Zoning Ordinance
The purpose of the Zoning Ordinance is to insure sound land management
and orderly development in the city. The Zoning Ordinance regulates
the types of uses which can occur in each zoning district as well as
the specific development standards for each zoning district, which control
such details as height, size, use of buildings and lot sizes. The district
boundaries are depicted on a zoning map. The City's Zoning and Subdivision
Ordinances are periodically reviewed and revised in order to implement
the City's Comprehensive Plan or in response to requests for changes
in zoning. Such revisions and requests are reviewed by the Planning
Commission and acted on by the City Council after a public hearing.
Information regarding zoning regulations may be obtained
by calling the City at (651) 452-1850.
Development Review Process
Every property owner in the City has the legal right to reasonable use
of his/her property. The use of land is guided and controlled by the
policies, plans and ordinances of the City, in accordance with State
law. The City Council's review powers are further defined by a variety
of court decisions at both the state and federal level. The City Council
encourages involvement and participation in the development review process.
The City of Mendota Heights has adopted a Comprehensive
Plan which outlines the "big picture" for future development
in relation to land use, water, storm water, sewer systems, parks, trails,
the airport, and roadways. The Comprehensive Plan provides a general
picture of how development of all areas is planned for Mendota Heights.
The plan gives people buying and selling property in Mendota Heights
an idea of how we expect a specific piece of land to be used. Any property
owner has the right to request a changed in the Comprehensive plan.
This request is reviewed in the same manner as described below for a
development proposal.
While the Comprehensive Plan illustrates how Mendota Heights
is to develop in general, the zoning and subdivision ordinances establish
specific standards a development must meet. These ordinances identify
which uses may be located on a parcel of land according to its zoning
designation (R-1, R-2, R-3, B-1, B-2, Industrial, etc.) and the minimum
standards for development such as lot size, setbacks and the like.
a. Development application
All parties interested in subdividing and developing property must process
a development application. A staff meeting with the City Planner is
strongly recommended for all types of proposals prior to processing
of the application and payment of fees to help explain ordinance requirements,
identify the details of the request, review concepts plans, provide
advice and potentially avoid any unnecessary plan modifications or site
design related conflicts. To schedule such a meeting with the City Planner,
contact City Hall at (651) 452-1850.
After meeting with the City Planner, the applicant makes
formal application to the City. Staff members from multiple departments
review the application to assure that the application is complete. State
law allows a maximum of 120 days for the City to act on a development
application after it is complete.
b. Planning Commission Review
Once the application is complete and the applicant has met with the
City Planner, the request is scheduled for review by the Planning Commission.
The Planning Commission is appointed by the City Council to review proposed
development applications and make recommendations to the City Council.
The Planning Commission meets on the fourth Tuesday of every month.
Prior to the Planning Commission meeting, the City sends
out a notice of the meeting date(s) to property owners within 350 feet
of the development. This is an opportunity for citizens to obtain information
about the application ask questions, participate in the meeting and
provide their input to the Commission members.
The Planning Commission considers the legal rights of
the property owners to develop their property, the best interest of
the City as a whole, public input and staff recommendations. Based on
their findings, the Planning Commission makes a recommendation to the
City Council
c. City Council Review/Public Hearing
Certain development proposals, such as preliminary plats, rezonings,
and comprehensive plan amendments require a public hearing at a City
Council meeting. Prior to the public hearing, notices are sent to the
same list of property owners and a notice is published in the City's
Official Newspaper. With the benefit of the Planning Commission's recommendations,
the City Council holds the public hearing, which allows citizens to
voice their opinions on how the Council should deal with an issue. The
City Council considers the public testimony provided at the hearing
and all other background reports to make a final decision.
The City of Mendota Heights encourages involvement and
participation in the development review process. Questions about the
review process should be directed to City staff at (651) 452-1850.
d. Requirements and Exceptions
There are a number of exceptions to the review process
1. Single-family home construction and remodeling does
not require review by either the Planning Commission or the City Council,
provided:
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The house is to be built on an existing lot of record
within either the R-1 or the R-1A zone. |
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The house conforms to all requirements of the City
Zoning Ordinance. |
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The house is not within the Mississippi River Critical
Area Corridor. |
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The house does not require any variances under the
Airport Noise Mitigation Ordinance. |
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No construction or terrain alteration will take place
within 100 feet of a wetland. |
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Construction of the house will not involve cut or
fill of more than 400 cubic yards. |
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All appropriate building permits have been applied
for and approved. |
2. Residential building permits for new construction
or exterior modifications require Council review if the property in question
is within the Mississippi River Critical Area.
3. Commercial, Industrial, Institutional, and multi-family
building permits for either new construction or exterior modifications
all require Council review. Such building permit authorizations may
go directly to the Council for review if:
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The development is to be built on an existing
lot of record. |
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The development is for a listed Permitted Use within
the zone assigned to the property. |
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The development conforms to all requirements of the
City Zoning Ordinance. |
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The development is not within the Mississippi River
Critical Area Corridor. |
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The development does not require any variances under
the Airport Noise Mitigation Ordinance. |
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No construction or terrain alteration will take place
within 100 feet of a wetland. |
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Construction of the house will not involve cut or
fill of more than 400 cubic yards. |
4. Commercial, Industrial, Institutional, and multi-family building permits
for interior modifications to existing buildings generally do not require
Council review provided that:
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The modifications do not constitute a change
of use of the building or property to one that is not listed as
a Permitted Use in the relevant zone. |
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The modifications do not violate any previous conditions
of approval for the development. |
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All appropriate permits have been applied
for and approved. |
5. The following activities require a formal planning
application, with review by the City Planner, the Planning Commission
and the City Council and final decision by the City Council:
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The subdivision of property. |
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Any construction requiring a variance to any requirement
of the City's Zoning Ordinance, the Critical Area Ordinance, or
the Airport Noise Mitigation Ordinance. |
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Any construction or terrain alteration within 100
feet of a wetland. |
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Any development or use of a property listed as a Conditional
Use within the zone to which the property in question is assigned. |
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The rezoning of any property |
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Amendments to the Zoning Ordinance. |
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Construction involving cut or fill of more than 400
cubic yards. |
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Planned Unit Developments |
