HomeMy WebLinkAboutItem 08CITY OF LAKEVILLE
DAKOTA COUNTY, MINNESOTA
ORDINANCE NO. _____
AN ORDINANCE REZONING PROPERTY FROM RM-2 TO RST-2
IN CONJUNCTION WITH THE CEDAR LANDING PLAT
THE CITY COUNCIL OF THE CITY OF LAKEVILLE ORDAINS:
Section 1. Legal Description. The following described property located within the City of
Lakeville, Dakota County, Minnesota is hereby rezoned from RM-2, Medium Density
Residential District to RST-2, Single and Two Family Residential District:
PID #220280075030
Section 2. Zoning Map. The zoning map of the City of Lakeville, adopted by Section 11-45-5
of the City Code, shall not be republished to show the aforesaid rezoning, but the Zoning
Administrator shall appropriately mark the zoning map on file in the Zoning Administrator’s
office for the purpose of indicating the rezoning hereinabove provided for in this Ordinance,
and all of the notations, references and other information shown thereon are hereby
incorporated by reference and made part of this Ordinance.
Section 3. Effective Date. This ordinance shall be effective upon its passage by the City
Council and the recording of Cedar Landing final plat with Dakota County.
Adopted by the Lakeville City Council this 2nd day of June, 2014.
CITY OF LAKEVILLE
BY: _______________________
Matt Little, Mayor
ATTEST:
___________________________
Charlene Friedges, City Clerk
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. The City Council hereby
adopts the following:
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.
DATED: June 2, 2014
CITY OF LAKEVILLE
BY: _______________________
Matt Little
BY: _______________________
Charlene Friedges
1. The developer shall construct 5 foot wide concrete sidewalks along one side of
162nd Street, Elmdale Way, Estate Boulevard, and Elm Creek Lane and a
bituminous trail on the north side of Dodd Boulevard between Elm Creek Lane
and Pilot Knob Road. The developer shall receive a credit to the required Park
Dedication Fee for the City’s 3/8 share of that trail construction. The developer
shall submit a cash escrow with the final plat for future trail construction on the
north side of Dodd Boulevard west of Elm Creek Lane.
2. The existing wells within the plat area shall be abandoned and the existing septic
system and buildings shall be removed in compliance with state and local
requirements. Building removal shall require a demolition permit from the City
prior to removal.
3. Outlots A, B, and C shall be deeded to the City with the final plat.
4. Buffer yard landscaping shall be installed according to the approved landscape
plan. A security for the buffer yard landscaping shall be submitted with the final
plat.
5. Any subdivision signs must be located within an outlot owned and maintained by
a homeowner’s association.
6. The variance is contingent upon final plat approval.
Ayes: Swenson, Drotning, Maguire, Boerschel, Lillehei
Nays: 0
Break at 8:00 p.m.
Reconvened at 8:10 p.m.
8. Cedar Landing
Chair Lillehei opened the public hearing to consider the application of The Ryland
Group, Inc. for the following located north of 210th Street, east of Hamburg Avenue
and west of Cedar Avenue (CSAH 23):
A. Preliminary plat of 98 single family residential lots and 45 detached townhome
lots to be known as Cedar Landing.
B. Zoning Map amendment to rezone property from RM-2, Medium Density
Residential District to RST-2, Single and Two Family Residential District.
Tracey Rust and Mark Sonstegard from The Ryland Group, and Nick Polta from
Pioneer Engineering were in attendance at tonight’s meeting. Ms. Rust presented
an overview of their request. Ms. Rust stated that the Cedar Landing plat will
consist of two neighborhoods, the Meadow will include 98 single family homes, with
access off of 210th Street and Hamburg Avenue. Enclave will consist of 45 age
targeted detached townhome dwellings with access off of 210th Street. Ms. Rust
indicated that both neighborhoods will have homeowners associations.
Planning Consultant Daniel Licht presented the planning report. Mr. Licht stated that
Ryland Homes has submitted applications for a Zoning Map amendment and for a
preliminary plat of 98 single family lots and 45 detached townhome lots to be known
as Cedar Landing.
Planning Commission Meeting Minutes, May 22, 2014 Page 2
Mr. Licht indicated that 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.
Mr. Licht commented that the subject site is separated from surrounding land uses
by the abutting roadways on the east, south and west and no compatibility issues
are anticipated based on the character of the uses proposed within the preliminary
plat.
Mr. Licht indicated that the preliminary plat will be developed in two phases starting
in 2014 with mass grading of the entire parcel. Two accesses will be provided from
210th Street for the first phase of development. Mr. Licht reviewed the existing roads
that bound the subject site and also the streets proposed with the preliminary plat.
Mr. Licht indicated that each of the single family lots within the preliminary plat
complies with the minimum lot and setback requirements of the RST-2 District.
Mr. Licht reviewed the townhome lot requirements that are summarized in the May
15, 2014 planning report. Each block of detached townhome dwellings exceed the
minimum lot area per unit requirements and each building complies with the
applicable setback requirements. Mr. Licht indicated that the developer will offer
multiple house plans for the detached townhome dwellings, including multiple
options for the design of the front elevation to provide opportunity for variety in the
street view of the neighborhood.
Mr. Licht stated that the developer has submitted a landscape plan that proposes
installation of new trees along Cedar Avenue, 210th Street, Hamburg Avenue, the
front yards of the single family lots and the front and rear yards of the detached
townhome dwellings. He indicated that the landscape plan must be revised to
provide the minimum screening requirements for Lots 8-10, Block 5. Also, Mr. Licht
indicated that the developer must provide a landscape plan for the foundations of the
detached townhome units and details to verify compliance with the specific
requirements for landscaping for detached townhomes established in the Zoning
Ordinance.
Mr. Licht stated that the Cedar Landing preliminary plat provides for dedication of
Outlot C for a future neighborhood park and Outlot B as a 20 foot wide trail corridor
to access the portion of the future neighborhood park to be acquired north of Outlot
C at the time the abutting property north of the subject site is subdivided. He
indicated that the developer will satisfy the balance of the park dedication
requirements with payment of a cash fee in lieu of land.
Mr. Licht stated that staff recommends approval of the Cedar Landing preliminary
plat and Zoning Ordinance amendment, subject to the 12 stipulations listed in the
May 15, 2014 planning report.
Chair Lillehei opened the hearing to the public for comment.
Planning Commission Meeting Minutes, May 22, 2014 Page 3
There were no comments from the audience.
Motion was made by Boerschel, seconded by Drotning to close the public
hearing at 8:28 p.m.
Ayes: Drotning, Maguire, Boerschel, Lillehei, Reuvers, Swenson.
Nays: 0
Chair Lillehei asked for comments from the Planning Commission. Discussion
points were:
• Commissioner Maguire questioned the wording in Stipulation 3 of the May 15,
2014 planning report. She asked why the stipulation doesn’t require a
homeowners association for the entire development. Mr. Licht stated that a
homeowners association for the single family homes is not a requirement of
the Zoning Ordinance. The stipulation addresses the detached townhome
common area lots.
• There was a discussion regarding the trail stubs into the proposed park. Mr.
Licht indicated that the developer shall rough grade the site and the City will
develop the park. The Parks Department will determine when the trail stubs
should be paved.
• Regarding the exterior building requirements, Commissioner Boerschel asked
if there will be rock and/or landscaping around the entire foundation of each of
the townhomes. Mr. Licht indicated that the developer must meet the Zoning
Ordinance requirements for detached townhome landscaping.
Motion was made by Maguire, seconded by Drotning to recommend to City
Council approval of the Cedar Landing preliminary plat of 98 single family residential
lots and 45 detached townhome lots, and a Zoning Map amendment to rezone
property from RM-2, Medium Density Residential District to RST-2, Single and Two
Family Residential District, subject to the following stipulations:
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, right-of-way dedication and street section designs shall be
subject to review and approval of the City Engineer.
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.
Planning Commission Meeting Minutes, May 22, 2014 Page 4
6. The developer shall provide a foundation landscape plan for Lots 1-9, Block 4,
Lots 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.
Ayes: Maguire, Boerschel, Lillehei, Swenson, Drotning.
Nays: 0
There being no further business, the meeting was adjourned at 8:38 p.m.
Respectfully submitted,
_______________________________________
Penny Brevig, Recording Secretary
ATTEST:
_______________________________________
Brooks Lillehei, Chair
CITY OF LAKEVILLE
PARKS, RECREATION & NATURAL RESOURCES COMMITTEE
MEETING MINUTES
May 21, 2014
Vice chair Peterson called the meeting to order at 6:02 p.m. in Council Chambers at
City Hall.
Members Present: Lori Bovitz, Tom Goodwin, Judy Hayes, Scott Kelly, Howard
Lovelace, Jeanne Peterson
Members Absent: Bob Swan
Staff Present: Parks & Recreation Director Brett Altergott, Environmental Resources
Manager Mac Cafferty, Recording Secretary Tamara Wallace
2. Approval of April 23, 2014 minutes
Minutes were approved as presented.
3. Citizen comments
There were no citizens present.
4. Staff report
Staff is currently working with Canada Goose Management to reduce the geese
population at Antlers Park due to the safety hazard the droppings cause to the
beach. Previously several deterrents have been attempted including harassing the
geese as well as the usage of chemical on the grass.
The Kenrick Avenue Trail is near completion.
The City has reached an agreement with George Warweg for the purchase of
approximately 6 acres adjacent to Antlers Park. More information will be available
in the future.
5. Dodd Crossing preliminary plat
Staff reviewed the Dodd Crossing preliminary plat, and discussed storm water and
drainage management, trail and sidewalk locations, and tree preservation.
Motion made by Jeanne Peterson, seconded by Tom Goodwin and Howard
Lovelace to recommend to City Council approval of the Dodd Crossing preliminary
plat, subject to the recommendations as presented by City staff.
Ayes: unanimous
6. Cedar Landing preliminary plat
Staff reviewed the Cedar Landing preliminary plat, and discussed the proposed
park, infiltration challenges, ponds, and tree preservation.
Motion made by Tom Goodwin, seconded by Lori Bovitz to recommend to City
Council approval of the Cedar Landing preliminary plat, subject to the
recommendations as presented by City staff.
DRAFT
Parks, Recreation & Natural Resources Committee Meeting Minutes, May 21, 2014 Page 2
Ayes: unanimous
7. Parks, Trails, and Open Space Plan
Dan Licht went over Chapter 4: Issues and Opportunities, and discussed the
revisions made to this section, which included incorporating more park amenities,
re-purposing and rehabbing current parks, and anticipating future demographic
changes and trends.
Judy Hayes stated that backyard playground sets would never be a replacement for
local parks – these playground systems only serve as a temporary solution for
parents, but will never devalue the social and communal aspects or amenities of
visiting a neighborhood park.
Jeanne Peterson added that it is primarily new developments that have these
playground sets – the older neighborhoods use the local parks.
Tom Goodwin:
Previously we had criteria for why parks were placed where they are; what will the
new criteria be for deciding where parks are placed in the future?
Mr.Licht stated the criteria will remain the same - however we will work to explain
their placement in greater detail.
If the demographics are changing, what does the most current research tell us on
how we should address what kinds of parks should be put in?
Director Altergott stated that new trends are emerging, but that current research
shows City’s putting amenities in the parks, making them a destination for the
neighborhood and community.
The comment has been made that we have too many parks, and the question
posed is how we are paying for them... How does the park cost per resident change
when we have more parks because we have more residents? Wouldn’t we just
continue to pay for it in the same way we always have?
Director Altergott responded, we have to show the stages of how our park system
was developed and how service area trends have changed throughout the
decades. We have to show why we need more parks and how they will be
maintained by presenting more quantitative data. Staff is working on various ways
to collect and ultimately present this data.
Dan Licht will return to a meeting in the near future to present plan pages, and
begin working towards finalizing the 2014 Parks, Trails & Open Space Plan.
8. Hunting Map
Director Altergott presented the new hunting map, and reiterated the need for
boundary changes due to current and future developments, preliminary plats in the
areas, and neighborhood feedback on safety concerns. Staff worked with the
police department to revise hunting borders.
Parks, Recreation & Natural Resources Committee Meeting Minutes, May 21, 2014 Page 3
Motion made by Scott Kelly, seconded by Jeanne Peterson to approve the
revised hunting map.
Ayes: unanimous
9. Ice Skating Rinks
Staff presented ice rink attendance and demographic numbers from Districts 192,
194 and 196, to aid in creating a strategy for which rinks would re-open or close.
The committee members discussed opening rinks and the cost to do so,
maintenance and repair needs, ice rink placement in the future, and various ideas
on how to test which ice rinks are the highest attended.
Motion made by Jeanne Peterson to table the ice rink discussion until all
committee members can contribute their ideas, feedback, and concerns.
Ayes: Jeanne Peterson, Tom Goodwin, Lori Bovitz, Howard Lovelace
Nayes: Scott Kelly - preferred to vote on it now, rather than carry it into another
meeting.
10. Other business
None
11. Announcements
None
12. Adjourn
Meeting adjourned at 7:37 p.m.
Respectfully submitted,
Tamara Wallace, Recording Secretary
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
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-2, 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-2 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.
2
Direction Land Use Plan Zoning Map Existing Use
North L/MD Residential
M/HD Residential
RST-2 District
RM-2 District
Undeveloped
East MH Park RSMH District Manufactured Homes
South Commercial
Public/Quasi-Public
M/HD Residential
C-2 District
RM-2 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, 210th
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
3
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
4
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
5
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 the
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
6
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, right-of-way dedication and street section designs shall be
subject to review and approval of the City Engineer.
7
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,
Lots 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
8
±
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
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ÄÄ%+6;%1//'065
&CVG
&GUKIPGF
&TCYP
2KQPGGT'PIKPGGTKPI2#
/GPFQVC*GKIJVU/0
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(CZ ÄYYYRKQPGGTGPIEQO
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,GPPKHGT.6JQORUQP
0COG
4GI0Q&CVG
,GPPKHGT.6JQORUQP
+JGTGD[EGTVKH[VJCVVJKURNCPYCURTGRCTGFD[
OGQTWPFGTO[FKTGEVUWRGTXKUKQPCPFVJCV+
COCFWN[.KEGPUGF.CPFUECRG#TEJKVGEV
WPFGTVJGNCYUQHVJG5VCVGQH/KPPGUQVC
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24'5'48#6+102.#0 .ÄÄ
6/.
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