Res 2023-81 Lot Line Adjustment - Variance 2511-2507 Condon CtCITY OF MENDOTA HEIGHTS
DAKOTA COUNTY, MINNESOTA
RESOLUTION 2023-81
RESOLUTION APPROVING A LOT LINE ADJUSTMENT AND A VARIANCE AT 2511
CONDON COURT AND 2507 CONDON COURT
PLANNING CASE 2023-26
WHEREAS, Johnson Reiland Builders & Remodelers (the "Applicant" and "Owners")
applied for a Lot Line Adjustment and Variance to modify the boundary between 2507 Condon Court
and the property directly to the south at 2511 Condon Court, as proposed under Planning Case No.
2023-26, and as legally described in attached Exhibit A (the "Subject Property"); and
WHEREAS, the subject property is guided Medium Density Residential in the 2040
Comprehensive Plan, situated in the R-2 Medium Density Residential District; and
WHEREAS, Title 11-1-S.0 of the City Code (Subdivision Ordinance) allows the subdivision
of parcels, provided that the resulting lots are compliant with the requirements of the applicable zoning
district and further stipulates any deviation from this ordinance requires a variance; and
WHEREAS, the Applicants propose a lot line adjustment of the shared side -yard property line
between 2507 Condon and 2511 Condon, and the lots resulting after the adjustment are described and
illustrated on attachment Exhibit B; and
WHEREAS, the lot line adjustment will reduce the lot width (frontage) on 2511 Condon to
approximately 744eet which requires a variance from the minimum lot width standards of the R-2
zoning district; and
WHEREAS, Title 12-1L-5 of the City Code (Zoning Ordinance) establishes the standards for
consideration when evaluating a request for a variance from the zoning district; and
WHEREAS, on October 24, 2023, the Mendota Heights Planning Commission conducted a
public hearing on the proposed Lot Line Adjustment and Variance, and whereupon closing the hearing,
recommended unanimously to approve the Lot Line Adjustment and Variance on the subject property,
with certain conditions and findings -of -fact to support said approval.
NOW, THEREFORE, BE IT RESOLVED by the Mendota Heights City Council that the
recommendation from the Planning Commission on Planning Case No. 2023-26 is hereby affirmed,
and the Lot Line Adjustment and Variance requested for the properties located at 2511 Condon Court
and 2507 Condon Court is approved based on the following findings -of -fact.
1. The proposed lot line adjustment will create a safer driveway and access for the new twin
home that is planned to be constructed on the site.
2. The realignment of the property line will not create any additional density or new lots.
3. The resulting lots meet all other dimensional standards except for the minimum required lot
frontage, and the eventual improvements must comply with all R-2 dimensional standards for
setbacks.
Res. No. 2023-81 Page � 1
4. The resulting lot frontage of 2511 is approximately 73.34eet, and the existing configuration
is already non- conforming. The further reduction in lot frontage will not significantly alter or
change the existing configuration but will improve the safety of the lot.
5. The resulting lot frontage of 73.74eet is consistent with the neighborhood character, and
other lots within the subdivision typically range from 50 to 80 feet of frontage.
6. The proposed lot line adjustment is consistent with the Medium Density Residential
requirements and the resulting lot sizes are consistent with the R-2 minimum lot size
requirements.
7. While the Applicant did not demonstrate that there are practical difficulties, the city finds that
the lot line adjustment will assist with site usability, safety, navigability, and overall
practicality once the lot is developed.
8. Approval of the variance request and the lot line adjustment will not adversely impact the
character of the neighborhood.
9. That provided the conditions of approval are inet, the resulting lots will comply with the
intent and purpose of the R-2 Zoning District,
BE IT FURTHER RESOLVED, by the Mendota Heights City Council that the Lot Line
Adjustment and Variance requested for the properties located at 2511 Condon Court and 2507 Condon
Court is hereby approved, with the following conditions:
1. All prior conditions of approval related to landscaping and tree preservation of the oak trees
on the site as required by previous Planning Cases are forward and remain in effect.
2. Applicants must record the Lot Line Adjustment at Dakota County indicating the newly
revised property descriptions for the resulting lots.
3. All transfer or deed documents which convey the portion of lands under the lot line
adjustment and lot split process shall be recorded with Dakota County.
Adopted by the City Council of the City of Mendota Heights this 8a' day of November 2023.
CITY COUNCIL
CITY OF MENDOTA HEIGHTS
ani� B. Levine, Mayor
ATTEST:
Res. No. 2023-81 Page � 2
EXHIBIT A
Parcel A:
ADDRESS: 2507 Condon Court
PID:277539001011
PROPERTY DESCRIPTION: That part of the following described property:
Lot 1, Block 1, The Oaks of Mendota Heights, City of Mendota Heights, Dakota County,
Minnesota which lies north of a line described as commencing at the southwest corner of said
Lot 1; thence on an assumed bearing of North 00 degrees 22 minutes 21 seconds East, along the
west line of said Lot 1, a distance of 52.00 feet to the point of beginning of the line to be
described; thence North 89 degrees 49 minutes 51 seconds East, parallel to the south line of said
Lot 1, a distance of 170.58 feet to the northeast line of said Lot 1 and said described there
terminating.
Together with that part of the right of way of Mendota Heights Road, as dedicated on the
recorded plat The Oaks of Mendota Heights, Dakota County, Minnesota, described as beginning
at the northwest corner of Lot 1, Block 1, said plat; thence northerly, along the northerly
extension of the west line of said Lot 1, a distance of 3 0. 00 feet; thence deflecting to the right 64
degrees 00 minutes 00 seconds a distance of 81.04 feet to the intersection with the northwesterly
extension of the northeast line of said Lot 1; thence southeasterly, along said northwesterly
extension, a distance of 84.19 feet to a northeast corner of said Lot l; thence westerly, along the
north line of said Lot 1, a distance of 127.01 feet to the point of beginning.
Together with an easement for driveway purposes over and across the northeasterly 16.00 feet of
said Lot 1 which lies south of aline described as commencing at the southwest corner of said Lot
1; thence on an assumed bearing of North 00 degrees 22 minutes 21 seconds East, along the west
line of said Lot 1, a distance of 52.00 feet to the point of beginning of the line to be described,
thence North 89 degrees 49 minutes 51 seconds East, parallel to the south line of said Lot 1, a
distance of 170.58 feet to the northeast line of said Lot 1 and said described line there
terminating.
Parcel B:
ADDRESS: 2511 Condon Court
PID:277539001012
PROPERTY DESCRIPTION: That part of the following described property:
Lot 1, Block 1, The Oaks of Mendota Heights, City of Mendota Heights, Dakota County,
Minnesota which lies south of a line described as commencing at the southwest corner of said
Res. No. 2023-81 Page � 3
Lot 1; thence on an assumed bearing of North 00 degrees 22 minutes 21 seconds East, along the
west line of said Lot 1, a distance of 52.00 feet to the point of beginning of the line to be
described; thence North 89 degrees 49 minutes 51 seconds East, parallel to the south line of said
Lot 1, a distance of 170.58 feet to the northeast line of said Lot 1 and said described line there
terminating.
Subject to an easement for driveway purposes over and across the northeasterly 16.00 feet of said
Lot 1 which lies south of a line described as commencing at the southwest corner of said Lot 1;
thence on an assumed bearing of North 00 degrees 22 minutes 21 seconds East, along the west
line of said Lot 1, a distance of 52.00 feet to the point of beginning of the line to be described;
thence North 89 degrees 49 minutes 51 seconds East, parallel to the south line of Said Lot 1, a
distance of 170.58 feet to the northeast line of said Lot 1 and said described line there
terminating.
Res. No. 2023-81 Page � 4