Res 2026-06 Approving Zoning Amending & Prelim Dev Plan 2300 Lexington AvenueCITY OF MENDOTA HEIGHTS
DAKOTA COUNTY, MINNESOTA
RESOLUTION 2026-06
RESOLUTION APPROVING A ZONING AMENDMENT AND PRELIMINARY
DEVELOPMENT PLAN - AMENDMENT TO THE 1983 LEXINGTON HEIGHTS
APARTMENTS PLANNED UNIT DEVELOPMENT FOR THE PROPERTY LOCATED
AT 2300 LEXINGTON AVENUE
[PLANNING CASE N0.2025-16]
WHEREAS Chase Real Estate (or "Applicant" or "Developer") in cooperation with Riley
Family Lexington Heights Limited Partnership (Condor Living / Lexington Heights Apartments
and as "Owner") has applied for a Zoning Amendment and Planned Unit Development -
Preliminary Development Plan to amend the 1983 Lexington Heights Apartments Planned Unit
Development (PUD), as proposed under Planning Case 2025-16 (84-Unit Apartment Building)
("Project") for the property located at 2300 Lexington Avenue and legally described in Exhibit A;
and
WHEREAS, the Zoning Amendment and Preliminary Development Plan to amend the
PUD as presented herein would authorize the construction of a new four-story multi -family
apartment building containing 84-units and associated resident amenities and exterior site
improvements including a fitness area, patio space, common lounge space, new landscaping, and
stormwater management improvements; and
WHEREAS, the subject property is guided HDR-High Density Residential in the 2040
Comprehensive Plan and is situated in the R-3 Multi -Family Residential Zoning District; and
WHEREAS, on November 1, 1983, the City Council approved the Planned Unit
Development for Lexington Heights Apartments, as well as a Variance from the density
requirement to construct 225 units on an 18.2 acre site; and
WHEREAS, on April 17, 1984, the City Council approved the Final Plat for
LEXINGTON HEIGHTS ADDITION, which dedicated additional right -of --way and reduced the
size of the property to 16.3 acres; and
WHEREAS, on November 25, 2025, the Mendota Heights Planning Commission opened,
held, and closed a public hearing on the application request at their regular meeting, and
whereupon receiving the presented staff report and hearing testimony from three (3) residents on
the application, the Planning Commission recommended unanimously to table the requested
subdivision plat application to December 29, 2025; and
WHEREAS, on December 29, 2025, The Mendota Heights Planning Commission opened,
held, and closed the second public hearing on the application request, and the tabled application
was presented by staff with follow-up on discussion items from the prior meeting, and following
discussion on this item a motion was made and seconded to deny the appncauon wmch Caned oy
a 2-4 vote. A second motion to approve the application with findings -of -fact and conditions was
made which resulted in a tied vote 3-3 and through discussion the Planning Commission
determined that this tied vote would be sent to the City Council for their discussion and review of
the application, including Planning Commission review comments; and
NOW THEREFORE BE IT RESOLVED by the Mendota Heights CAy Council that the
Zoning Amendment and Planned Unit Development - Preliminary Development Plan to amend
the 1983 Lexington Heights Apartments Planned Unit Development as proposed under Planning
Case 202546, is hereby approved with the following findings of fact:
1. The proposed Planned Unit Development Amendment —Preliminary Development Plan,
is consistent with the Comprehensive Plan and applicable City Code requirements for
such a planned development in the R-3 Multi Family Residential Base Zoning District
and HR — High Density Residential Land Use area.
2. The deviations of the Planned Unit Development Amendment include:
a. To allow an increase in density to 18.9 units per acre on the 16.31 acre site
b. To allow a reduced principal building setback from the east lot line of 25.2-ft
3. The proposed project utilizes the Planned Unit Development (PUD) zoning flexibility to
enhance development of the property without negatively impacting surrounding land
uses and natural resources.
4. The reduced setback at the east property line for the principal building does not pose any
threat to the general health, safeTy and welfare of the surrounding properties or diminishes
the usefulness of the planned development of this property.
The increase in residential net density to 18.9 units per acre will be an effective and unified
treatment of the existing Planned Unit Development; will provide additional housing unit
types that are in -demand within the community; and can be developed to harmonize with
existing development in the areas surrounding the project site and within the City as a
whole.
6. Construction of the proposed 84-unit multi -family residential building will contribute to
a significant amount of the Metropolitan Council's forecasted population and household
increases.
7. The proposed increased density is consistent with surrounding suburban communities
and would allow for the more efficient use of underutilized surface parking space as part
of the proposed development.
Res. No. 2026-06 Page 2 of 6
8. With the conditions included herein, the site will provide a significant investment into the
existing Multi -family residential areas of the City and will benefit the City with an
increased efficiency in use of land and increased building activity.
9. The proposed multi -family apartment building supports investment within existing
residential developments, supports the maintenance of the City's existing housing stock,
and provides an opportunity for an apartment owner within the City to expand their
housing stock and provide additional residential housing units to the community.
BE IT FURTHER RESOLVED, by the Mendota Heights City Council that the Zoning
Amendment and Planned Unit Development - Preliminary Development Plan to amend the 1983
Lexington Heights Apartments Planned Unit Development as proposed under Planning Case 2025-
16, is hereby approved with the following conditions:
The Applicant/Developer shall enter into a Development Agreement with the City of
Mendota Heights.
2. The new building shall be constructed only in conformance to building and site plans
certified by registered architects and engineers (as applicable); and in accordance with all
architectural and building standards found under Title 12-4B-3, Subpart E "Architecture
and Building Design Standards"
3. The proposed water system shall be designed and constructed to Saint Paul Regional Water
Service (SPRWS) standards, including written approval of the design layout prior to final
City Council approval.
4. The Developer/Applicant shall submit final grading, utility, and site plans, and
architectural construction drawings for permitting, subject to review and approval by the
Planning Department and Engineering Department as part of any building permit
application. Building and grading permits shall be obtained from the City prior to
construction commencement of any work.
5. All grading and construction activities as part of the proposed development shall be in
compliance with applicable federal, state, and local regulations and codes, as well as in
compliance with the City's Land Disturbance Guidance Document.
6. The Final Development Plan shall include an updated landscape plan with a detailed
landscaping schedule for planned plant materials.
The Applicant/Developer will work with Planning staff to review and approve additional
plant materials within a buffer area between the proposed patio courtyard and the reduced
setback area from the east property line boundary with I-35E, along the north property line
which is shared with the R-1 zoned property, and in the area of construction of the retaining
wall and fire turnaround adjacent to the parking garage entrance, by installing additional
landscape materials including berms, hedges, or other landscape materials where feasible.
Res. No. 2026-06 Page 3 of 6
is. A pertormance bond
or letter of credit shall be supplied by
the applicant in an amount
equal
to at least one and one-half (11/2) times the value of such
screening, landscaping, or
other
improvements, to be
included
as part of the Development
Agreement.
9. The Developer and/or their respective agents shall be jointly and severally responsible for
the maintenance of all landscaping in a condition presenting a healthy, neat and orderly
appearance and free from refuse and debris. Plants and ground cover which are required
by an approved site or landscape plan and which have died shall be replaced as soon as
seasonal or weather conditions allow. All landscape areas must be irrigated.
10. The Applicant/Developerwlll work with the fire department personnel in determining final
design, location and specifications to the fire safety access area to the north portion of the
new building.
11. A separate Forest Alteration Permit application and Forest Management Plan is required
to be submitted to the City prior to building permit issuance to confirm compliance with
the Urban Forest Preservation Ordinance. The applicant shall post a tree replacement
escrow with the City and shall mitigate tree replacement in appropriate areas of the property
as reviewed and approved by the Natural Resources Coordinator and Community
Development Manager. If compliance with the tree replacement requirement is not
feasible, the City may approve alternative tree replacement measures within the Forest
Alteration Permit,
12. The Applicant/Developer shall provide additional architectural design details to better
integrate and coordinate with existing buildings.
Adopted by the City Council of the City of Mendota Heights this 20s' day of January, 2026.
CTTY COUNCIL
CTTY OF MENDOTA HEIGHTS
Mayor tephanie Levine
I:VYIY
N ncy BaAer, City Clerk
Res. No. 2026-06 Page 4 of 6
Drafted by: City of Mendota Heights
1101 Victoria Curve
Mendota Heights, MN 55118
Res. No. 2026-06 Page 5 of 6
r %nlolI A
Legal Description
PID No.27-44925-01-010
Lot 1, Block 1, Lexington Heights Addition
Drafted by: City of Mendota Heights
1101 Victoria Curve
Mendota Heights, MN 55118
Res. No. 2026-06 Page 6 of 6