPECPLANTING SOIL - SEE SPEC.TOPSOILSUBGRADEOTHERWISE. NO MULCH TO BE IN CONIFER TO HAVE SHREDDEDHARDWOOD MULCH UNLESS NOTED PLACE ROOT BALL SO THAT BASALFLARE IS 1" ABOVE SURROUNDINGCONTACT WITH TRUNK.NOTE:SUBGRADE, REMOVE BURLAPDRAIN SYSTEM IS NECESSARY4" DIAMETER AUGERED HOLE, 42" MIN. DEPTH. FILLED W/ 3/4" DIAMETER DRAIN ROCK. COVER W/ 6" FILTER FABRIC.FOR HEAVY CLAY SOILS.FROM TOP 1/3 OF ROOT BALLGRADE.THE CONTRACTOR IS RESPONSIBLE FORENSURING THE TREES ARE IN A PLUMBPOSITION THROUGHOUT THE WARRANTY PERIOD.TREE HEIGHT MEASURED FROM TOP OF ROOT
BALL TO BASE OF CENTRAL LEADER.LANDSCAPE DETAILS, NOTES, AND SCHEDULES:1L102DECIDUOUS TREE PLANTING - SECTIONNOT TO SCALE............................................................ON CENTER SPACING AS STATED ON PLANWIDTH OF HOLE EXCAVATION SHALL EXTEND A MINIMUM OF 6INCHES BEYOND THE PLANTS ROOT SYSTEM.3'' DEPTH WATERING BASINPLANTING SOIL PER NOTES.MULCH PER PLAN NOTEFINISHED GRADEPLANT ACCORDING TO PLANTING DETAILS FOR ISOLATEDPLANTING LOCATIONS WITH THE EXCEPTION OF REDUCEDHOLE WIDTH.2L102TYP. SHRUB PLANTING - SECTIONNOT TO SCALE1'-6" (MIN.)4"FACE OF WALL OR BACK OF CURB.MULCH PER NOTESLANDSCAPE EDGER PER NOTES3 OZ. LANDSCAPE FABRIC, TURN-UPFINISHED GRADEPITCH SUB-GRADE TO DRAIN AWAYFROM BUILDING WALLS & CURBS.NOTES: SEE GRADING PLAN FOR CROSS SLOPE DIRECTION.PLANT BED WIDTH VARIES, SEE PLAN.AT EDGES, OVERLAP SEAMS 4".SEE PLANSWIDTHS MAY VARYSUBMIT ROCK MULCH SAMPLE FOR OWNER APPROVAL.LANDSCAPE FABRIC TO BE FREE-DRAINING.3L102MULCH AND EDGER DETAILNOT TO SCALE1. Tree saucer mulch to be four inches (4") depth natural single-shred hardwood mulch for trees outside of a plant bed. Install per tree planting detail.2. Refer to civil plan sheets for grading, drainage, site dimensions, survey, tree removal, proposed utilities & erosion control.3.All plant material shall comply with the latest edition of the American Standard for Nursery Stock, American Association of Nurserymen. Unless notedotherwise, deciduous shrubs shall have at least 5 canes at the specified shrub height. Plant material shall be delivered as specified.4. Plan takes precedence over plant schedule if discrepancies in quantities exist.5. All proposed plants shall be located and staked as shown.6.Adjustment in location of proposed plant material may be needed in field. Should an adjustment be required, the client will provide field approval.Significant changes may require city review and approval.7. The project landscape contractor shall be held responsible for watering and properly handling all plant materials brought on the site both before and afterinstallation. Schedule plant deliveries to coincide with expected installation time within 36 hours.8. All plant materials shall be fertilized upon installation as specified.9. The landscape contractor shall provide the owner with a watering schedule appropriate to the project site conditions and to plant material growthrequirements.10.If the landscape contractor is concerned or perceives any deficiencies in the plant selections, soil conditions, drainage or any other site condition thatmight negatively affect plant establishment, survival or guarantee, they must bring these deficiencies to the attention of the landscape architect & client priorto bid submission. Plant bed drainage concerns during plant installation shall be brought to the attention of the Owner and General Contractor immediately.11. Contractor shall establish to his/ her satisfaction that soil and compaction conditions are adequate to allow for proper drainage at and around thebuilding site.12. Contractor is responsible for ongoing maintenance of all newly installed material until time of owner acceptance. Any acts of vandalism or damagewhich may occur prior to owner acceptance shall be the responsibility of the contractor. Contractor shall provide the owner with a maintenance programincluding, but not limited to, pruning, fertilization and disease/pest control.13. The contractor shall guarantee newly planted material through one calendar year from the date of written owner acceptance. Plants that exhibit morethan 10% die-back damage shall be replaced at no additional cost to the owner. The contractor shall also provide adequate tree wrap and deer/rodentprotection measures for the plantings during the warranty period.14. This layout plan constitutes our understanding of the landscape requirements listed in the ordinance. Changes and modifications may be requested bythe city based on applicant information, public input, council decisions, etc.15. The landscape contractor shall be responsible for obtaining any permits and coordinating inspections as required throughout the work process.16. Plant size & species substitutions must be approved in writing prior to acceptance in the field.17.The landscape contractor shall provide a quote and furnish an Irrigation Layout Plan for head-to-head coverage of all tree, turf and shrub planting areas.Use commercial-grade irrigation equipment and provide product cut-sheets and (4) copies of the proposed layout plan to the landscape architect for reviewand approval. Coordinate irrigation connection point, controller, back-flow and valve locations with the builder & general contractor.18. All edger shall be professional grade black vinyl lawn edging, 5 inch tall x 20 feet long (minimum) straight lengths. Anchor every 18" on-center(minimum). Edger must be UV stable. Submit sample for Owner review.19. Landscape Contractor is responsible for coordination with the General Contractor, to protect the new improvements on and off-site during landscapework activities. Report any damage to the General Contractor immediately.20.MULCH: Plant beds noted to receive rock mulch shall be 4" depth of 1-1/2" dia. trap rock mulch, Dresser Trap Rock Inc. or equal. Plant beds noted toreceive wood mulch shall be 4" depth of Western Red Cedar wood mulch. Submit mulch samples for Owner approval. Do not install weed mat underperennials, with the exception of ornamental grasses.21 All planting, seeding, and sodded areas shall be prepared prior to installation activities with a harley power box rake or equal to provide a firm plantingbed free of stones, sticks, construction debris, etc.22. Turf installation activity shall conform to all rules and regulations as established in the MnDOT Seeding Manual, 2024 edition, for turf bed preparation,installation, maintenance, and warranty.23. The Landscape Contractor shall furnish samples of all landscape materials for approval prior to installation.24. The Landscape Contractor shall clear and grub the underbrush from within the work limits to remove dead branches, leaves, trash, weeds and foreignmaterials. Remove trees where noted on the plan, including the stump to 30" below grade.25.The landscape contractor shall contact Gopher State One Call no less than 48 hours before digging for field utility locations.26. The landscape contractor shall be responsible for the removal of erosion control measures once vegetation has been established to the satisfaction ofthe municipal staff. This includes silt curtain fencing and sediment logs placed in the landscape.27.The landscape contractor shall be responsible for visiting the site to become familiar with the conditions prior to bidding and installation. Coordinate withthe general contractors on matters such as fine grading, landscaped area conditions, staging areas, irrigation connection to building, etc.28. See Site and Civil plans for additional information regarding the project.29. All sub-cut areas of the site that are designated on the site plan as open space for landscape shall have no less than 6" of imported, pulverized topsoil.Slope away from building.30.Landscape contractor must prove the open sub-grade of all planting areas after their excavation is capable of infiltrating a minimum requirement of1/4-inch of water per hour prior to installation of plant materials, topsoil, irrigation, weed mat, and mulch. Planting areas not capable of meeting thisrequirement shall have 4" diameter X 48" depth holes augured every 36" on-center and filled with MnDOT Free-Draining Coarse Filter Aggregate. Re-testsub-grade percolation for compliance to infiltration minimum requirement.31. Landscape contractor shall coordinate tree removal activities and ensure all trees designated for removal are gone before start of landscape installation.Grind stump to 30" below grade and back-fill with topsoil.32. Landscape contractor shall include in their bid to remove any existing shrubs, sod, edger, fabric, and edger that interferes with new improvements shownin this package.33. Landscape contractor to install tree trunk protection for all newly planted deciduous trees.STAKE TREES AS NEEDED TO MAINTAIN ANUPRIGHT AND PLUMB HABIT. USE NON-MARRINGTREE-GUY WEBBING AND CABLES OR STAKES.INSTALL 6" WHITE DRAIN TILE TRUNK GUARDMARK THE NORTH SIDE OF THE TREE IN THENURSERY, AND ROTATE TREE TO FACENORTH AT THE SITE WHEN EVER POSSIBLE.4 IN. HIGH EARTH SAUCER BEYOND EDGE OFROOT BALL (FOR ISOLATED TREES ONLY).REMOVE ALL TWINE, ROPE AND WIRE, AND BURLAPFROM TOP THIRD OF ROOT BALL.IF PLANT IS SHIPPED WITH A WIRE BASKET AROUND THE ROOT BALL,CUT THE WIRE BASKET IN FOUR PLACES AND FOLD DOWN 8 IN. INTOPLANTING HOLE.PLACE ROOT BALL ON UNEXCAVATED OR TAMPED SOIL.NOTE: FOR DIMENSIONS OF PLANTING AREAS SEEPLAN, SOIL BACKFILL SHALL BE GARDEN BLENDSOIL ( EQUAL MIX OF COMPOST, SAND & SOIL ) PERNOTES.TAMP SOIL AROUND ROOT BALL BASE FIRMLY WITH FOOTPRESSURE SO THAT ROOT BALL DOES NOT SHIFT.WOOD MULCH. DO NO PLACE MULCH INCONTACT WITH TREE TRUNK. MAINTAINTHE MULCH WEED-FREE FOR AFTERPLANTING.NOTES:ENSURE TREE PIT PASSES REQUIRED PERCOLATION TESTING.OPEN BURLAP AND REMOVE EXCESSSOIL UNTIL THE TOP OF THE FIRSTMAJOR ROOT IS VISIBLE. PLANT TOTHIS DEPTH TO HELP PREVENTENCIRCLING ROOTS.ONLY PRUNE DEAD BRANCHES THE FIRST YEARAFTER PLANTING.MULCH RING: 4' DIAMETER MINIMUM, 6' DIAMETERPREFERRED.DOUBLE STAKE WITH 1" POLYPROPYLENEWEBBING THROUGH THE EYE OF THE CINCH-TIERUBBER SUPPORTS. AVOID DAMAGE TO THEROOT BALL WITH SUPPORT STAKES.NURSERY GRADE FIBERGLASS TREE STAKES.11/16" x 6'-0".4L102CONIFEROUS TREE PLANTING DETAILNOT TO SCALELANDSCAPE NOTES:MIN.MIN.SEE PLANPERENNIAL PLANT18" MIN.6"EDGE CONDITION VARIES - SEE PLAN.MULCH PER NOTES.PLANTING SOIL PER NOTES.CONTRACTOR PREPARED SUBGRADENOTE:HAND-LOOSEN ROOTS OF CONTAINERIZEDPLANT MATERIALS.5L102TYP. PERENNIAL PLANTING DETAILNOT TO SCALE6"EXISTING SOD BLADEEXISTING THATCH LAYERSOILNEW SOD BLADENEW THATCH LAYERSOILSUB CUT FOR NEW SODTHATCH LAYERS TO HAVEMATCHING ELEVATION1"3/4"4"CONCRETE SIDEWALK* THATCH LAYERS TO MATCH* NO THATCH ABOVE ADJACENT GRADE*SUB-CUT AND FINAL GRADE BY SOD INSTALLEROR CURB6L102TURF SOD TO EXISTING SOD DETAILNOT TO SCALELANDSCAPENOTES &DETAILSPage 210 of 223
DateDrawn ByChecked ByProject Number1301 American Blvd. ESuite 100Bloomington, MN 55425tel: (612) 879-6000fax: (612) 879-6666www.kaaswilson.comam a duly Licensed Landscape ArchitectI hereby certify that this plan, specifi-cation, or report was prepared by me orunder my direct supervision and that ITyped Name under the laws of the State of Minnesota.Registration NumberDateBenjamin D. Hartberg, PLABHAL02/25/202626117Lexington HeightsApartmentsMendota Heights, MNLandscape Architect:CALYX DESIGN GROUP475 Cleveland Ave. N. Suite 101ASaint Paul, MN 55104(651) 788-9018Civil Engineering:James R Hill, Inc.2999 West County Rd. 42, Suite 100Burnsville, MN 55306Phone: (952) 890-6044Rev. No.Revision Date SignaturePrepared for:Condor Corporation2320 Lexington AvenueMendota Heights, MN 5512048084PRELIM
INARY
1 City Comments 04/02/2026
L103LANDSCAPE DETAILS, NOTES, AND SCHEDULES:Native Seed Areas noted per plan: (unless otherwise noted on civil plans), shall be:MnDOT #33-261 seed mixture for Stormwater Treatment Basin South & West, drop-seeded into thetopsoil layer at 35.0 lbs per acre. Submit seed mix for approval. Grading and Erosion Control per CivilPlans and Specifications.Add 20lbs per acre of MnDOT 21-111 Oats Cover Crop.NATIVE SEED MIX:NATIVE SEEDING INSTALLATION METHOD:Drop Seeding Onto Tilled SitesThis is the "standard" method for seeding on prepared sites such as those on construction projects.a) Site Preparation: The site should be prepared by loosening topsoil to a minimum depth of 3inches.b) Fertilizer: Use a fertilizer analysis based on a soil test or a general recommendation is a10-10-10 (NPK) commercial grade analysis at 200 lbs/acre.c) Seed Installation: Seed should be installed with a drop seeder that will accurately meter thetypes of seed to be planted, keep all seeds uniformly mixed during the seeding and containdrop seed tubes for seed placement (Brillion-type). The drop seeder should be equipped with acultipacker assembly to ensure seed-to-soil contact.d) Seeding Rates: Rates are specified in the mixture tabulation for the specified mix.e) Packing: If the drop seeder is not equipped with a cultipacker, the site should be cultipackedfollowing the seeding to ensure seed-to-soil contact.f) Mulch: Cover soil with a hydromulch consisting of natural wood fiber or paper fiber, water, andM-Binder at 100 lbs per acre.Note: Heavy equipment is not allowed in the infiltration basins to keep soils from getting compacted.If any compaction occurs due to seeding operations, the soils must be uncompacted.NATIVE SEED REQUIRED MAINTENANCE - 3 YRS:Native Grass and Forb Mixtures (mixtures beginning with the number 3)Year 1Establishment (spring seeding):1) Prepare site - Late April - May2) Seed - May 1 - June 1Maintenance:1) Mow (6-8 inches) - every 30 days after planting until September 30.2) Weed Control - mowing should help control annual weeds. Spot spray thistles, etc.Establishment (fall seeding):1) Prepare site - Late August - early September2) Seed - late September to freeze-upMaintenance (following season):1) Mow (6-8 inches) - once in May, June, and July2) Weed Control - mowing should keep annual weeds down. Spot spray thistles, etc.Evaluation:1) Cover crop growing within 2 weeks of planting (except dormant plantings).2) Seedlings spaced 1-6 inches apart in drill rows.3) Native grass seedlings may only be 4-6 inches tall.4) If there is a flush of growth from foxtail etc., mow as necessary.Year 2Maintenance:1) Mow (6-8 inches) one time between June 1 - August 15 before weeds set seed.2) Weed Control - mowing should keep annual weeds down. Spot spray thistles, etc.3) Some sites may not require much maintenance the second year.Evaluation:1) Cover crop will be gone unless winter wheat was used in a fall planting.2) Grasses forming clumps 1-6 inches apart in drill rows, but still short.3) Some flowers should be blooming (black-eyed Susans, bergamot, etc.).4) If there is a flush of growth from foxtail etc., mow site.Year 3Maintenance:1) Mow only if necessary.2) Weed Control - Spot spray thistles, etc.3) Sites usually do not require much maintenance the third year.Evaluation:1) Planting should begin looking like a prairie - tall grasses, flowers, etc.Long-termMaintenance:1) Weed Control - Spot spray thistles, etc.2) Burning (3-5 year rotation) alternate spring and fall if possible.3) Haying (3-5 year rotation) late summer or early fall. Alternate with burning (may substitute forburning).4) Burning two years in a row will really "clean up" rough-looking sites.NATIVE SEED MIX:Native Seed Areas noted per plan: (unless otherwise noted on civil plans), shall be:MnDOT Southern Shortgrass Roadside Mix, drilled into the topsoil layer at 160.0 lbs per acre. Submitseed mix for approval. Grading and Erosion Control per Civil Plans and Specifications.IRRIGATION SYSTEM PERFORMANCE REQUIREMENTS:1. IRRIGATION SYSTEM SHOULD AVERAGE 40(+/-) PSI AT THE BASE OF ALL SPRINKLER HEADS. NOTIFY LANDSCAPE ARCHITECT IF EXISTING PRESSURE DIFFERS. BUILDINGPRESSURE IS NOT KNOWN.2. IRRIGATION CONTRACTOR TO PREPARE FULL IRRIGATION LAYOUT PLANS FOR LANDSCAPE ARCHITECT'S REVIEW. LAYOUT WORK AS ACCURATELY AS POSSIBLE. THECONTRACTOR MAY MAKE MINOR ADJUSTMENTS TO THE LOCATION AND SPACING AS NECESSARY TO ACCOMMODATE ACTUAL FIELD CONDITIONS. HEAD LOCATIONS SHALL BEFLAGGED AND REVIEWED BY THE LANDSCAPE ARCHITECT PRIOR TO INSTALLATION.3. COORDINATE SLEEVING AND IRRIGATION PIPE / HEAD / INTERNAL PLUMBING INSTALLATION WITH THE WORK OF OTHERS.4. ALL MATERIALS SHALL BE INSTALLED AS DETAILED ON DRAWINGS. (HOWEVER, IF THE CONTRACT DRAWINGS AND/OR SPECIFICATIONS DO NOT THOROUGHLY DESCRIBE THEMETHOD OR TECHNIQUES TO BE USED, THE CONTRACTOR SHALL FOLLOW THE INSTALLATION METHODS ISSUED BY THE MANUFACTURER. ALL SUCH LITERATURE MUST BESUBMITTED 48 HOURS PRIOR TO INSTALLATION FOR REVIEW AND APPROVAL BY THE LANDSCAPE ARCHITECT.)5. CHECK AND VERIFY ALL EXISTING AND PROPOSED SITE CONDITIONS, UTILITIES AND SERVICES PRIOR TO TRENCHING.6. LATERAL PIPING TO BE A MINIMUM OF 12 INCHES DEEP AND MAINLINES A MINIMUM OF 18 INCHES DEEP.7. ALL MAIN LINE PIPING AND LATERAL PIPE OF 1-1/2" AND LARGER SHALL BE PVC (SDR 26 / CLASS 160). ALL OTHER LATERAL PIPE OF 1-1/4" AND SMALLER MAY BEPOLYETHYLENE.8. ALL TEES AND ELBOWS SHALL BE PVC (160 PSI). INCLUDE THRUST BLOCKING AT TEE AND ELBOW POINTS.9. ALL SPRINKLERS SHALL BE COMMERCIAL GRADE HUNTER HEADS.10. ADJUST HEADS FOR GRADE, AS NECESSARY, AFTER TURF GRASS HAS BEEN ESTABLISHED AND ALL SETTLEMENT AT HEADS HAS OCCURRED.11. ALL AUTOMATIC CONTROLLERS, RISERS, BACKFLOW PREVENTERS AND HOSE BIBS SHALL BE SET PLUM. SPRINKLER HEAD RISERS, QUICK COUPLER VALVES AND ALL VALVESWITH STEMS SHALL BE SET PERPENDICULAR TO FINISHED GRADE.12. CONTROL VALVE WIRES, INCLUDING THE GROUND WIRE, SHALL BE #12 GAUGE U.F.U.L. APPROVED DIRECT BURIAL. UNDERGROUND CONNECTIONS SHALL BE MADE WITH 3-MWIRE CONNECTORS (DBY) OR APPROVED EQUAL.13. TRACER-WIRE IS TO BE PLACED OVER ALL MAIN AND LATERAL LINES.14. PLACE ALL VALVES IN APPROVED VALVE BOXES.15.USE TEFLON TAPE ON ALL THREADED JOINTS.16. BRAND EACH VALVE BOX WITH 2" HIGH LETTERING SHOWING ZONE NUMBER AND CONTROLLER LETTER (EXAMPLE 'A3'). THIS STAMP IS TO MATCH THE ZONESHOWN ON THE PLAN UNLESS OTHERWISE DIRECTED BY LANDSCAPE ARCHITECT.17.CONDUCT PERFORMANCE TEST IN THE PRESENCE OF OWNER AND LANDSCAPE ARCHITECT FOLLOWING COMPLETION OF SYSTEM INSTALLATION.18. CONDUCT AND DEMONSTRATE WINTERIZATION AND SPRING START-UP PROCESS TO OWNER IN THE FALL OF COMPLETION.19. LANDSCAPE ARCHITECT SHALL BE NOTIFIED TO VERIFY TRENCH DEPTHS BEFORE BACKFILLING.20. IRRIGATION CONTRACTOR TO COORDINATE MECHANICAL ROOM WATER CONNECTION POINT WITH MECHANICAL ENGINEER AND PLUMBING CONTRACTOR.21. AFTER INSTALLATION OF DRIP IRRIGATION PIPE IS COMPLETE AND PRIOR TO SODDING OR MULCH INSTALLATION, THE CONTRACTOR SHALL CONTACT THE LANDSCAPEARCHITECT TO REVIEW THE INSTALLATION OF THE DRIP IRRIGATION SYSTEM.22.LANDSCAPE CONTRACTOR TO ADJUST HEADS IN THE FIELD TO ENSURE WATER DOES NOT SPRAY THE BUILDING FACE OR PAVED AREAS.23. COORDINATE LOCATION OF ROOFTOP-MOUNTED ATMOSPHERIC MOISTURE (RAIN) SENSOR WITH OWNER AND ARCHITECT.24.COORDINATE LOCATION OF SLEEVING UNDER PAVED AREAS WITH GENERAL CONTRACTOR, EARTHWORK, AND PAVING SUB-CONTRACTORS.25. SUBMIT LAYOUT PLAN AND PRODUCT DATA TO THE LANDSCAPE ARCHITECT FOR REVIEW AND APPROVAL PRIOR TO INSTALLATION.26. IRRIGATION BID SHALL INCLUDE (1) FALL SHUT-DOWN AND (1) SPRING START-UP (SPRING OF THE YEAR FOLLOWING INSTALLATION).27. THIS PROJECT WILL USE HUNTER COMMERCIAL IRRIGATION PRODUCTS.28. PROVIDE THE OWNER WITH MANUFACTURER'S INSTRUCTION MANUAL FOR CONTROLLER. POST IRRIGATION ZONE LAYOUT MAP AT 8"x10" NEXT TO THE CONTROLLER FORREFERENCE.29. PROVIDE THE OWNER WITH AN AS-BUILT PLAN (PAPER AND CAD .DWG) UPON COMPLETION OF INSTALLATION.Existing boundary, location, topographic, and utility information shown on this plan is from a field survey from Hill, Inc.·Do not begin tree clearing work until tree protection measures are in place and to the permit approval of the City Forester hasbeen granted.·Critical Root Zone:Install high density polyethylene safety fence, 4 ft. high, international orange, at the Drip Line or at the Critical Root Zone whichever is greater, of trees to be preserved per detail, prior to commencement of earthwork activity. Field-staking of the fence location(s) subject to City approval.·Where silt fence and proposed tree protection fence overlap, place the tree protection fence on the outside of the silt fence,double-staked at the break-point.·Install 48" Tall Orange Snow Fence at the Drip Line of Existing Trees to Remain.·The contractor shall prune the canopy of existing trees to remain where the canopy is in jeopardy of damage due to the newimprovements shown. It is recommended that the contractor hire a certified arborist to perform the pruning. Any branches brokenduring construction shall be immediately trimmed and wounds painted to prevent further damage.·Perform work in accordance with the laws, ordinances, rules, regulations, and orders of public authority having jurisdiction.Secure and pay for permits, governmental fees and licenses necessary for the proper execution of the demolition work.·Provide protective coverings and enclosures as necessary to prevent damage to existing work that is to remain. Existing work toremain may include items such as trees, shrubs, lawns, sidewalks, drives, curbs, utilities, buildings and/or other structures on oradjacent to the demolition site. Provide temporary fences and barricades as required for the safe and proper execution of thework and the protection of persons and property.·Remove debris, waste, and rubbish promptly from the site. On-site burial of debris is not permitted. Burn no debris on the site.Salvage material not otherwise indicated to be reused shall become the Contractor's property and is to be removed promptlyfrom the site and disposed of in strict accordance with all applicable laws, regulations, and/or statutes.·Buildings, features, surfaces, and other descriptive references shown on this drawing are for informational purposes only. Fieldverify all information relevant to the project prior to proceeding with the work. Visit the site and determine all site conditions andhazards.·This plan is a guide as to the anticipated amount of disturbance expected due to proposed improvements. The contractor isexpected to take all necessary precautions to ensure trees noted to remain are not damaged during construction. Do not storematerial or drive within the drip line of existing trees to remain. Be aware of overhead branches for clearance of material andequipment.·This plan is not a guarantee that existing trees will survive during/post construction, but rather a guide to help assure theirprotection and greatest chances of survival at the surface level. Further protection measures outside this scope could involveecologists, foresters and arborists.·Notify the Owner's Representative when tree protection fencing is taken down to perform work in conjunction with the newimprovements noted in this plan set. The contractor is responsible for re-erecting the tree protection fence immediately after thework is complete, when ever possible·Trees shown as existing to remain (be preserved) that are damaged / killed as a result of construction activities are subject toreplacement per the City Tree Replacement penalty. Replacement trees are to be paid for at no additional expense to the Owner.TREE PRESERVATION & PROTECTION NOTES:SEEDINGSCHEDULES& NOTESPage 211 of 223
kaas wilson architects
Lexington Heights AptsSITE CONTEXT
0.2 2/25/2026
Lexington Heights Apts
2/25/2026
GROSS AREA - TOTAL
Level Area
Level 4 23,617 ft²
Level 3 23,617 ft²
Level 2 23,617 ft²
Level 1 23,600 ft²
Level -1 26,488 ft²
Grand total 120,939 ft²HWY 35ELEXINGTON AVE S.LEXINGTON HEIGHTS
APARTMENTS
PARKING PROVIDED:
60 SURFACE FOR NEW BUILDING
43 REMAIN FOR EXISTING BUILDING
(103 TOTAL PROPOSED SURFACE LOT)
144 STALLS / 84 UNITS = 1.71 STALLS/UNIT
144 STALLS / 110 BEDROOMS = 1.31 STALLS/BEDROOM
EXISTING BUILDING
75 UNITS (120 BEDROOMS)
GARAGE STALLS = 75
SURFACE PROPOSED = 45
TOTAL PARKING = 120 STALLS
120 STALLS / 75 UNITS = 1.60 STALLS/UNIT
120 STALLS / 120 BEDROOMS = 1.00 STALLS/BEDROOM
PARKING
Level Type Count
Level -1 Garage Stalls 71
Level -1 Garage Stalls - Tandem 13
84
Level 1 Surface 60
60
144PROPOSED SITEUNIT MIX - GROSS AREA
Name Count
Bedroo
ms
Unit Gross
Area
Total Area %Main Floor
1BR
Unit A1 16 16 708 ft² 11,328 ft² 19%
Unit A2 4 4 792 ft² 3,167 ft² 5%
Unit A3 4 4 709 ft² 2,837 ft² 5%
Unit A4 8 8 786 ft² 6,291 ft² 10%
32 32 23,622 ft² 38%
1BR +D
Unit B1 30 30 923 ft² 27,690 ft² 36%
30 30 27,690 ft² 36%
2BR
Unit C2 4 8 1,154 ft² 4,617 ft² 5%
Unit C4 3 6 1,097 ft² 3,290 ft² 4%
Unit C5 3 6 1,047 ft² 3,140 ft² 4%
Unit C6 4 8 1,286 ft² 5,144 ft² 5%
14 28 16,191 ft² 17%
2BR + D
Unit C3 4 8 1,597 ft² 6,389 ft² 5%
Unit D1 4 12 1,363 ft² 5,453 ft² 5%
8 20 11,842 ft² 10%
Grand total 84 110 79,345 ft² 100%
Page 212 of 223
1
2
E X I S T I N G 3 -S T O R Y B U I L D I N G
E X I S T I N G 3 -S T O R Y
B U I L D I N G
E X I S T I N G
P O O L B U I L D I N G
PROPOSED 4-STORY
84 UNIT BUILDING
4
COLORED SITE PLAN
ASPHALT
SIDEWALK 1
SIDEWALK 2
GRASS 1
GRASS 2
WATER
BUILDING
1 BUILDING ENTRANCE
2 GARAGE ENTRANCE
3 LANDSCAPED COURTYARD
- GARAGE BELOW
SITE PLAN KEY
4 PATIO AMENITY
kaas wilson architects
Lexington Heights AptsSITE PLAN
2.0 2/25/2026
1" = 60'-0"1 SD Site Plan
Page 213 of 223
6.1
1
6.1
5
6.1 6
6.1
2
6.13
6.1
4
25,064 ft²
Parking Garage
416 ft²
Trash
Color Scheme Legend
Circulation
Core
Garage18'-0"14'-0"18'-0"18'-0"9 '-0 "
9 '-0 "
9 '-0 "
9 '-0 "
9'-0"
9'-0"
9'-0"9'-0"9'-0"9'-0"16'-0"8'-0"8'-0"8'-0"
UNEXCAVATED
8'-0"8'-0"8'-0"
13'-8"24'-0"Utility24'-0"24'-0"24'-0"24'-0"Stair AStair B6.2
1
6.2
2
kaas wilson architects
Lexington Heights AptsFLOOR PLANS
3.0 2/25/2026
1" = 30'-0"1 Level -1
PARKING
Level Type Count
Level -1 Garage Stalls 71
Level -1 Garage Stalls - Tandem 13
84
Level 1 Surface 60
60
144
Page 214 of 223
Color Scheme Legend
1BR
1BR +D
2BR
2BR + D
Circulation
Common Area
Core
6.1
1
6.1
5
6.1 6
6.1
2
6.13
6.1
4
PATIO AMENITY
946 ft²
WFH / Coffee Bar
700 ft²
Fitness
1,097 ft²
Club Room
759 ft²
Lobby
792 ft²
Unit A2 786 ft²
Unit A4
1,286 ft²
Unit C6
1,597 ft²
Unit C3
708 ft²
Unit A1
786 ft²
Unit A4 923 ft²
Unit B1
923 ft²
Unit B1
923 ft²
Unit B1
708 ft²
Unit A1
708 ft²
Unit A1
708 ft²
Unit A1
709 ft²
Unit A3
1,154 ft²
Unit C2
1,363 ft²
Unit D1
923 ft²
Unit B1
923 ft²
Unit B1
923 ft²
Unit B1
6.2
1
6.2
2
kaas wilson architects
Lexington Heights AptsFLOOR PLANS
3.1 2/25/2026
1" = 30'-0"1 Level 1
Page 215 of 223
6.1
1
6.1
5
6.1 6
6.1
2
6.13
6.1
4
1,597 ft²
Unit C3
708 ft²
Unit A1
708 ft²
Unit A1
708 ft²
Unit A1 1,363 ft²
Unit D1
1,154 ft²
Unit C2
792 ft²
Unit A21,286 ft²
Unit C6
1,047 ft²
Unit C5
923 ft²
Unit B1
1,097 ft²
Unit C4
923 ft²
Unit B1
923 ft²
Unit B1
923 ft²
Unit B1
923 ft²
Unit B1
923 ft²
Unit B1
923 ft²
Unit B1
923 ft²
Unit B1
709 ft²
Unit A3
708 ft²
Unit A1
786 ft²
Unit A4
786 ft²
Unit A4
6.2
1
6.2
2
kaas wilson architects
Lexington Heights AptsFLOOR PLANS
3.2 2/25/2026
1" = 30'-0"1 Level 2
Page 216 of 223
6.1
1
6.1
5
6.1 6
6.1
2
6.13
6.1
4
Color Scheme Legend
1BR
1BR +D
2BR
2BR + D
Circulation
Core
1,597 ft²
Unit C3
708 ft²
Unit A1
786 ft²
Unit A4 923 ft²
Unit B1
923 ft²
Unit B1
923 ft²
Unit B1
923 ft²
Unit B1
923 ft²
Unit B1
923 ft²
Unit B1
923 ft²
Unit B1
923 ft²
Unit B1786 ft²
Unit A4
792 ft²
Unit A2
1,286 ft²
Unit C6
1,047 ft²
Unit C5
708 ft²
Unit A1
709 ft²
Unit A3
1,154 ft²
Unit C2
1,097 ft²
Unit C4
708 ft²
Unit A1 708 ft²
Unit A1 1,363 ft²
Unit D1
6.2
1
6.2
2
1" = 30'-0"1 Level 3
kaas wilson architects
Lexington Heights AptsFLOOR PLANS
3.3 2/25/2026
Page 217 of 223
6.1
1
6.1
5
6.1 6
6.1
2
6.13
6.1
4
1,597 ft²
Unit C3
708 ft²
Unit A1
786 ft²
Unit A4 923 ft²
Unit B1
923 ft²
Unit B1
923 ft²
Unit B1
923 ft²
Unit B1
923 ft²
Unit B1
923 ft²
Unit B1
923 ft²
Unit B1
923 ft²
Unit B1786 ft²
Unit A4
792 ft²
Unit A2
1,286 ft²
Unit C6
1,047 ft²
Unit C5
708 ft²
Unit A1
709 ft²
Unit A3
1,154 ft²
Unit C2
1,097 ft²
Unit C4
708 ft²
Unit A1 708 ft²
Unit A1 1,363 ft²
Unit D1
6.2
1
6.2
2
kaas wilson architects
Lexington Heights AptsFLOOR PLANS
3.4 2/25/2026
1" = 30'-0"1 Level 4
Page 218 of 223
Page 219 of 223
kaas wilson architects
Lexington Heights AptsEXTERIOR MATERIALS
6.0 2/25/2026
EXTERIOR MATERIALS
Material Mark Description Image
4.2 04-Brick-SiouxCity-Running-BadlandsVelour
4.3 Environmental Stoneworks - San Domino Grezzo
5.4 Metal - Dark Bronze
7.1 07-Siding-JamesHardie-AlternatingLap-4/4/8-Smoo
th-Khaki Brown
EXTERIOR MATERIALS
Material Mark Description Image
7.10 EDCO Vertical Siding - Cedarwood
7.11 07-Siding-JamesHardie-Lap6Reveal-Cedarmill-Timb
er Bark
8 COMPOSITE WINDOWS; BLACK
8.1 08-Glass
Page 220 of 223
kaas wilson architects
Lexington Heights AptsRENDERINGS
5.0 2/25/2026
Page 221 of 223
COMPLIMENTARY
SECONDARY
MATERIAL
PROMINENT ADDRESS
GLASSY ENTRANCE
CANOPY ESTABLISHES
HORIZONTAL BREAK
PROMINENT MAIN
ENTRY
kaas wilson architects
Lexington Heights AptsEXTERIOR ELEVATIONS
6.2 2/25/2026
NEW BRICK COLOR TO
MATCH EXISTING BRICK
TONE
4TH FLOOR METAL PANEL
SELECTED TO MINIMIZE VISUAL
PROMINENCE AND RECEDE
WITHIN THE OVERALL MASSING
COLOR TONE
COMPLIMENTARY
EQUAL TWO-LITE
FENESTRATION PATTERN
SLIDING PATIO DOOR TO
PRIVATE DECK
SURFACE MOUNTED
MECHANICAL TERMINATIONS
Page 222 of 223
From:Roger Manthey
To:Sarah Madden
Subject:Lexington Heights New Construction
Date:Wednesday, April 8, 2026 12:32:02 PM
You don't often get email from rogermanthey47@gmail.com. Learn why this is important
Ms. Madden-
I met with John Riley today. He was very apologetic about the miscommunication.
He very willingly showed me, visually, the new plan for the northern drive, answered all my
questions, and invited me to participate in the vegetation selection in the near future.
He also stated that, after the final plan is approved, I would be invited, along with the renters,
to an update meeting.
After having talked with John, I feel much better about the final plan.
Roger Manthey
2258 Lexington Avenue South
Page 223 of 223
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FIRE PITNEW SIDEWALK
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PROJECT NO.
24282
CAD FILE
02/25/26
DATE
REVISIONS
DRAWN BY Date:Reg.No.ERIC P. FAGERBERG5377202/25/262026-04-02 CITY COMMENTS2999 WEST C.R. 42, SUITE 100BURNSVILLE, MN 55306PHONE: 952-890-6044info@mnhill.comwww.mnhill.comI hereby certify that this plan,specification or report was preparedby me or under my direct supervisionand that I am a duly LicensedProfessional Engineer under the lawsof the State of Minnesota.PRELIMINARYMENDOTA HEIGHTS, MINNESOTALEXINGTON HEIGHTS ADDITIONCONDOR CORPORATIONFOR2320 LEXINGTON AVENUE, MENDOTA HEIGHTS, MN 551202026-04-16 CLUB HOUSE AMENITIES F:\_Civil 3D Projects\24282\PRE-PLAT PLANS\24282PAV.dwg - 4/16/2026 03:01PM24282PAV
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SCALE IN FEET
0 40 80 PAVING & DIMENSIONAL PLANLEGEND
PROPOSED CONCRETE
PROPOSED BITUMINOUS SURFACE
PROPOSED SEDIMENT BASIN
PROPOSED INFILTRATION BASIN
PROPOSED CURB & GUTTER
OHP OHP
X X X X
EXISTING TELEPHONE PEDESTAL
EXISTING TRANSFORMER
EXISTING LIGHT POLE
EXISTING OVERHEAD POWER LINE
EXISTING CURB & GUTTER
EXISTING FENCE
EXISTING ASPHALT
EXISTING CONCRETE
EXISTING TV PEDESTALTV
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EXISTING SIGN
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DEVELOPMENT SUMMARY
GROSS PROJECT AREA (LOT 1, BLOCK 1 & OUTLOT A)6.71 AC/ 292,409 SF
EXISTING IMPERVIOUS AREA 2.36 AC/102,677 SF
NET IMPERVIOUS AREA INCREASE 0.38 AC/ 16,383 SF
TOTAL IMPERVIOUS AREA 2.74 AC/119,060 SF (40.7%)
FRONT SETBACK 50 FEET
REAR SETBACK 40 FEET
SIDE SETBACK 40 FEET
EXISTING ZONING PUD (R-3 UNDERLYING)
PROPOSED ZONING PUD (R-3 UNDERLYING)
BUILDING FOOTPRINT 22,571 SF
PROPOSED PARKING PROVIDED
61 NEW SURFACE STALLS FOR NEW BUILDING
84 GARAGE STALLS TOTAL
84 UNITS (110 BEDROOMS)
145 STALLS (SURFACE + GARAGE) TOTAL
145 STALLS/84 UNITS = 1.73 STALLS/UNIT
145 STALLS/110 BEDROOMS = 1.32 STALLS/BEDROOM
PARKING STALL AREA (INCLUDING ADA ACCESS) = 10,867SF
REQUIRED LANDSCAPE AREA (10%) = 1,087 SF
PROVIDED LANDSCAPED ISLAND AREA = 1,351 SF
EXISTING PARKING
45 SURFACE STALLS FOR EXISTING BUILDING
75 GARAGE STALLS
75 UNITS (120 BEDROOMS)
120 STALLS (SURFACE + GARAGE) TOTAL
120 STALLS/75 UNITS = 1.60 STALLS/UNIT
120 STALLS/120 BEDROOMS = 1.00 STALLS/BEDROOM
SITE PLAN NOTES
1.SEE GENERAL NOTES, SHEET C101, FOR ADDITIONAL RELEVANT INFORMATION.
2.EXISTING SURFACE LOT SHALL BE RE-STRIPED AS SHOWN. ERADICATION AT A MINIMUM
WILL BE REQUIRED. MILL & OVERLAY OR CHIP SEAL ARE ADDITIONAL OPTIONS OWNER MAY
ELECT TO UTILIZE ON REMAINING EXISTING BITUMINOUS.
3.CLUBHOUSE IMPROVEMENTS COMPLETED BY OTHERS
PROPOSED RETAINING WALL
RETAINING WALLC
B612 CONCRETE CURB & GUTTERD
TIP OUT CURBE
PEDESTRIAN RAMPF
6' TRANSITION TO FULL CURBG
TYPICAL PARKING LOT SECTION
8" - MnDOT 2211, CLASS 5 AGGREGATE BASE,
100% CRUSHED STONE/RECYCLE
2" - SPNWB230C NON-WEAR COURSE
MnDOT SPEC. 2357 BITUMINOUS TACK COAT
1.5" - SPWEB240C WEAR COURSE
GEOTEXTILE FABRIC/APPROVED SUBGRADE
BITUMINOUS
PAVEMENT
CONCRETE
SIDEWALK
RIBBON CURB
CLASS 5
SLOPE VARIES
CONCRETE SIDEWALK
NOT TO SCALE
4" CL 5 AGGREGATE BASE (2211)
100% CRUSHED
4" CONCRETE SIDEWALK (2531)
5'1'1'
20"7"TYPICAL PARKING SPACE SIGNING & STRIPING
NOT TO SCALE
ADA PARKING SIGN (R7-8m)
VAN ACCESSIBLE (R7-8b)
B612 CURB & GUTTER
9'9'9'18'3'4" SOLID WHITE LINE
INTERNATIONAL SYMBOL OF ACCESSIBILITY
45°0'
0
.
0
"
'
ADA PARKING SIGN (R7-8m)
VAN ACCESSIBLE (R7-8b)
NO PARKING
12" SOLID WHITE LETTERING (OPTIONAL)
6' TRANSITION FROM RIBBON
TO FULL B612 CURB & GUTTER
9' WIDE RIBBON CURB
FLUSH WITH ASPHALT
6'6'
6' TRANSITION FROM RIBBON
TO FULL B612 CURB & GUTTER
STORM BASINPER CIVIL PLANSNATIVE SEED MIXPROPOSED BUILDINGDECKDECKDECKDECKDECKDECKDECKDECKDECK
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E EXISTING TREES & BRUSH TO REMAINTURF SODTURF SODTURF SODTURF SODEXISTING LANDSCAPEEXISTING LANDSCAPEEXISTING LANDSCAPEEXISTING BUILDINGEXISTINGBUILDINGPER SCHEDULE ONSHEET L102TURF SODTURF SOD EXISTING LAWNEXISTING LAWNEXISTING LAWNEXISTING LAWNTURF SODEXISTING LAWN6' TURF SOD MOW STRIPPAVING PERCIVIL PLANSPAVING PERCIVIL PLANSSIDEWALK PER CIVIL PLANSSEED TO FENCE EDGESEED TO FENCE EDGESEED BETWEEN LOT LINE AND FENCEEXISTING LAWNTURF SODTURF SODTURF SODNATIVE SEED MIXPER SCHEDULE ONSHEET L102SEED/SOD LINE36" MOW STRIPSEED/SOD LINESEED/SOD LINE12' NATIVE GRASS BUFFER STRIPSEED BETWEEN LOT LINE AND FENCE12" NATIVE GRASS BUFFER STRIPEASEMENTEASEMENTPAVING PER CIVIL PLANSFURNITURE BY OTHERSBUILDINGENTRYGARAGEENTRYEVERGREEN TREE, TYP.DECIDUOUS COLUMNAR TREE, TYP.ORNAMENTAL TREES, TYP.FOUNDATION PLANTING AREA, TYP. ROCK MULCH PER NOTESNATIVE GRASS SEEDTO DISTURBED LIMITS.FIELD VERIFY.NATIVE GRASS SEEDTO DISTURBED LIMITS.FIELD VERIFY.BUFFER PLANTING, TYP.OUTLINE OF STRUCTURE BELOW.DO NOT PLANT ABOVE.FOUNDATION PLANTING AREA, TYP. ROCK MULCH PER NOTESFOUNDATION PLANTING AREA, TYP. ROCK MULCH AREA PER NOTESOVERSTORYDECIDUOUSTREE, TYP.NATIVE SHRUBSAND GRASSES, TYP.OVERSTORYDECIDUOUSTREE, TYP.OVERSTORYDECIDUOUSTREE, TYP.FOUNDATION PLANTING AREA, TYP. ROCK MULCH PER NOTESOVERSTORY DECIDUOUS TREE, TYP.EVERGREEN TREE, TYP.COLUMNAR EVERGREEN TREE, TYP.BUFFER PLANTING, TYP.OVERSTORY DECIDUOUS TREE, TYP.COLUMNAR DECIDUOUS TREE, TYP.COLUMNAR DECIDUOUS TREE, TYP.LANDSCAPE EDGER PER NOTESLANDSCAPE EDGER PER NOTESLANDSCAPE EDGER PER NOTESTURF SOD TODISTURBED LIMITS.FIELD VERIFY.TURF SOD TODISTURBED LIMITS.FIELD VERIFY.TURF SOD TO DISTURBEDLIMITS. FIELD VERIFY.TURF SODORNAMENTALDECIDUOUSTREES, TYP.LANDSCAPE EDGER PER NOTESWOOD MULCH PER NOTES. WOOD MULCH TOEDGE OF EXISTINGCURB, TYP.WOOD MULCH TOEDGE OF PROPOSEDCURB, TYP.SPADED EDGE AT LOT LINEOR TAPER AS NECESSARYDateDrawn ByChecked ByProject Number1301 American Blvd. ESuite 100Bloomington, MN 55425tel: (612) 879-6000fax: (612) 879-6666www.kaaswilson.comam a duly Licensed Landscape ArchitectI hereby certify that this plan, specifi-cation, or report was prepared by me orunder my direct supervision and that ITyped Name under the laws of the State of Minnesota.Registration NumberDateBenjamin D. Hartberg, PLABHAL02/25/202626117Lexington HeightsApartmentsMendota Heights, MNLandscape Architect:CALYX DESIGN GROUP475 Cleveland Ave. N. Suite 101ASaint Paul, MN 55104(651) 788-9018Civil Engineering:James R Hill, Inc.2999 West County Rd. 42, Suite 100Burnsville, MN 55306Phone: (952) 890-6044Rev. No.Revision Date SignaturePrepared for:Condor Corporation2320 Lexington AvenueMendota Heights, MN 5512048084PRELIM
INARY
1 City Comments 04/02/2026
2 City Comments 04/17/2026
L101PLANLANDSCAPELANDSCAPE LAYOUT PLAN:1. Landscape contractor to provide a new irrigation layout plan for the property. See landscape note#17 on Sheet L102.2. See Civil Engineer's plans for grading layout and requirements3. Contractor to coordinate any work in the right-of-way with City of Mendota Heights Public WorksDepartment.4. Sod all disturbed areas except plant beds and areas noted to receive rock mulch.5. Place a minimum of 6" topsoil or slope dressing on all areas disturbed by construction,includingright-of-way boulevards, unless specified otherwise.6. Trim existing trees to remain that have branches over-hanging the work zone. Engage a certifiedarborist to perform tree trimming.7. Coordinate irrigation connection in the building with the General Contractor and MechanicalContractor for the project. Coordinate irrigation sleeving with earthwork and paving contractors.8. Landscape contractor is responsible for verification of soils and graded condition prior tomobilization and shall notify the General Contractor if earthwork is not acceptable. Landscapecontractor is responsible for fine grading, or grade to within 1" of final set elevation.GENERAL NOTES:Existing Tree To RemainLANDSCAPE LEGEND:New Turf SodNative Seed-MesicSee Sheet L103Landscape EdgerSee Sheet L102See Sheet L102Rock MulchNative Seed-UplandSee Sheet L103SYMBOLCODEBOTANICAL NAMECOMMON NAMESIZECONTAINERQTYCOLUMNAR TREEAR2Acer rubrum `Red Rocket``Red Rocket` Red Maple2.5" Cal. B&B3BJ2Betula platyphylla 'Jefpark'Parkland Pillar® Asian White Birch2.5" Cal. B&B6PEPopulus tremula `Erecta`Columnar Swedish Aspen2.5" Cal. B&B3EVERGREEN TREESABAbies balsameaBalsam Fir6` Hgt.B&B9JEJuniperus virginianaEastern Red Cedar6` Hgt.B&B11PdPicea glauca `Densata`Black Hills Spruce6` Hgt.B&B10TOThuja occidentalisAmerican Arborvitae6` Hgt.B&B8TAThuja occidentalis `Art Boe` TMNorth Pole Arborvitae6` Hgt.B&B10ORNAMENTAL TREESMSMalus x `Spring Snow`Spring Snow Crab Apple1.5" Cal. B&B4OVERSTORY TREESAS Acer x freemanii `Sienna`Sienna Glen Maple2.5" Cal. B&B2BRBetula nigraRiver Birch2.5" Cal.B&B4CO Celtis occidentalisCommon Hackberry2.5" Cal. B&B3GD Gleditsia triacanthos inermis 'Draves' TMStreet Keeper Honey Locust2.5" Cal. B&B2OVOstrya virginianaAmerican Hophornbeam2.5" Cal. B&B2QR Quercus rubraNorthern Red Oak2.5" Cal.B&B3SHRUBSAmAronia melanocarpa `Morton` TM Iroquis Beauty Black Chokeberry5 gal.Pot9Cr2Clethra alnifolia `Ruby Spice`Ruby Spice Clethra5 gal.Pot15Ci Cornus sericea `Isanti`Isanti Redosier Dogwood5 gal.Pot26Dl Diervilla loniceraDwarf Bush Honeysuckle3 gal.Pot27EcEuonymus fortunei `Canadale Gold` Canadale Gold Euonymus 3 gal.Pot15JfJuniperus chinensis `Sea Green` Sea Green Juniper5 gal.Pot27RgRhus aromatica `Gro-Low`Gro-Low Fragrant Sumac5 gal.Pot5Sm3Spiraea x bumalda `Goldmound` Gold Mound Spirea5 gal.Pot8ANNUALS/PERENNIALSNwNepeta x faassenii `Walkers Low`Walkers Low Catmint1 gal.Pot9GRASSESAg2 Andropogon gerardiiBig Blue Stem1 gal.Pot44CkCalamagrostis x acutiflora `Karl Foerster`Feather Reed Grass1 gal.Pot33PLANT SCHEDULERefer to Civil Plans for Tree Inventory (See Sheet C401)Number of Trees to be Planted due to New Construction: 80
DateDrawn ByChecked ByProject Number1301 American Blvd. ESuite 100Bloomington, MN 55425tel: (612) 879-6000fax: (612) 879-6666www.kaaswilson.comam a duly Licensed Landscape ArchitectI hereby certify that this plan, specifi-cation, or report was prepared by me orunder my direct supervision and that ITyped Name under the laws of the State of Minnesota.Registration NumberDateBenjamin D. Hartberg, PLABHAL02/25/202626117Lexington HeightsApartmentsMendota Heights, MNLandscape Architect:CALYX DESIGN GROUP475 Cleveland Ave. N. Suite 101ASaint Paul, MN 55104(651) 788-9018Civil Engineering:James R Hill, Inc.2999 West County Rd. 42, Suite 100Burnsville, MN 55306Phone: (952) 890-6044Rev. No.Revision Date SignaturePrepared for:Condor Corporation2320 Lexington AvenueMendota Heights, MN 5512048084PRELIM
INARY
1 City Comments 04/02/2026
2 City Comments 04/17/2026
L102TOMAHAWK TREE STABILIZER STAKES.MINIMUM (2) PER TREE.SODROOT BALL TO SIT ON MOUNDEDMULCH - 4" DEEP - SEE SPECPLANTING SOIL - SEE SPEC.TOPSOILSUBGRADEOTHERWISE. NO MULCH TO BE IN CONIFER TO HAVE SHREDDEDHARDWOOD MULCH UNLESS NOTED PLACE ROOT BALL SO THAT BASALFLARE IS 1" ABOVE SURROUNDINGCONTACT WITH TRUNK.NOTE: SUBGRADE, REMOVE BURLAPDRAIN SYSTEM IS NECESSARY4" DIAMETER AUGERED HOLE, 42" MIN. DEPTH. FILLED W/ 3/4" DIAMETER DRAIN ROCK. COVER W/ 6" FILTER FABRIC.FOR HEAVY CLAY SOILS.FROM TOP 1/3 OF ROOT BALLGRADE.THE CONTRACTOR IS RESPONSIBLE FORENSURING THE TREES ARE IN A PLUMBPOSITION THROUGHOUT THE WARRANTY PERIOD.TREE HEIGHT MEASURED FROM TOP OF ROOT
BALL TO BASE OF CENTRAL LEADER.LANDSCAPE DETAILS, NOTES, AND SCHEDULES:1L102DECIDUOUS TREE PLANTING - SECTIONNOT TO SCALE............................................................ON CENTER SPACING AS STATED ON PLANWIDTH OF HOLE EXCAVATION SHALL EXTEND A MINIMUM OF 6INCHES BEYOND THE PLANTS ROOT SYSTEM.3'' DEPTH WATERING BASINPLANTING SOIL PER NOTES.MULCH PER PLAN NOTEFINISHED GRADEPLANT ACCORDING TO PLANTING DETAILS FOR ISOLATEDPLANTING LOCATIONS WITH THE EXCEPTION OF REDUCEDHOLE WIDTH.2L102TYP. SHRUB PLANTING - SECTIONNOT TO SCALE1'-6" (MIN.)4"FACE OF WALL OR BACK OF CURB.MULCH PER NOTESLANDSCAPE EDGER PER NOTES3 OZ. LANDSCAPE FABRIC, TURN-UPFINISHED GRADEPITCH SUB-GRADE TO DRAIN AWAYFROM BUILDING WALLS & CURBS.NOTES: SEE GRADING PLAN FOR CROSS SLOPE DIRECTION.PLANT BED WIDTH VARIES, SEE PLAN.AT EDGES, OVERLAP SEAMS 4".SEE PLANSWIDTHS MAY VARYSUBMIT ROCK MULCH SAMPLE FOR OWNER APPROVAL.LANDSCAPE FABRIC TO BE FREE-DRAINING.3L102MULCH AND EDGER DETAILNOT TO SCALE1. Tree saucer mulch to be four inches (4") depth natural single-shred hardwood mulch for trees outside of a plant bed. Install per tree planting detail.2. Refer to civil plan sheets for grading, drainage, site dimensions, survey, tree removal, proposed utilities & erosion control.3. All plant material shall comply with the latest edition of the American Standard for Nursery Stock, American Association of Nurserymen. Unless notedotherwise, deciduous shrubs shall have at least 5 canes at the specified shrub height. Plant material shall be delivered as specified.4. Plan takes precedence over plant schedule if discrepancies in quantities exist.5. All proposed plants shall be located and staked as shown.6. Adjustment in location of proposed plant material may be needed in field. Should an adjustment be required, the client will provide field approval.Significant changes may require city review and approval.7. The project landscape contractor shall be held responsible for watering and properly handling all plant materials brought on the site both before and afterinstallation. Schedule plant deliveries to coincide with expected installation time within 36 hours.8. All plant materials shall be fertilized upon installation as specified.9. The landscape contractor shall provide the owner with a watering schedule appropriate to the project site conditions and to plant material growthrequirements.10. If the landscape contractor is concerned or perceives any deficiencies in the plant selections, soil conditions, drainage or any other site condition thatmight negatively affect plant establishment, survival or guarantee, they must bring these deficiencies to the attention of the landscape architect & client priorto bid submission. Plant bed drainage concerns during plant installation shall be brought to the attention of the Owner and General Contractor immediately.11. Contractor shall establish to his/ her satisfaction that soil and compaction conditions are adequate to allow for proper drainage at and around thebuilding site.12. Contractor is responsible for ongoing maintenance of all newly installed material until time of owner acceptance. Any acts of vandalism or damagewhich may occur prior to owner acceptance shall be the responsibility of the contractor. Contractor shall provide the owner with a maintenance programincluding, but not limited to, pruning, fertilization and disease/pest control.13. The contractor shall guarantee newly planted material through one calendar year from the date of written owner acceptance. Plants that exhibit morethan 10% die-back damage shall be replaced at no additional cost to the owner. The contractor shall also provide adequate tree wrap and deer/rodentprotection measures for the plantings during the warranty period.14. This layout plan constitutes our understanding of the landscape requirements listed in the ordinance. Changes and modifications may be requested bythe city based on applicant information, public input, council decisions, etc.15. The landscape contractor shall be responsible for obtaining any permits and coordinating inspections as required throughout the work process.16. Plant size & species substitutions must be approved in writing prior to acceptance in the field.17. The landscape contractor shall provide a quote and furnish an Irrigation Layout Plan for head-to-head coverage of all tree, turf and shrub planting areas.Use commercial-grade irrigation equipment and provide product cut-sheets and (4) copies of the proposed layout plan to the landscape architect for reviewand approval. Coordinate irrigation connection point, controller, back-flow and valve locations with the builder & general contractor.18. All edger shall be professional grade black vinyl lawn edging, 5 inch tall x 20 feet long (minimum) straight lengths. Anchor every 18" on-center(minimum). Edger must be UV stable. Submit sample for Owner review.19. Landscape Contractor is responsible for coordination with the General Contractor, to protect the new improvements on and off-site during landscapework activities. Report any damage to the General Contractor immediately.20. MULCH: Plant beds noted to receive rock mulch shall be 4" depth of 1-1/2" dia. trap rock mulch, Dresser Trap Rock Inc. or equal. Plant beds noted toreceive wood mulch shall be 4" depth of Western Red Cedar wood mulch. Submit mulch samples for Owner approval. Do not install weed mat underperennials, with the exception of ornamental grasses.21 All planting, seeding, and sodded areas shall be prepared prior to installation activities with a harley power box rake or equal to provide a firm plantingbed free of stones, sticks, construction debris, etc.22. Turf installation activity shall conform to all rules and regulations as established in the MnDOT Seeding Manual, 2024 edition, for turf bed preparation,installation, maintenance, and warranty.23. The Landscape Contractor shall furnish samples of all landscape materials for approval prior to installation.24. The Landscape Contractor shall clear and grub the underbrush from within the work limits to remove dead branches, leaves, trash, weeds and foreignmaterials. Remove trees where noted on the plan, including the stump to 30" below grade.25. The landscape contractor shall contact Gopher State One Call no less than 48 hours before digging for field utility locations.26. The landscape contractor shall be responsible for the removal of erosion control measures once vegetation has been established to the satisfaction ofthe municipal staff. This includes silt curtain fencing and sediment logs placed in the landscape.27. The landscape contractor shall be responsible for visiting the site to become familiar with the conditions prior to bidding and installation. Coordinate withthe general contractors on matters such as fine grading, landscaped area conditions, staging areas, irrigation connection to building, etc.28. See Site and Civil plans for additional information regarding the project.29. All sub-cut areas of the site that are designated on the site plan as open space for landscape shall have no less than 6" of imported, pulverized topsoil.Slope away from building.30. Landscape contractor must prove the open sub-grade of all planting areas after their excavation is capable of infiltrating a minimum requirement of1/4-inch of water per hour prior to installation of plant materials, topsoil, irrigation, weed mat, and mulch. Planting areas not capable of meeting thisrequirement shall have 4" diameter X 48" depth holes augured every 36" on-center and filled with MnDOT Free-Draining Coarse Filter Aggregate. Re-testsub-grade percolation for compliance to infiltration minimum requirement.31. Landscape contractor shall coordinate tree removal activities and ensure all trees designated for removal are gone before start of landscape installation.Grind stump to 30" below grade and back-fill with topsoil.32. Landscape contractor shall include in their bid to remove any existing shrubs, sod, edger, fabric, and edger that interferes with new improvements shownin this package.33. Landscape contractor to install tree trunk protection for all newly planted deciduous trees.STAKE TREES AS NEEDED TO MAINTAIN ANUPRIGHT AND PLUMB HABIT. USE NON-MARRINGTREE-GUY WEBBING AND CABLES OR STAKES.INSTALL 6" WHITE DRAIN TILE TRUNK GUARDMARK THE NORTH SIDE OF THE TREE IN THENURSERY, AND ROTATE TREE TO FACENORTH AT THE SITE WHEN EVER POSSIBLE.4 IN. HIGH EARTH SAUCER BEYOND EDGE OFROOT BALL (FOR ISOLATED TREES ONLY).REMOVE ALL TWINE, ROPE AND WIRE, AND BURLAPFROM TOP THIRD OF ROOT BALL.IF PLANT IS SHIPPED WITH A WIRE BASKET AROUND THE ROOT BALL,CUT THE WIRE BASKET IN FOUR PLACES AND FOLD DOWN 8 IN. INTOPLANTING HOLE.PLACE ROOT BALL ON UNEXCAVATED OR TAMPED SOIL.NOTE: FOR DIMENSIONS OF PLANTING AREAS SEEPLAN, SOIL BACKFILL SHALL BE GARDEN BLENDSOIL ( EQUAL MIX OF COMPOST, SAND & SOIL ) PERNOTES.TAMP SOIL AROUND ROOT BALL BASE FIRMLY WITH FOOTPRESSURE SO THAT ROOT BALL DOES NOT SHIFT.WOOD MULCH. DO NO PLACE MULCH INCONTACT WITH TREE TRUNK. MAINTAINTHE MULCH WEED-FREE FOR AFTERPLANTING.NOTES:ENSURE TREE PIT PASSES REQUIRED PERCOLATION TESTING.OPEN BURLAP AND REMOVE EXCESSSOIL UNTIL THE TOP OF THE FIRSTMAJOR ROOT IS VISIBLE. PLANT TOTHIS DEPTH TO HELP PREVENTENCIRCLING ROOTS.ONLY PRUNE DEAD BRANCHES THE FIRST YEARAFTER PLANTING.MULCH RING: 4' DIAMETER MINIMUM, 6' DIAMETERPREFERRED.DOUBLE STAKE WITH 1" POLYPROPYLENEWEBBING THROUGH THE EYE OF THE CINCH-TIERUBBER SUPPORTS. AVOID DAMAGE TO THEROOT BALL WITH SUPPORT STAKES.NURSERY GRADE FIBERGLASS TREE STAKES.11/16" x 6'-0".4L102CONIFEROUS TREE PLANTING DETAILNOT TO SCALELANDSCAPE NOTES:MIN.MIN.SEE PLANPERENNIAL PLANT18" MIN.6"EDGE CONDITION VARIES - SEE PLAN.MULCH PER NOTES.PLANTING SOIL PER NOTES.CONTRACTOR PREPARED SUBGRADENOTE:HAND-LOOSEN ROOTS OF CONTAINERIZEDPLANT MATERIALS.5L102TYP. PERENNIAL PLANTING DETAILNOT TO SCALE6"EXISTING SOD BLADEEXISTING THATCH LAYERSOILNEW SOD BLADENEW THATCH LAYERSOILSUB CUT FOR NEW SODTHATCH LAYERS TO HAVEMATCHING ELEVATION1"3/4"4"CONCRETE SIDEWALK* THATCH LAYERS TO MATCH* NO THATCH ABOVE ADJACENT GRADE* SUB-CUT AND FINAL GRADE BY SOD INSTALLEROR CURB6L102TURF SOD TO EXISTING SOD DETAILNOT TO SCALELANDSCAPENOTES &DETAILSTREE DIVERSITY MATRIX:
DateDrawn ByChecked ByProject Number1301 American Blvd. ESuite 100Bloomington, MN 55425tel: (612) 879-6000fax: (612) 879-6666www.kaaswilson.comam a duly Licensed Landscape ArchitectI hereby certify that this plan, specifi-cation, or report was prepared by me orunder my direct supervision and that ITyped Name under the laws of the State of Minnesota.Registration NumberDateBenjamin D. Hartberg, PLABHAL02/25/202626117Lexington HeightsApartmentsMendota Heights, MNLandscape Architect:CALYX DESIGN GROUP475 Cleveland Ave. N. Suite 101ASaint Paul, MN 55104(651) 788-9018Civil Engineering:James R Hill, Inc.2999 West County Rd. 42, Suite 100Burnsville, MN 55306Phone: (952) 890-6044Rev. No.Revision Date SignaturePrepared for:Condor Corporation2320 Lexington AvenueMendota Heights, MN 5512048084PRELIM
INARY
1 City Comments 04/02/2026
2 City Comments 04/17/2026
L103LANDSCAPE DETAILS, NOTES, AND SCHEDULES:Native Seed Areas noted per plan: (unless otherwise noted on civil plans), shall be:MnDOT #33-261 seed mixture for Stormwater Treatment Basin South & West, drop-seeded into thetopsoil layer at 35.0 lbs per acre. Submit seed mix for approval. Grading and Erosion Control per CivilPlans and Specifications.Add 20lbs per acre of MnDOT 21-111 Oats Cover Crop.NATIVE SEED MIX:NATIVE SEEDING INSTALLATION METHOD:Drop Seeding Onto Tilled SitesThis is the "standard" method for seeding on prepared sites such as those on construction projects.a) Site Preparation: The site should be prepared by loosening topsoil to a minimum depth of 3inches.b) Fertilizer: Use a fertilizer analysis based on a soil test or a general recommendation is a10-10-10 (NPK) commercial grade analysis at 200 lbs/acre.c) Seed Installation: Seed should be installed with a drop seeder that will accurately meter thetypes of seed to be planted, keep all seeds uniformly mixed during the seeding and containdrop seed tubes for seed placement (Brillion-type). The drop seeder should be equipped with acultipacker assembly to ensure seed-to-soil contact.d) Seeding Rates: Rates are specified in the mixture tabulation for the specified mix.e) Packing: If the drop seeder is not equipped with a cultipacker, the site should be cultipackedfollowing the seeding to ensure seed-to-soil contact.f) Mulch: Cover soil with a hydromulch consisting of natural wood fiber or paper fiber, water, andM-Binder at 100 lbs per acre.Note: Heavy equipment is not allowed in the infiltration basins to keep soils from getting compacted.If any compaction occurs due to seeding operations, the soils must be uncompacted.NATIVE SEED REQUIRED MAINTENANCE - 3 YRS:Native Grass and Forb Mixtures (mixtures beginning with the number 3)Year 1Establishment (spring seeding):1) Prepare site - Late April - May2) Seed - May 1 - June 1Maintenance:1) Mow (6-8 inches) - every 30 days after planting until September 30.2) Weed Control - mowing should help control annual weeds. Spot spray thistles, etc.Establishment (fall seeding):1) Prepare site - Late August - early September2) Seed - late September to freeze-upMaintenance (following season):1) Mow (6-8 inches) - once in May, June, and July2) Weed Control - mowing should keep annual weeds down. Spot spray thistles, etc.Evaluation:1) Cover crop growing within 2 weeks of planting (except dormant plantings).2) Seedlings spaced 1-6 inches apart in drill rows.3) Native grass seedlings may only be 4-6 inches tall.4) If there is a flush of growth from foxtail etc., mow as necessary.Year 2Maintenance:1) Mow (6-8 inches) one time between June 1 - August 15 before weeds set seed.2) Weed Control - mowing should keep annual weeds down. Spot spray thistles, etc.3) Some sites may not require much maintenance the second year.Evaluation:1) Cover crop will be gone unless winter wheat was used in a fall planting.2) Grasses forming clumps 1-6 inches apart in drill rows, but still short.3) Some flowers should be blooming (black-eyed Susans, bergamot, etc.).4) If there is a flush of growth from foxtail etc., mow site.Year 3Maintenance:1) Mow only if necessary.2) Weed Control - Spot spray thistles, etc.3) Sites usually do not require much maintenance the third year.Evaluation:1) Planting should begin looking like a prairie - tall grasses, flowers, etc.Long-termMaintenance:1) Weed Control - Spot spray thistles, etc.2) Burning (3-5 year rotation) alternate spring and fall if possible.3) Haying (3-5 year rotation) late summer or early fall. Alternate with burning (may substitute forburning).4) Burning two years in a row will really "clean up" rough-looking sites.NATIVE SEED MIX:Native Seed Areas noted per plan: (unless otherwise noted on civil plans), shall be:MnDOT Southern Shortgrass Roadside Mix, drilled into the topsoil layer at 160.0 lbs per acre. Submitseed mix for approval. Grading and Erosion Control per Civil Plans and Specifications.IRRIGATION SYSTEM PERFORMANCE REQUIREMENTS:1. IRRIGATION SYSTEM SHOULD AVERAGE 40(+/-) PSI AT THE BASE OF ALL SPRINKLER HEADS. NOTIFY LANDSCAPE ARCHITECT IF EXISTING PRESSURE DIFFERS. BUILDINGPRESSURE IS NOT KNOWN.2. IRRIGATION CONTRACTOR TO PREPARE FULL IRRIGATION LAYOUT PLANS FOR LANDSCAPE ARCHITECT'S REVIEW. LAYOUT WORK AS ACCURATELY AS POSSIBLE. THECONTRACTOR MAY MAKE MINOR ADJUSTMENTS TO THE LOCATION AND SPACING AS NECESSARY TO ACCOMMODATE ACTUAL FIELD CONDITIONS. HEAD LOCATIONS SHALL BEFLAGGED AND REVIEWED BY THE LANDSCAPE ARCHITECT PRIOR TO INSTALLATION.3. COORDINATE SLEEVING AND IRRIGATION PIPE / HEAD / INTERNAL PLUMBING INSTALLATION WITH THE WORK OF OTHERS.4. ALL MATERIALS SHALL BE INSTALLED AS DETAILED ON DRAWINGS. (HOWEVER, IF THE CONTRACT DRAWINGS AND/OR SPECIFICATIONS DO NOT THOROUGHLY DESCRIBE THEMETHOD OR TECHNIQUES TO BE USED, THE CONTRACTOR SHALL FOLLOW THE INSTALLATION METHODS ISSUED BY THE MANUFACTURER. ALL SUCH LITERATURE MUST BESUBMITTED 48 HOURS PRIOR TO INSTALLATION FOR REVIEW AND APPROVAL BY THE LANDSCAPE ARCHITECT.)5. CHECK AND VERIFY ALL EXISTING AND PROPOSED SITE CONDITIONS, UTILITIES AND SERVICES PRIOR TO TRENCHING.6. LATERAL PIPING TO BE A MINIMUM OF 12 INCHES DEEP AND MAINLINES A MINIMUM OF 18 INCHES DEEP.7. ALL MAIN LINE PIPING AND LATERAL PIPE OF 1-1/2" AND LARGER SHALL BE PVC (SDR 26 / CLASS 160). ALL OTHER LATERAL PIPE OF 1-1/4" AND SMALLER MAY BEPOLYETHYLENE.8. ALL TEES AND ELBOWS SHALL BE PVC (160 PSI). INCLUDE THRUST BLOCKING AT TEE AND ELBOW POINTS.9. ALL SPRINKLERS SHALL BE COMMERCIAL GRADE HUNTER HEADS.10. ADJUST HEADS FOR GRADE, AS NECESSARY, AFTER TURF GRASS HAS BEEN ESTABLISHED AND ALL SETTLEMENT AT HEADS HAS OCCURRED.11. ALL AUTOMATIC CONTROLLERS, RISERS, BACKFLOW PREVENTERS AND HOSE BIBS SHALL BE SET PLUM. SPRINKLER HEAD RISERS, QUICK COUPLER VALVES AND ALL VALVESWITH STEMS SHALL BE SET PERPENDICULAR TO FINISHED GRADE.12. CONTROL VALVE WIRES, INCLUDING THE GROUND WIRE, SHALL BE #12 GAUGE U.F.U.L. APPROVED DIRECT BURIAL. UNDERGROUND CONNECTIONS SHALL BE MADE WITH 3-MWIRE CONNECTORS (DBY) OR APPROVED EQUAL.13. TRACER-WIRE IS TO BE PLACED OVER ALL MAIN AND LATERAL LINES.14. PLACE ALL VALVES IN APPROVED VALVE BOXES.15. USE TEFLON TAPE ON ALL THREADED JOINTS.16. BRAND EACH VALVE BOX WITH 2" HIGH LETTERING SHOWING ZONE NUMBER AND CONTROLLER LETTER (EXAMPLE 'A3'). THIS STAMP IS TO MATCH THE ZONE SHOWN ON THE PLAN UNLESS OTHERWISE DIRECTED BY LANDSCAPE ARCHITECT.17. CONDUCT PERFORMANCE TEST IN THE PRESENCE OF OWNER AND LANDSCAPE ARCHITECT FOLLOWING COMPLETION OF SYSTEM INSTALLATION.18. CONDUCT AND DEMONSTRATE WINTERIZATION AND SPRING START-UP PROCESS TO OWNER IN THE FALL OF COMPLETION.19. LANDSCAPE ARCHITECT SHALL BE NOTIFIED TO VERIFY TRENCH DEPTHS BEFORE BACKFILLING.20. IRRIGATION CONTRACTOR TO COORDINATE MECHANICAL ROOM WATER CONNECTION POINT WITH MECHANICAL ENGINEER AND PLUMBING CONTRACTOR.21. AFTER INSTALLATION OF DRIP IRRIGATION PIPE IS COMPLETE AND PRIOR TO SODDING OR MULCH INSTALLATION, THE CONTRACTOR SHALL CONTACT THE LANDSCAPEARCHITECT TO REVIEW THE INSTALLATION OF THE DRIP IRRIGATION SYSTEM.22. LANDSCAPE CONTRACTOR TO ADJUST HEADS IN THE FIELD TO ENSURE WATER DOES NOT SPRAY THE BUILDING FACE OR PAVED AREAS.23. COORDINATE LOCATION OF ROOFTOP-MOUNTED ATMOSPHERIC MOISTURE (RAIN) SENSOR WITH OWNER AND ARCHITECT.24. COORDINATE LOCATION OF SLEEVING UNDER PAVED AREAS WITH GENERAL CONTRACTOR, EARTHWORK, AND PAVING SUB-CONTRACTORS.25. SUBMIT LAYOUT PLAN AND PRODUCT DATA TO THE LANDSCAPE ARCHITECT FOR REVIEW AND APPROVAL PRIOR TO INSTALLATION.26. IRRIGATION BID SHALL INCLUDE (1) FALL SHUT-DOWN AND (1) SPRING START-UP (SPRING OF THE YEAR FOLLOWING INSTALLATION).27. THIS PROJECT WILL USE HUNTER COMMERCIAL IRRIGATION PRODUCTS.28. PROVIDE THE OWNER WITH MANUFACTURER'S INSTRUCTION MANUAL FOR CONTROLLER. POST IRRIGATION ZONE LAYOUT MAP AT 8"x10" NEXT TO THE CONTROLLER FORREFERENCE.29. PROVIDE THE OWNER WITH AN AS-BUILT PLAN (PAPER AND CAD .DWG) UPON COMPLETION OF INSTALLATION.Existing boundary, location, topographic, and utility information shown on this plan is from a field survey from Hill, Inc.·Do not begin tree clearing work until tree protection measures are in place and to the permit approval of the City Forester hasbeen granted.·Critical Root Zone:Install high density polyethylene safety fence, 4 ft. high, international orange, at the Drip Line or at the Critical Root Zone whichever is greater, of trees to be preserved per detail, prior to commencement of earthwork activity. Field-staking of the fence location(s) subject to City approval.·Where silt fence and proposed tree protection fence overlap, place the tree protection fence on the outside of the silt fence,double-staked at the break-point.·Install 48" Tall Orange Snow Fence at the Drip Line of Existing Trees to Remain.·The contractor shall prune the canopy of existing trees to remain where the canopy is in jeopardy of damage due to the newimprovements shown. It is recommended that the contractor hire a certified arborist to perform the pruning. Any branches brokenduring construction shall be immediately trimmed and wounds painted to prevent further damage.·Perform work in accordance with the laws, ordinances, rules, regulations, and orders of public authority having jurisdiction.Secure and pay for permits, governmental fees and licenses necessary for the proper execution of the demolition work.·Provide protective coverings and enclosures as necessary to prevent damage to existing work that is to remain. Existing work toremain may include items such as trees, shrubs, lawns, sidewalks, drives, curbs, utilities, buildings and/or other structures on oradjacent to the demolition site. Provide temporary fences and barricades as required for the safe and proper execution of thework and the protection of persons and property.·Remove debris, waste, and rubbish promptly from the site. On-site burial of debris is not permitted. Burn no debris on the site.Salvage material not otherwise indicated to be reused shall become the Contractor's property and is to be removed promptlyfrom the site and disposed of in strict accordance with all applicable laws, regulations, and/or statutes.·Buildings, features, surfaces, and other descriptive references shown on this drawing are for informational purposes only. Fieldverify all information relevant to the project prior to proceeding with the work. Visit the site and determine all site conditions andhazards.·This plan is a guide as to the anticipated amount of disturbance expected due to proposed improvements. The contractor isexpected to take all necessary precautions to ensure trees noted to remain are not damaged during construction. Do not storematerial or drive within the drip line of existing trees to remain. Be aware of overhead branches for clearance of material andequipment.·This plan is not a guarantee that existing trees will survive during/post construction, but rather a guide to help assure theirprotection and greatest chances of survival at the surface level. Further protection measures outside this scope could involveecologists, foresters and arborists.·Notify the Owner's Representative when tree protection fencing is taken down to perform work in conjunction with the newimprovements noted in this plan set. The contractor is responsible for re-erecting the tree protection fence immediately after thework is complete, when ever possible·Trees shown as existing to remain (be preserved) that are damaged / killed as a result of construction activities are subject toreplacement per the City Tree Replacement penalty. Replacement trees are to be paid for at no additional expense to the Owner.TREE PRESERVATION & PROTECTION NOTES:SEEDINGSCHEDULES& NOTES
EXISTINGBUILDINGINTERSTATE 35-E
LEXINGTON AVENUE SOUTH
PROPOSEDBUILDINGEXISTINGPOOLHOUSEEXISTINGPOOLCOMMUNITYSPACEPICKLEBALLCOURTEXISTINGBASINEXISTINGPARKING LOTPROPOSEDPARKING LOTPROPOSEDPARKING LOTPROPOSEDBASINEXISTING WOODED AREAPATIOAREABUFFER PLANTING
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PUNDERGROUNDPARKINGOPEN LAWNAREAOPEN LAWNAREAOPEN LAWNAREAOPEN LAWNAREAOPEN LAWNAREAOPEN LAWNAREANATIVE SEEDAREAOPEN LAWNAREAOPEN LAWNAREACONIFEROUS BUFFER PLANTING STRIPEXISTINGTREES TOREMAINEXISTINGTREES TOREMAINEXISTINGTREES TOREMAINLEXINGTON HEIGHTS APARTMENTSMENDOTA HEIGHTS, MINNESOTANORTHSCALE: 1" = 30'-0"030'60'