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HomeMy WebLinkAboutItem 08 MEMORANDUM TO: Daryl Morey FROM: Daniel Licht, AICP DATE: 15 May 2014 RE: Lakeville - Cedar Landing; Rezoning/Preliminary Plat TPC FILE: 135.01 BACKGROUND Ryland Homes Twin Cities Division has submitted applications for a Zoning Map amendment and preliminary plat to develop 60 acres located at the northwest quadrant of Cedar Avenue and 210th Street. The proposed development is to be known as Cedar Landing and consists of 98 single family lots and 45 detached townhome dwellings. The subject site consists of four unplatted parcels and is currently developed with a single family dwelling and used for agricultural crop production. A public hearing has been noticed for the Planning Commission meeting on 22 May 2014 to consider the application. Exhibits: A. Site Location B. Zoning Map C. Cover Sheet D. Existing Conditions E. Preliminary Plat F. Preliminary Site Plan (2 pages) G. Preliminary Grading Plan (3 pages) H. Preliminary Erosion Control I. Preliminary Utility Plans (5 pages) J. Landscape/Tree Preservation Plan K. Detached Townhome Architectural Elevations (12 pages) L. Ryland Homes Narrative dated 24 March 2014 M. Dakota County Plat Commission Letter dated 28 April 2014 2 ANALYSIS Comprehensive Plan. The 2008 Lakeville Comprehensive Land Use Plan guides the subject site for Low/Medium Density Residential use (3 to 5 dwelling units per acre) for the west 37 acres of the subject site and Medium/High Density Residential use (5 to 9 dwelling units per acre) for the east 20 acres of the subject site or an anticipated range of development for 211 to 365 dwelling units. The net area of the subject site is 45.3 acres excluding right-of-way dedication for Hamburg Avenue and 210th Street and outlots to be deeded to the City for park dedication and stormwater management purposes. With 143 proposed dwelling units, the net density of the proposed preliminary plat is 3.2 dwelling units per acre. Although the number of proposed dwelling units is less than the density of development guided by the Comprehensive Plan, the preliminary plat provides for two types of housing to expand housing choices within the City and can be accommodated with existing and planned infrastructure and City services. The proposed preliminary plat is therefore consistent with the 2008 Comprehensive Land Use Plan. MUSA. The subject site is within the Municipal Urban Service Area (MUSA) Expansion Area A (not before 2010). Trunk sanitary sewer and water utilities are available to the property to provide services for the proposed development and as a result the subject site has been brought into the current MUSA with the most recent MUSA Expansion Area timing study. Zoning. The subject site is divided between the RST-2, Single and Two Family Residential District for the west 37 acres and RM-1, Medium Density Residential District for the east 20 acres. The developer is requesting approval of a Zoning Map amendment to rezone the east 20 acres of the subject site to RST-2 District so as to include the entire preliminary plat within the same zoning district. In that the RST-2 District and RM-1 District both allow single family detached dwellings and detached townhouse dwellings as permitted uses, the requested Zoning Map amendment has no effect on proposed land use and is essentially a housekeeping matter. Findings of fact relative to the criteria of Section 11-3-3.E of the Zoning Ordinance that the Planning Commission is to consider in making a recommendation on the requested Zoning Map amendment are attached. Surrounding Land Uses. The subject site is surrounded by the following existing and planned land uses. The subject site is largely separated from surrounding land uses by the abutting roadways on the east, south and west of the subject site and no compatibility issues are anticipated based on the character of the uses proposed within the preliminary plat. 3 Direction Land Use Plan Zoning Map Existing Use North L/MD Residential M/HD Residential RST-2 District RM-1 District Undeveloped East MH Park RSMH District Manufactured Homes South Commercial Public/Quasi-Public M/HD Residential C-2 District RM-1 District C-Store/Auto Repair Church Single family/ Townhomes West Public MD Residential C-1 District RM-1 District RM-2 District Electric substation Undeveloped Townhomes Phasing Plan. The developer has indicated that the preliminary plat will be developed in two phases starting in 2014 with mass grading of the entire parcel. Project phasing, summarized in the table below, is shown on the cover sheet (Exhibit C). Two accesses will be provided from 210th Street for the first phase of development. Phase Single Family Detached Townhome Total 1 37 20 57 2 61 25 86 Total 98 45 143 Access. The subject site is bounded by Cedar Avenue (CSAH 23) to the east, 210 th Street to the south and Hamburg Avenue to the west. Access and right-of-way dedication for the streets abutting the subject site are subject to review and approval of the City Engineer as follows:  Cedar Avenue is designated by the 2008 Transportation Plan as an A-Minor Expander roadway and no access is provided to the proposed development. Right-of-way for Cedar Avenue was previously acquired from the subject site and no additional dedication is required with the preliminary plat. There is an existing trail along the west side of Cedar Avenue abutting the subject site. As Cedar Avenue is a County State Aid Highway, the preliminary plat is also subject to review and approval of the Dakota County Plat Commission. The 28 April 2014 Plat Commission letter is attached as an exhibit.  Hamburg Avenue is designated as a minor collector street by the 2008 Transportation Plan. The developer will grade for the future eight foot wide trail along the east side of Hamburg Avenue. There is no direct access from the lots within the preliminary plat proposed to Hamburg Avenue. One local street connection to Hamburg Avenue is provided at Harford Way aligned with the existing street on the west side of Hamburg Avenue. The preliminary plat 4 provides for dedication of 40 feet of right-of-way for the east half of Hamburg Avenue as required by Section 10-4-3.P of the Subdivision Ordinance.  210th Street is designated as a local street by the 2008 Transportation Plan. Based on the existing and planned land uses abutting this roadway section and the existing intersection with Cedar Avenue, 210th Street functions as a minor collector street. There is no direct access from lots within the preliminary plat to 210th Street and the preliminary plat provides for dedication of the north 40 feet of right-of-way required by Section 10-4-3.P of the Subdivision Ordinance. The developer will upgrade the north side of 210th Street from Hamburg Avenue to Cedar Avenue to an urban section to match the south side. A five foot wide concrete sidewalk will also be constructed by the developer on the north side of 210th Street. Streets. Local streets within the subject site are to be constructed as 32 feet wide from back-of-curb to back-of-curb within a 60 foot right-of-way as required by Section 10-4- 3.P of the Subdivision Ordinance. A five foot sidewalk is provided on one side of the local streets (and both sides of Hartford Way between Hamburg Avenue and Grayson/Guthrie Avenues. There are two cul-de-sacs within the preliminary plat. Hartford Way is 435 feet long and Greenfield Court is 415 feet long and both are within the maximum 600 foot length allowed by Section 10-4-3.S.3 of the Subdivision Ordinance. The cul-de-sac design includes a 60 foot radius for the right-of-way and 46 foot pavement radius at the turnaround end. All street plans are subject to review and approval of the City Engineer. Street names are subject to the Dakota County street naming system. Single Family Lot Requirements. The single family lots proposed on the preliminary plat are subject to the following minimum requirements of the RST-2 District: Interior Lot Corner Lot Minimum Lot Area 8,400sf. 10,200sf. Min. Lot Width 70ft. 85ft. Max. Lot coverage 40% 40% Setbacks Front 20ft. to bldg. / 25ft. to garage Side interior 7ft. Side corner 20ft. Rear 30ft. Each of the single family lots within the preliminary plat complies with the minimum lot and setback requirements of the RST-2 District and has adequate building envelope to accommodate construction of a single family dwelling. The preliminary plat identifies setbacks applicable to wetlands which is not applicable to the subject site. The preliminary plat also identifies buffer yard setback requirements for Cedar Avenue and Hamburg Avenue. However, the buffer yard requirements in Section 11-21-9.E of the 5 Zoning Ordinance apply only to major collector and arterial streets none of which abut the single family lots. Detached Townhome Lot Requirements. The table below illustrates the lot area and setback requirements applicable to the detached townhouse buildings within the RST-2 District. Each block of detached townhouse dwellings exceed the minimum lot area per unit requirements and each building complies with the applicable setback requirements. Furthermore, each of the unit lots has sufficient area to accommodate the proposed building as well as allow for construction of decks or four-season rooms on the rear of the building as required by Section 11-57-19.C.2 of the Zoning Ordinance. A homeowners association will be required to be established for ownership and maintenance of Lot 9, Block 4, Lot 11, Block 5, Lot 17, Block 6 and Lot 24, Block 7. Lot Area Per Unit 7,500sf. Setbacks Base Lot 30ft. ROW 30ft. Between Bldgs. 20ft. Cedar Avenue. 50ft. Detached Townhome Building Design. The developer will offer multiple house plans for the detached townhouse dwellings.  Exterior Materials. Each house plan will have multiple options for the design front elevation to provide opportunity for variety in the street view of the neighborhood. The exterior material is to be combinations of horizontal lap and shake style LP Smartside, which is an engineered wood product within the scope of materials defined by the Zoning Ordinance as cement fiberboard. Section 11- 57-19.C.4. of the Zoning Ordinance requires that a minimum of 25 percent of the area of each façade of the detached townhouses be brick, stucco and/or natural or artificial stone and only such masonry materials can exceed 60 percent of the area of all facades. The City has deemed use of cement fiberboard material as satisfying the minimum masonry material requirement and is therefore also allowed to exceed the maximum area limit for non-masonry materials.  Floor Area. The developer has not submitted floor plans for the detached townhouse dwelling units, which are subject to minimum requirements for above grade floor area established by Section 11-17-13.D of the Zoning Ordinance. The narrative provided with the application indicates that the floor area will range from 1,300 to 2,095 square feet above grade, which complies with the Zoning Ordinance requirements.  Garage Area. The submitted building elevations for the detached townhouse dwellings illustrate a three stall attached garage, but floor plans have not been provided. The grading plan indicates that each of the detached townhouse units will have a basement. Section 11-57-19.D of the Zoning Ordinance requires that 6 the attached garage for each detached townhouse unit have a minimum width of 20 feet and minimum area of 440 square feet. Compliance with these requirements will be included in the Cedar Landing development contract to be verified at the time of building permit review.  Height. The detached townhouse dwellings are single story buildings with full, lookout and walkout basements. Section 11-57-21.A of the Zoning Ordinance allows principal buildings in the RST-2 District to have a maximum height of 35 feet. The height proposed for the detached townhouse buildings is within the allowance of the RST-2 District. Landscaping Plan. Existing trees on the subject site are limited to those immediately surrounding the farmstead and all are proposed to be removed in developing th e preliminary plat. The developer has submitted a landscape plan proposing installation of new trees along Cedar Avenue, 210th Street, Hamburg Avenue, front yards of the single family lots and front and rear yards of the detached townhouse dwellings.  Buffer Yard. The yard abutting Cedar Avenue is subject to the requirements of Section 11-21-9.E of the Zoning Ordinance for buffer yard landscaping to provide a minimum 10 foot tall visual screen abutting an arterial roadway. Lots 1-7, Block 5 are more than 10 feet above the adjacent roadway measured at the first floor elevation and back of curb and are exempt from the buffer yard requirement in accordance with Section 11-21-9.E.6(2) of the Zoning Ordinance. The trees proposed to be planted east of Lots 8-10, Block 5 are eight foot tall evergreens and do not meet the minimum screening requirements. The landscape plan must be revised to provide for 10 foot tall trees adjacent to Lots 8-10, Block 5.  Detached Townhouse Landscaping. The developer must provide a landscape plan for the foundations of the detached townhouse units and details to verify compliance with the specific requirements for landscaping for detached townhouses established by Section 11-57-19.I of the Zoning Ordinance. Park Dedication. The buildable area of the preliminary plat (gross area minus major collector or arterial right-of-way dedication) is subject to park dedication requirements set forth in Section 10-4-8 of the Subdivision Ordinance. The buildable area of the subject site is 56.82 acres and is subject to a dedication requirement of 12 percent established by Section 10-4-8.I of the Subdivision Ordinance equal to 6.8184 acres. The 2006 Parks, Trails and Open Space Plan guides development of a neighborhood park along the north boundary of the subject site serving primarily the residential development planned between Cedar Avenue (CSAH 23), 210th Street, Hamburg Avenue and 202nd Street (CSAH 50). The preliminary plat provides for dedication of Outlot C for the future neighborhood park and Outlot B as a 20 foot wide trail corridor from Greenwood Street to access the portion of the future neighborhood park to be 7 acquired north of Outlot C at the time the abutting property north of the subject site is subdivided. The total area to be dedicated to the City for park purposed within the preliminary plat is 3.4217 acres. The area of Outlots B and C satisfies 50.2 percent of the required dedication. The developer will satisfy the balance of the park dedication requirements with payment of a cash fee in lieu of land equal to 49.8 percent of the cash fee in effect at the time of final plat approval. Grading Plan. The applicant has submitted a preliminary grading plan for the subject site. Outlots A, D, E, F, and G are provided on the preliminary plat to encompass stormwater basins as required by Section 10-4-6.C of the Subdivision Ordinance, which are to be deeded to the City. All grading, drainage and erosion control issues are subject to review and approval of the City Engineer. Utility Plan. A preliminary utility plan has been submitted to illustrate extension of sanitary sewer and water services to the subject site. All utility issues are subject to review and approval of the City Engineer. Easements. The preliminary plat illustrates drainage and utility easements at the perimeter of the single family lots as required by Section 10-4-4 of the Subdivision Ordinance. Existing utility easements for in-place gas pipeline and electric transmission lines are also shown on the preliminary plat abutting Cedar Avenue. All drainage and utility easements are subject to review and approval by the City Engineer. Final Plat. Section 10-2-2.D.6 of the Subdivision Ordinance requires the developer to submit application for final plat approval within one year of City Council approval of the preliminary plat application. CONCLUSION The proposed Cedar Landing preliminary plat is consistent with the policies of the Comprehensive Plan and requirements of the Zoning Ordinance and Subdivision Ordinance. Our office recommends approval of the requested Zoning Map amendment in accordance with the findings of fact as presented and approval of the preliminary plat subject to the following conditions: 1. The preliminary plat shall be subject to the requirements of the RST-2 District and shall be developed in accordance with the Zoning Ordinance and Subdivision Ordinance. 2. Access locations and right-of-way dedication and street section designs shall be subject to review and approval of the City Engineer. 8 3. The developer shall establish a homeowners association for ownership and maintenance of Lot 9, Block 4, Lot 11, Block 5, Lot 17, Block 6 and Lot 24, Block 7. 4. Each detached townhouse dwelling shall include an attached garage meeting the minimum width and area requirements of Section 11-57-19.D of the Zoning Ordinance. 5. The landscape plan shall be revised to provide a minimum 10 foot visual screen for the buffer yard landscaping required adjacent to Lots 8-10, Block 5, subject to approval of City staff. 6. The developer shall provide a foundation landscape plan for Lots 1-9, Block 4, Lot 1-11, Block 5, Lots 1-17, Block 6 and Lots 24-35, Block 7 that complies with Section 11-57-19.I of the Zoning Ordinance. 7. Outlots B and C shall be deeded to the City and the developer shall pay a cash fee in lieu of land for 49.8 percent of the single family park dedication requirement in effect at the time of final plat approval. 8. Outlots A, D, E, F, and G shall be deeded to the City for stormwater management purposes. 9. All grading, drainage and erosion control issues shall be subject to review and approval by the City Engineer. 10. All utility plans are subject to review and approval of the City Engineer. 11. All easements are subject to review and approval of the City Engineer. 12. The existing homestead, accessory building, overhead utility lines, and septic system shall be removed, the well shall be abandoned, and any hazardous materials shall be disposed of in compliance with state and local regulations. c. Steven Mielke, City Administrator Zach Johnson, City Engineer Brett Altergott, Parks and Recreation Director Roger Knutson, City Attorney Tracey Rust, Ryland Homes ± Ceda r Landing 210th St C e d a r A v e (C S A H 2 3 ) City of LakevilleAerial Map Cedar LandingPreliminary Plat,and Rezoning EXHIBIT A H a m b u r g A v e Lakeville Blvd RM-2 RM-1 C-1 RM-2 RST-2 RM-2 RM-2RST-2 P/OS RSMH C-2 C-2 I-2 I-1 RS-3 H A M B U R G A V E BRUTUS DR HARTFORD WAY S H A K E S P E ARE B LV D H E L E N A L N LAKEVILLE BLVD G A T E W A Y D R GEMINI TRL G L A D E A V E CAESAR ST C L E O P ATR A D R H E R O N W A Y C E D A R A V E C E D A R A V E A N THONYDR ± Cedar L anding Prelim ina ry Plat City of Lakeville Location and Zoning Map Cedar L anding Prelim ina ry Plat Rezoning EXHIBIT B 4')+56'4'&241('55+10#.%+8+.'0)+0''4 24'2#4'&$;2+10''4'0)+0''4+0)2# 4')+56'4'&241('55+10#..#0&5748';14 &'8'.12'4 4')01  -'+6*9+..'0$4+0) 2'6'4,*#9-+0510 4')01  %106#%6 4;.#0&*1/'5 #0#)4#/&4+8' '&'024#+4+'/+00'516# 241215'&&'8'.12/'062*#5+0) /#55)4#&+0)61$'2'4(14/'&+010'2*#5' 76+.+6;#0&564''6%105647%6+1061$'2'4(14/'& +06912*#5'5 2*#5'&'8'.12/'06 .1%#6+10/#2 Ä'0)ÄÄ5*''6Ä%84  24'.+/+0#4;'415+10%10641. 24'.+/+0#4;5+6'2.#024'.+/+0#4;2.#6':+56+0)%10&+6+105%'461(5748'; 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Ä'0)ÄÄ5*''6Ä<10' 241215'&<10+0) E 1(%'&#4.#0&+0) .#-'8+..'/+00'516# 4;.#0&*1/'5 #0#)4#/&4+8' ÄÄ 0#2 -#9 4GXKUKQPU ÄÄ%+6;%1//'065 ÄÄ%+6;%1//'065 &CVG &GUKIPGF &TCYP 2KQPGGT'PIKPGGTKPI2# /GPFQVC*GKIJVU/0 'PVGTRTKUG&TKXG  Ä (CZÄYYYRKQPGGTGPIEQO .#0&5%#2'#4%*+6'%65.#0&5748';145.#0&2.#00'45%+8+.'0)+0''45 '&'024#4+'/+00'516# -GKVJ#9KNNGPDTKPI 0COG 4GI0Q&CVGÄÄ +JGTGD[EGTVKH[VJCVVJKURNCPYCURTGRCTGFD[ OGQTWPFGTO[FKTGEVUWRGTXKUKQPCPFVJCV+ COCFWN[.KEGPUGF2TQHGUUKQPCN'PIKPGGT WPFGTVJGNCYUQHVJG5VCVGQH/KPPGUQVC  .1%#6+10/#2 CITY OF LAKEVILLE DAKOTA COUNTY, MINNESOTA FINDNGS OF FACT AND RECOMMENDATION ZONING MAP AMENDMENT CEDAR LANDING On May 22, 2014, the Lakeville Planning Commission met at its regular meeting to consider the application of Ryland Homes Twin Cities Division for a Zoning Map amendment to rezone property from RM-1 to RST-2 in conjunction with the preliminary plat of Cedar Landing. The Planning Commission conducted a public hearing on the proposed Zoning Map amendment preceded by published and mailed notice. The applicant was present and the Planning Commission heard testimony from all interested persons wishing to speak. FINDINGS OF FACT 1. The subject property is zoned RST-2, Single and Two Family Residential District and RM-1, Medium Density Residential District. The applicant is requesting the RM-1 portion of the property be rezoned to RST -2 to allow for subdivision and development of single family detached dwellings and detached townhouse dwellings. 2. The subject property is located in Comprehensive Planning District 12, Cedar Corridor, which guides the portion of the property proposed to be rezoned for medium/high density residential uses (5-9 units/acre). 3. The portion of the Cedar Landing preliminary plat proposed to be rezoned includes: Lot 11, Block 3; Lots 1-9, Block 4; Lots 1-11, Block 5; Lots 1-17, Block 6; Lots 18-35, Block 7; and Outlots C, D and E 4. In considering the proposed Zoning Map amendment, the Planning Commission’s judgment is to be based upon, but not limited to, the factors outlined in Section 11-3-3.E of the Zoning Ordinance: a. The proposed action has been considered in relation to the specific policies and provisions of and has been found to be consistent with the official City Comprehensive Plan. FINDING: The subject site is guided for medium to high density residential land uses. The existing RM-1 District zoning of the subject site and proposed RST-2 District zoning allows for development of single family detached dwellings and detached townhouse dwelling units as permitted uses consistent with the directives of the Comprehensive Plan to expand housing choice within the Cedar Avenue BRT corridor. b. The proposed use is or will be compatible with the present and future land uses of the area. FINDING: The proposed use will be compatible with the existing and future land uses in the surrounding area provided it is constructed according to the approved site and building plans in conformance with all applicable performance standards. c. The proposed use conforms with all performance standards contained in this Code. FINDING: The proposed use will conform to all applicable performance standards of the Zoning Ordinance . d. The proposed use can be accommodated with existing public services and will not overburden the City’s service capacity. FINDING: The proposed use can be accommodated with existing and proposed public services and will not overburden the City’s service capacity. e. Traffic generation by the proposed use is within the capabilities of streets serving the property. FINDING: Traffic generated by the proposed use will be by the existing and planned transportation system serving the subject property. 5. The Planning Report dated 14 May 2014 and prepared by The Planning Company LLC is incorporated herein.