Mendota planning commission recommends approval for 44-unit Mendota Big Rivers project

The Mendota Planning Commission voted 7-0 on June 26, 2024, to recommend approval of a site plan review and an MRCCA permit for a 44-unit apartment building, called Mendota Big Rivers, proposed at 1300 Highway 13.

City Planner Jennifer Haskamp presented the staff analysis and recommended approval with conditions. Haskamp said the town’s ordinances do not define how building height is measured, so staff used a common local definition that excludes parapets and elevator overruns. Under that approach the proposed cornice height is 34 feet 9 5/8 inches, with a parapet extending 12 3/4 inches above the cornice; staff concluded the project complies with Mendota’s height and setback restrictions as measured.

Commissioners raised technical and safety questions during discussion. They asked staff to confirm the number of required ADA parking spaces with the building official, reviewed on-site snow storage and plans for off-site removal, and pressed for a MnDOT review of the driveway access because the building sits near a curve on Highway 13 where a bike lane currently ends. Two commissioners suggested revisiting the downtown road plan to consider road-narrowing, a boulevard and additional street trees to calm traffic; Jennifer Haskamp said MnDOT is often favorable to projects that reduce access points, which can help with traffic-calming in such locations. The applicant, Judd Fenlon, said the building’s plans include a mail room and that the developer coordinates with the post office to arrange delivery.

Erick Lehet moved and Mary Samoszuk seconded a motion “to recommend the approval of the Site Plan Review and the MRCCA Permit Application based on the findings of fact and subject to the 14 conditions of approval recommended by staff.” The commission approved the recommendation by a 7-0 vote.

The minutes attach conditions requiring the applicant to re-plat and combine the parcels, to comply with City Engineer requirements and obtain any necessary permits (including any MnDOT access permit), to identify and screen mechanical equipment, submit awning signage and light-fixture specifications for staff review, prohibit spandrel or reflective glass facing the road right-of-way, and to stripe two surface parking stalls for consistency. The record also sets construction hours (7 a.m.–8 p.m. Monday–Friday; 9 a.m.–5 p.m. weekends), requires work to comply with applicable federal, state and local regulations, and includes a requirement to coordinate with Xcel Energy to minimize and screen a transformer box along the northern property line (the minutes state an objective to keep it below 3 feet, if possible).

The minutes note park dedication fees at $3,000 per unit; based on plans dated June 14, 2024 the minutes estimate park dedication fees at $132,000 for the 44-unit project. (The motion references 14 conditions recommended by staff; the record attached to these minutes enumerates conditions numbered 1–11 as printed.)

The meeting adjourned at 7:56 p.m. Minutes were submitted by Rachel Golias and the record indicates the Planning Commission approved these minutes on Oct. 30, 2024.