HomeMy WebLinkAboutWorks-17essionMemorandum
Item No. vvot ksPss►on
City of Lakeville
Planning Department
To: Planning Commission
From: Kris Jenson, Associate Planner
Date: 10 October 2013
Subject: October 17, 2013 Planning Commission Work Session
Berres Property - Winkler Development Sketch Plan
Winkler Development is preparing plans for the development of approximately 143 acres of
land located north of 202nd St (CR 50), west of Hamburg Avenue, and east of Holyoke Avenue.
A development of this size requires the preparation of an environmental study on the impacts
of the proposed project. Winkler Development will be required to complete an Environmental
Assessment Worksheet (EAW). Prior to that step, and as allowed by Section 10-2-1 of the
Subdivision Ordinance, staff and the developer would like review and feedback from the
Planning Commission on a possible rezoning for a portion of the subject property.
Winkler Development has provided a sketch plan they are considering for the development
of their property. The sketch plan includes a proposed lot, block, and street layout for the
entire development.
Exhibits. The following exhibits are attached to this memo:
• Narrative from Winkler Development
• Site location map
• Zoning Map
• Sketch Plan
Land Use. The subject property includes the following land use designations per the 2030
Land Use Plan Map:
Low/Medium Density Residential (3-5 dwelling units/acre)
Special Plan Area
The land uses proposed on the sketch plan follow the 2030 Land Use Plan Map. Proposed lot
layouts are shown on the concept plan for the approximately 20 acres of the subject property
located in the Special Plan Area, which is in the Urban Reserve and not yet designated for land
uses other than agricultural. Any land uses that differ from the 2030 Land Use Plan Map at the
time of formal planning application and development plan submittals will require an
amendment to the Comprehensive Land Use Plan. The narrative from the developer
references a comment made by the public during the comprehensive planning process about
changing the land use in this area from low density residential to low -medium density
residential.
Zoning. The subject property includes the following zoning classifications, per the Zoning
Map, consistent with the 2030 Land Use Plan Map:
• RA, Rural/Agricultural District
• RS -3, Single Family Residential District
Zoning of the subject property must be consistent with the proposed land uses, which will
require a rezoning as part of the formal planning application and development plan
submittal.
MUSA. All but the northeasterly approximately 20 acres of the subject property is located
within the current MUSA as identified on the Staged MUSA Expansion Areas Map with the
remainder located within the Urban Reserve. The developer's narrative references a comment
made during the comp plan process that the entirety of this property should be brought into
the MUSA (at that time.) For the 20 acres located in the Urban Reserve, the developer must
prepare an analysis showing that this portion of the subject property can be served by gravity
sanitary sewer in conjunction with a comprehensive plan amendment application.
Transportation. The subject property abuts 202"d Street (CR 50), which is classified by the
Transportation Plan as an A -Minor Expander and Highview Avenue, which is classified by the
Transportation Plan as a minor collector in this location. Development of the subject property
will include the construction of the following collector or higher classification streets as
classified by the Transportation Plan:
• 2001h St is classified as an east -west minor collector (66'-80' ROW)
• Hamburg Ave. is classified as a north -south minor collector (66'-80' ROW)
Construction of these streets with the various phases of the Berres property development
must be consistent with Dakota County and City of Lakeville design standards.
Representatives of Winkler Development will be present to discuss their sketch plan options
with the Planning Commission. Feel free to contact me or Daryl if you have questions prior to
the work session.
WINKLER PROPERTY CONCEPT PLAN/REZONING NARRATIVE
The Winkler Property consists of six parcels owned by Joanne Berres with the following
parcel id numbers.
Parcel 1:
PID #
22-02100-50-010
79.63 acres
Parcel 2:
PID #
22-02800-25-014
10.0 acres
Parcel 3:
PID #
22-02800-25-015
18.42 acres
Parcel 4:
PID #
22-02800-25-016
1.55 acres
Parcel 5:
PID #
22-02800-25-012
10.0 acres
Parcel 6:
PID #
22-02100-52-013
23.69 acres
TOTAL
143.29 acres
The property is currently zoned RS -3 Single Family Residential and RA
Rural/Agricultural. As part of the concept plan the south 40 acres of property located in
the northwest corner of the intersection of County Road 50 (202nd Street West) and
Hamburg Avenue, is proposed to be rezoned to RS -4 Single Family Residential. This
area consists of parcels 2, 3, 4 and 5. The northeast section that is zoned RA in parcel 1
is proposed to be rezoned to RS -3 and brought into the MUSA while the remainder of
parcel 1 and parcel 6 will stay zoned RS -3.
The area proposed to be rezoned to RS -4 has 108 lots shown in the concept plan, which
will have the following minimum requirements and setbacks.
Minimum lot area:
Minimum lot width:
Minimum lot area corner lot:
Minimum lot width corner lot:
Front yard setback (house):
Front yard setback (garage):
Side yard setback:
Side yard setback corner lot:
Rear yard setback:
8,400 square feet
70 feet
10,200 square feet
85 feet
20 feet
25 feet
7 feet
20 feet
30 feet
The remainder of the area zoned RS -3 and RA that is proposed to be rezoned to RS -3, has
247 lots proposed in the concept plan which will have the following minimum
requirements and setbacks.
Minimum lot area:
Minimum lot width:
Minimum lot area corner lot:
Minimum lot width corner lot:
Front yard setback:
Side yard setback:
Side yard setback corner lot:
Rear yard setback:
11,000 square feet
85 feet
12,500 square feet
100 feet
30 feet
10 feet
20 feet
30 feet
Page 1
The rezoning has been requested for multiple reasons, the first of which is that the area
being rezoned will be separated from the rest of the development by a east/west minor
collector road that will connect Heritage Drive to 200th Street. This property is also
bordered by Hamburg Avenue to the east which is another minor collector and County
Road 50 on the south, a A -minor expander. 200th Street/Heritage Drive will act as a
natural boundary between the RS -3 zoning to the north and the proposed RS -4 zoning to
the south, while County Road 50 will be a very busy road in the future and you typically
want to locate higher densities along your larger roadways.
As you look at land uses south of the 200th Street/Heritage Drive minor collector, you
notice as you go west it is dominated by higher density and commercial uses. In fact
directly west of this site is a church followed by a senior housing complex with
townhomes further west of that. As you get to Holyoke Avenue you have City Hall and a
fire station. The proposed future land uses to the east get more dense as well with
medium density residential being proposed west of Cedar Avenue between 200th
Street/Heritage Drive and County Road 50.
In the previous 2020 land use plan, property along County Road 50 and directly east of
the Winkler Property was guided for a medium density residential. In the 2008
comprehensive plan update this use was changed to low density residential. At that time
comments were made by the public that the property between 200th Street/Heritage Drive
and County Road 50 should be guided for a smaller single family lots or some type of
low to medium density residential. I have attached a memo from Daniel Licht of NAC
that was addressed to Daryl Morey and Allyn Kuennen dated April 11, 2007 that includes
comments that the property in question, which is in District 5, should be guided for low
to medium density. The Property Owner Issues Map dated October 31, 2007 on page 13
of the 2008 Land Use Plan also shows that a comment was made that this property should
be guided for low to medium density. The Property Owner Issues Map also included a
comment that shows that the entire property should be brought into the MUSA at that
time and the portion that is zoned RA would have then been rezoned RS -3. This
comment was also made for the neighboring properties as well.
The justification for the future land use of the property being changed to low to medium
density is that 200th Street/Heritage Drive will act as a boundary to the lower density to
the north and that County Road 50 is projected to be a A -Minor Expander and a very
busy corridor in the future. It is very common to locate higher density residential uses
along these types of roadways as is evident to the west of the property and is proposed to
the east of the property.
Another reason the rezoning request is being proposed is that this is what the market is
calling for. After discussions with numerous builders that are actively building in
Lakeville, it was noted that the home buyers and builders are looking for multiple single
family product types. Under the current development patterns within this area everything
is zoned for RS -3. While there is a demand for this housing type, there also is a strong
demand for a smaller housing type that would fit on a smaller single family lot allowed
Page 2
under the RS -4 zoning and this allows for a lower price point of the home. The smaller
home allows the builder to price the house lower to meet a growing demand in the
marketplace. At this time the rising construction costs along with interest rates that have
been increasing, has raised the amount of money needed by a homebuyer and therefore
priced a lot of homebuyers out of the Lakeville market. By rezoning the property we are
trying to recapture these homebuyers who have been priced out of the market. The
rezoning will allow for a 70 foot lot, which will be priced lower than the 85 foot lot, and
will accommodate a smaller house which means lower construction costs and a overall
lower price point of the home. The proposed rezoning will allow for a product that will
meet this demand.
Page 3
Dakota County, MN
Disclaimer: Map and parcel data are believed to be accurate, but accuracy is not guaranteed. This is not a Map Scale
legal document and should not be substituted for a title search, appraisal, survey, or for zoning verification. 1 inch = 0.5 mile
Dakota County assumes no legal responsibility for the information contained in this data. 10/11/2013
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COUNTY ROAD 50 (202ND STREET WEST) I
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County Road 50 Site
aures Hill, Inc.
Co Plea PLANNERS / ENGINEERS /SURVEYORS
.R 2500 FL Cn Ao 47, 9m 120. SIwIrAIE IM 55A37
lImkler Development
FNOIE (952)00o-6ON FAX (852)580-8244