Res 2026-50 Approve Final Development Plaln - Mendota PlazaCITY OF MENDOTA HEIGHTS
DAKOTA COUNTY, MINNESOTA
RESOLUTION 2026-50
RESOLUTION APPROVING A FINAL DEVELOPMENT PLAN - AMENDMENT TO
THE MENDOTA PLAZA PLANNED UNIT DEVELOPMENT FOR THE PROPERTY
LOCATED AT 750 NORTH PLAZA DRIVE
[PLANNING CASE N0.2026-12]
WHEREAS Indigo Signs (or "Applicant") in cooperation with Mendota Mall Associates
LLP (Mendota Plaza/Paster Properties and as "Owner") has applied for a Planned Unit
Development - Final Development Plan to amend the 2009 Mendota Plaza Planned Unit
Development (PUD), as proposed under Planning Case 2026-12 for Area Identification Sign
Improvements ("Project") for the property located at 750 North Plaza Drive and legally described
in Exhibit A; and
WHEREAS, the Final Development Plan to amend the PUD as presented herein would
authorize an increase in signage allowances for the Area Identification Signs and add language to
the PUD Design Guidelines to regulate electronic message centers and digital display signs within
the development; and
WHEREAS, the subject property is guided MU -Mixed Ilse in the 2040 Comprehensive
Plan and is situated in the MU -Mixed Use Zoning District and PUD-Planned Unit Development
Overlay District; and
WHEREAS, on April 21, 2009, the City Council approved the Planned Unit Development
for Mendota Plaza; and
WHEREAS, Title 12-SB-8: Plarmed Unit Development outlines procedural steps for the
amendment of a Planned Unit Development and the Applicant has submitted the request for a Final
Development Plan in lieu of a Preliminary Development Plan, and requested a Planned Unit
Development Amendment in accordance with the zoning ordinance; and
WHEREAS, on July 28, 2026, the Mendota Heights Planning Commission conducted a
public hearing on the proposed Planned Unit Development Amendment and Final Development
Plan application, whereby a planning report was presented and received by the Commission, and
comments from the applicant and public were allowed, and whereupon closing the hearing, the
Planning Commission recommended by a 4-1 vote to approve the Planned Unit Development
Amendment with certain conditions and findings -of -fact to support said approval.
NOW THEREFORE BE IT RESOLVED by the Mendota Heights City Council that the
Planned Unit Development -Final Development Plan to amend the Mendota Plaza Planned Unit
Development as proposed under Planning Case 2026-12, is hereby approved with the following
findings of fact:
The Applicant has submitted the Final Development Plan in -lieu of the Preliminary
Development Plan within six months of the Planning Commission and City Council's
review of the Concept Plan for this Planned Unit Development Amendment,
2. The proposed Planned Unit Development Amendment is consistent with the
requirements of the Planned Unit Development section of the City's zoning ordinance
and is compatible with the existing Mendota Plaza Planned Unit Development,
3. The proposed Planned Unit Development Amendment —Final Development Plan is
consistent with the 2040 Comprehensive Plan and applicable City Code requirements
for a planned development in the MU -Mixed Use Zoning District and MU -Mixed Use
Land Use category.
4. The deviations of the Planned Unit Development Amendment include:
a. To allow an increase in signage area for Pylon 1 (southeast corner of Dodd Road
and North Plaza Drive; Lot 2, Block 1, Mendota Plaza Expansion) from 180-
square feet to 207-square feet.
b. To allow the inclusion of 55-square feet of a digital display unit within Pylon
1.
c. To allow an increase in height for Pylon 2 (south of MN Highway 62 and north
of North Plaza Drive; Outlot A, Mendota Plaza Expansion) from 41-feet in
height to 45-ft in height.
d. To allow an increase in signage area for Pylon 2 from 350-square feet to 375-
square feet.
5. The application request 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 increase in freestanding pylon signage height and area, and inclusion of an
electronic sign component, does not pose any threat to the general health, safety and
welfare of the surrounding properties nor does it diminish the usefulness of the planned
development of this property.
The updated language proposed for the signage provisions of the Design Guidelines for
this PUD as part of this PUD Amendment request are reasonable for the
implementation and enforcement of said guidelines within Mendota Plaza.
8. The proposed updates to the freestanding pylon signage will enhance the Area
Identification Signage within the PUD and will provide consistency with other
freestanding signage within the development.
9. With the conditions included herein, the signage improvements will provide a
continued investment into the valued retail and commercial area of the City and will
Res. No. 2026-50 Page 2 of 4
assist with the attraction and retention of high -value tenants to the shopping center at
Mendota Plaza,
BE IT FURTHER RESOLVED, by the Mendota Heights City Council that the Planned
Unit Development - Final Development Plan to amend the Mendota Plaza Planned Unit
Development as proposed under Planning Case 2026-12, is hereby approved with the following
conditions:
The Applicant/Owner shall enter into an amended Development Agreement known as the
Tenth Amendment to the Planned Unit Development Agreement with the City of Mendota
Heights.
2. The Applicant/Owner must obtain all required City permits, including but not limited to a
Sign Permit and a Building Permit,
3. The Applicant shall submit final architectural construction drawings and engineered
drawings for the height of the proposed signage improvements for permitting, subject to
review and approval by the Planning Department and Building Official as part of any
building permit application.
4. No Building Permits will be issued until the Applicant provides evidence to the City of the
recording of the Tenth Amendment to the Planned Unit Development Agreement.
Following any disturbance associated with the signage improvements, all landscaped areas
surrounding the existing freestanding signs shall be returned to prior landscaped conditions
consistent with the Master Site Plan for the Planned Unit Development, and the Planned
Unit Development Design Guidelines.
Adopted by the City Council of the City of Mendota Heights this 5`h day of August, 2026.
CITY COUNCIL
CITY OF MENDOTA HEIGHTS
J'
4�
Step ranie . Levine, Mayor
ATTEST
Na� er, City Clerk
Res. No. 2026-50 Page 3 of 4
EXHIBIT A
Legal Description
PID No.27-48401-01-020;27-48401-00-010
Lot 2, Block 1, MENDOTA PLAZA EXPANSION; and
Outlot A, MENDOTA PLAZA EXPANSION
All in Dakota County, Minnesota
Drafted by: City of Mendota Heights
1101 Victoria Curve
Mendota Heights, MN 55118
Res. No. 2026-50 Page 4 of 4