Mendota Heights is moving forward with a significant update to its zoning code, a process initiated more than a year ago to ensure future development aligns with the community's long-term vision. At a public open house held in February 2024, residents gained insight into proposed changes, particularly those aimed at shaping the character of neighborhoods and establishing clear design standards for new construction and property modifications. This comprehensive overhaul seeks to create a more predictable and aesthetically pleasing environment across the city.

The city's zoning code update is an 18-month project, led by consultant Jennifer Has-Camp, designed to modernize regulations that govern land use and development. The February open house was the second public forum, providing an overview of draft changes and key proposals, including new districts, land use definitions, and administrative efficiencies.

The intent of the presentation this evening is really just to give you an overview... and to talk just briefly about some of the key changes.

Central to the zoning code update is the establishment of character building and design standards. While not prescriptive in architectural style, these standards are intended to guide development in a manner consistent with the city’s desired aesthetic and functional goals, as outlined in the 2040 Comprehensive Plan. This includes considerations for how buildings fit into their surroundings, the use of open spaces, and the overall feel of different districts within Mendota Heights.

The primary objective being we need to make sure that our zoning matches the comprehensive plan.

One concrete example of how the city plans to implement design and character goals is through new impervious surface coverage requirements. These regulations aim to manage stormwater runoff and maintain green spaces, directly influencing the visual character and environmental health of properties. Currently, there are no limits on how much of a residential lot can be paved or covered by structures.

As it stands today, any resident could go out and essentially pave over their entire lot... we’re going to set a limit on what that number is.

The proposed limits on impervious surfaces will apply to both new construction and significant renovations, ensuring that future development contributes positively to the city's character rather than detracting from it. These changes will also work in conjunction with updated lot and dimensional standards, particularly for residential districts like R2 and R3, which further define building setbacks, heights, and lot sizes to maintain neighborhood compatibility and aesthetics.

The update also addresses existing properties, aiming to reduce red tape for homeowners. For instance, properties platted before 1982 that meet certain conditions will now be considered conforming, simplifying processes for owners looking to make improvements without needing frequent variances.

Any property that was platted prior to '82 provided it meets certain conditions would be considered a conforming property.

Broader Impacts on Mendota Heights' Character

Beyond residential areas, the zoning update introduces several changes that will shape the overall character of Mendota Heights. This includes the proposed consolidation of business districts (B1-B4 into two new categories), which aims to streamline commercial development while promoting desired design elements within business corridors. A new 'Public/Semi-Public' overlay district is also being considered to provide a clearer framework for institutional properties like schools and churches, which have historically sought variances for their unique needs, thus ensuring their development aligns with broader community design goals.

The ongoing zoning code update represents a critical effort by the Mendota Heights City Council to create a more consistent, predictable, and aesthetically harmonious environment for all residents and businesses, reinforcing the distinctive character of the community for years to come. The city encourages continued public engagement as the draft code moves towards final adoption.