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3601 Thurston Avenue
Anoka, MN 55303
763.231.5840
TPC@PlanningCo.com
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PLANNING REPORT
TO: Daryl Morey
FROM: D. Daniel Licht, AICP
DATE: 10 May 2018
RE: Lakeville – Kenwood Hills; 3rd Addition
TPC FILE: 135.01
BACKGROUND
Homestead Partners (a/k/a HP Holdings, LLC) has submitted plans for development of Kenwood
Hills 3rd Addition. The proposed development is located south of the Kenwood Hills subdivision
approved by the City Council on 1 December 2014 and west of Kenwood Trail (CSAH 50) at
Jaguar Path. The proposed 3rd Addition extends Jurel Way south to intersect Kenwood Trail
(CSAH 50) and will plat 15 detached townhouse dwelling units. At this time the developer is
only requesting approval of a Comprehensive Plan amendment to change the land use
designation on the 2030 Land Use Plan to low/medium density residential and a Zoning Map
amendment to rezone the subject site to PUD, Planned Unit Development District. A public
hearing to consider the applications has been noticed for the Planning Commission meeting on
17 May 2018.
Exhibits:
A. Proposed Land Use Plan amendment
B. Proposed Zoning Map amendment
C. Draft PUD Ordinance
D. Draft findings of fact
E. Sketch plan
ANALYSIS
Subject Site. The subject site consists of an undeveloped 10.08 acre parcel abutting Kenwood
Trail (CSAH 50). The developer will also acquire approximately 0.5 acres of land owned by the
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City at the existing terminus of Jurel Way to allow for extension of the public street through the
proposed Kenwood Hills 3rd Addition to intersect Kenwood Trail (CSAH 50). The acquisition of
the City owned property will also allow for an additional detached townhouse dwelling to be
developed adjacent to Lot 22, Block 2 Kenwood Hills 2nd Addition.
Surrounding Land Uses. The subject site is surrounded by the following existing and planned
land uses shown in the table below. The proposed land use will be compatible with existing
and planned land uses surrounding the subject site. Furthermore, the requested
Comprehensive Plan amendment and rezoning to PUD District will allow for continuation of the
same land use form along both sides of Jurel Way its full length, which is an ideal land use
pattern.
Direction Land Use Plan Zoning Map Existing Use
North L/MD Residential
Restricted Development
PUD District
POS District
Detached Townhomes
City stormwater basin
East -- -- Kenwood Trail (CSAH 50)
South Public/Quasi Public RM-1 District LDS Church
West Restricted Development
Commercial
POS District
PUD District
Wetland
CP Rail ROW
TimberCrest
Comprehensive Plan. The 2030 Land Use Plan guides the subject site for high density
residential uses defined as more than 9.0 dwelling units per acre. The City property to be
acquired and incorporated as part of the proposed Kenwood Hills 3rd Addition is designated as
restricted development. As with the initial Kenwood Hills development, there are severe
physical constraints in the form of steep slopes, wetlands, and a pipeline easement that limit
the buildable area of the subject site. The need to extend Jurel Way from its current terminus
within the initial Kenwood Hills development to Kenwood Trail (CSAH 50) further restricts the
area of the subject site available for development. The site plan submitted by the developer for
the proposed Kenwood Hills 3rd Addition provides for a reasonable use of the property within
the constraints of the existing natural conditions of the site and extension of Jurel Way.
Zoning. The subject site is zoned RH-1, Multiple Family Residential District and POS, Public
Open Space District corresponding to the land uses guided by the 2030 Land Use Plan. The
developer is requesting the subject site be zoned to PUD, Planned Unit Development District
with the same allowed uses and performance standards as applied to the initial Kenwood Hills
development. The PUD District is to provide flexibility in the application of lot requirements and
subdivision design standards for the proposed development. Section 11-96-3 allows for
establishment of PUD Districts for developments of parcels other than those guided for low
density residential development by the 2030 Comprehensive Land Use Plan. The PUD District
would be based upon the standards of the RST-2 District except as specifically modified by
approval of the PUD Development Stage Plan, including:
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Lot Requirements. Section 11-57-13.B.2 of the Zoning Ordinance establishes the
maximum development density for detached townhouses by requiring a minimum of
7,500 square feet of lot area per dwelling unit.
Setbacks. Section 11-57-15.B of the Zoning Ordinance lists the setbacks required for the
detached townhouse dwellings as shown below.
Yard Minimum Setback
RST-2 Proposed
Base Lot 30ft. Less than 30ft.
Street 30ft. 25ft.
Private Drive 30ft. 25ft.
Between Bldgs. 20ft. 10ft.
Guest Parking 15ft. 15ft.
Building Design. The developer has indicated that the proposed detached townhouse
dwellings would utilize the same building plans as being constructed within the initial
Kenwood Hills Development, which are subject to compliance with the design and
construction standards outlined in Section 11-57-19.C and D of the Zoning Ordinance:
o Exterior Materials. Section 11-57-19.C.4 of the Zoning Ordinance requires a
minimum of 25 percent of each façade have brick, stone or stucco finish. Siding
such as Hardiboard siding or LP Smart Side are allowed to be used to meet the
masonry material requirement on the sides or rear of the buildings.
o Garages. Each of the house designs must provide a 440 square foot attached
garage that is 20 feet wide to comply with the requirements of Section 11-57-
19.D of the Zoning Ordinance for detached townhouse dwellings with
basements.
Landscaping. The application for PUD Development Stage Plan approval must include a
landscape plan illustrating front yard plantings along the public streets and typical
foundation plantings that comply with the type and size requirements of Section 11-21-
9.C of the Zoning Ordinance and is subject to the minimum value requirements of
Section 11-57-19.I of the Zoning Ordinance.
Streets. The subject site will be accessed by extension of Jurel Way from its current terminus
within Kenwood Hills 2nd Addition to Kenwood Trail (CSAH 50). The Transportation Plan
designates Jurel Way as a minor collector roadway. The design and construction specifications
for the extension of Jurel Way will be established with approval of a PUD Development Stage
Plan and preliminary plat applications.
Grading Plan. The developer will submit a grading, drainage, and erosion control plan with the
application for PUD Development Stage Plan and preliminary plat approval. The grading plan
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will also address requirements outlined in the Zoning Ordinance and Subdivision Ordinance for
tree preservation and protection of wetlands. All grading, drainage, and erosion control issues
are subject to review and approval by the City Engineer.
Utility Plan. The developer will submit a utility plan with the application for PUD Development
Stage Plan and preliminary plat approval that is subject to review and approval by the City
Engineer.
CONCLUSION
The proposed land use and PUD District is consistent with the goals of the Comprehensive Plan
and the intent of the requirements established by the Zoning Ordinance to provide a logical
development pattern in consideration of the physical constraints within the subject site. Our
office and City staff recommends approval of the requested Comprehensive Plan amendment
and adoption of an ordinance rezoning the subject site to PUD District as presented.
c. Justin Miller, City Administrator
Alex Jordan, Assistant City Engineer
John Hennen, Parks and Recreation Director
Andrea McDowell-Poehler, City Attorney
±KENWOODTRL(CSAH50)JURELW AYJARL CT
J A G U A RPATH185TH ST (CSAH 60)
P/OS
RH-1 O-R
PUD
P/OS RM-1
O-R
RS-3
RS-2
P/OS
PUD
RH-1 to
PUD
10 ac.P/OS to PUD
0.5 ac. total
City of Lakeville
Kenwood Hills
3rd Addition
Rezoning
Zoning
Zoning
Agricultural Preserve
A-P, AGRICULTURAL PRESERVE DISTRICT
RA, RURAL/AGRICULTURAL DISTRICT
Residential Districts
RS-1, SINGLE FAMILY RESIDENTIAL DISTRICT
RS-2, SINGLE FAMILY RESIDENTIAL DISTRICT
! ! ! !
! ! ! !
! ! ! !RS-3, SINGLE FAMILY RESIDENTIAL DISTRICT
RS-4, SINGLE FAMILY RESIDENTIAL DISTRICT
RS-CBD, RESIDENTIAL SINGLE FAMILY CENTRAL BUSINESS DISTRICT
RSMH, SINGLE FAMILY MANUFACTURED HOME PARK DISTRICT
RST-1, SINGLE AND TWO FAMILY RESIDENTIAL DISTRICT
RST-2, SINGLE AND TWO FAMILY RESIDENTIAL DISTRICT
RM-1, MEDIUM DENSITY RESIDENTIAL DISTRICT
RM-2, MEDIUM DENSITY RESIDENTIAL DISTRICT
RH-1, MULTIPLE FAMILY RESIDENTIAL DISTRICT
RH-2, MULTIPLE FAMILY RESIDENTIAL DISTRICT
Commercial Districts
O-R, OFFICE/RESIDENTIAL TRANSITION DISTRICT
C-1, NEIGHBORHOOD COMMERCIAL DISTRICT
C-2, HIGHWAY COMMERCIAL DISTRICT
C-3, GENERAL COMMERCIAL DISTRICT
C-CBD, COMMERCIAL CENTRAL BUSINESS DISTRICT
OP, OFFICE PARK DISTRICT
Industrial Districts
I-1, LIGHT INDUSTRIAL DISTRICT
I-2, GENERAL INDUSTRIAL DISTRICT
I-CBD, INDUSTRIAL CENTRAL BUSINESS DISTRICT
Special Districts
PUD, PLANNED UNIT DEVELOPMENT DISTRICT
P/OS, PUBLIC AND OPEN SPACE DISTRICT
EXHIBIT B
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ORDINANCE NO. 2018-___
CITY OF LAKEVILLE
DAKOTA COUNTY, MINNESOTA
AN ORDINANCE ESTABLISHING A PUD, PLANNED UNIT DEVELOPMENT
DISTRICT FOR KENWOOD HILLS 3RD ADDITION
THE CITY COUNCIL OF THE CITY OF LAKEVILLE ORDAINS:
Section 1. Legal Description. The legal description of the property
included in the PUD District shall be as described by Exhibit A.
Section 2. Zoning Map Amendment. The property is hereby rezoned
from RH-1, High Density Residential District and POS, Public Open Space District
to PUD, Planned Unit Development District subject to the terms and conditions set
forth herein.
Section 3. Kenwood Hills Planned Unit Development.
A. All entitlements, including but not limited to, allowed dwelling units,
allowed uses, and development standards established within this
PUD District shall be established by approval of a PUD Development
Stage Plan in accordance with Section 11-96-17.C of the Zoning
Ordinance.
B. Any allowed uses and performance standards of the PUD District
shall be subject to the requirements set forth by the Lakeville Zoning
Ordinance understanding that subsequent, more specifically detailed
PUD Development Stage Plans may seek modification of the
standards and requirements established by this PUD District or the
Zoning Ordinance by City Council approval provided that the
proposed flexibility is shown to be consistent with the goals and
objectives stated in Section 11-96-1 of the Zoning Ordinance.
Section 4. Allowed Uses. The allowed uses within the PUD District shall
include all permitted uses, permitted accessory uses, conditional uses, interim
uses and uses allowed by administrative permit within the RST-2 District subject
to approval of a Development Stage Plan in accordance with Section 11-96-17 of
the Zoning Ordinance.
EXHIBIT C
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Section 5. Lot Requirements. The platting of lots and construction of
structures within the PUD District shall conform to following minimum standards:
A. Density and lot area requirements for PUD District shall be as
provided for by Section 11-57-13.B.2 and Section 11-57-B.1 of the
Zoning Ordinance.
B. The following principal building setbacks shall apply within the PUD
District:
Yard Min. Setback
PUD District Perimeter 30ft[MD1][T2]
Street ROW 25ft
Between Bldgs. 10ft
Kenwood Tr. ROW 50ft
C. Where no standard is identified, the applicable requirements of the
Lakeville Zoning Ordinance shall govern unless modified by approval
of a PUD Development Stage Plan in accordance with Section 11-
96-17 of the Zoning Ordinance.
Section 6. Construction Standards. The construction of structures within
the PUD District shall conform to following minimum standards:
A. Exterior building materials shall comply with Section 11-57-19.C.4
of the Zoning Ordinance requiring a minimum of 25 percent of the
front façade have brick, stone or stucco finish, with a minimum of
fiber cement or engineered wood siding used for the sides and rear
facades of each detached townhouse building.
B. All dwelling units without basements shall provide a storm shelter as
required by Section 11-17-27 of the Zoning Ordinance.
Section 7. Amendments. Modification of the allowed land uses or
performance standards established by this PUD District or the inclusion of
additional lands within this PUD District shall be processed in accordance with
Section 11-96-21 of the Zoning Ordinance.
Section 8. The zoning map of the City of Lakeville shall not be republished
to show the aforesaid rezoning, but the City Clerk shall appropriately mark the
zoning map on file in the City Clerk’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.
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Section 9. This Ordinance shall be effective upon its passage and
publication and the recording of the Kenwood Hills 3rd Addition final plat.
ADOPTED by the Lakeville City Council this _____ day of _________,
2018.
CITY OF LAKEVILLE
BY:_____________________________
Douglas Anderson, Mayor
ATTEST
BY:__________________________
Charlene Friedges, City Clerk
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CITY OF LAKEVILLE
DAKOTA COUNTY, MINNESOTA
KENWOOD HILLS, LLC COMPREHENSIVE PLAN AND ZONING MAP AM ENDMENTS
FINDINGS OF FACT
On May 17, 2018, the Lakeville Planning Commission met at its regularly scheduled meeting to
consider applications to amend the Comprehensive Plan to change the guided land use and
amend the Zoning Map to change the zoning designation of property located west of Kenwood
Trail (CSAH 50) at Jaguar Path. The Planning Commission conducted a public hearing on the
proposed applications preceded by published and mailed notice. The applicant was present and
the Planning Commission heard testimony from all interested persons wishing to speak.
1.The subject site is located in Comprehensive Planning District 1, I-35/CR 50/Orchard Lake,
which guides the property for High Density Residential and Restricted Development land
uses.
2.The subject site is zoned RH-1, Residential High Density District and POS, Public Open Space
District
3.Legal description of the property is as described by Exhibit A.
4.The applicant is requesting amendment of the 2030 Land Use Plan to guide the subject site
for Low-to-Medium Density Residential uses and amend the Zoning Map to zone the subject
site as PUD, Planned Unit Development District.
5.The 2008 Lakeville Comprehensive Land Use Plan and Chapter 3 of the City of Lakeville
Zoning Ordinance establish criteria by which the Planning Commission is to consider the
applications. The criteria and our findings regarding them are:
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: There are severe physical constraints effecting the potential development of
the subject site including steep slopes, wetlands, and a pipeline easement. The
requested amendments of the 2030 Land Use Plan and Zoning Map will allow for
development of the subject site within the constraints of the existing natural conditions of
the site and provide for extension of public streets. The proposed single family detached
townhome housing style is consistent with the following policies established by the 2008
Lakeville Comprehensive Plan:
Provide for a healthy variety of housing types, styles and choice to meet the life cycle
needs.
Develop townhouse and multiple family housing alternatives as attractive life cycle
housing options.
Promote development of a variety of dwelling types and balanced housing stock in
Lakeville to satisfy the needs, desires and income levels of all people.
EXHIBIT D
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Develop a mix of housing types in Lakeville consistent with the 2030 Land Use Plan
recognizing the development of detached single family townhouses as opportunities
to supplement and expand upon existing single family homes in consideration of
community priorities and local market demands.
• Protect environmentally sensitive areas in Lakeville characterized by steep slopes,
tree massing, wetlands, lakes, etc.
b. The proposed use is or will be compatible with present and future land uses of the
area.
Finding: The subject site is surrounded by the following existing and planned land uses
shown in the table below. The proposed land use will be compatible with existing and
planned land uses surrounding the subject site. Furthermore, the requested
Comprehensive Plan amendment and rezoning to PUD District will allow for continuation
of the same land use form along both sides of Jurel Way its full length, which is an ideal
land use pattern.
Direction Land Use Plan Zoning Map Existing Use
North L/MD Residential
Restricted Development
PUD District
POS District
Detached Townhomes
City stormwater basin
East -- -- Kenwood Trail (CSAH 50)
South Public/Quasi Public RM-1 District LDS Church
West Restricted Development
Commercial
POS District
PUD District
Wetland
CP Rail ROW
TimberCrest
c. The proposed use conforms to all performance standards contained in the Zoning
Ordinance and the City Code.
Finding: The proposed development will comply with applicable provisions of the Zoning
Ordinance, Subdivision Ordinance, and City Code.
d. The proposed use can be accommodated with existing public services and will not
overburden the City’s service capacity.
Finding: The subject site is within the current MUSA and there is adequate public
infrastructure and services available to accommodate the proposed development.
e. Traffic generated by the proposed use is within capabilities of streets serving the
property.
Finding: The subject site has access to Kenwood Trail (CSAH 50), which has adequate
capacity to accommodate traffic generated by the proposed use.
5. The report dated 10 May 2018 prepared by The Planning Company LLC is incorporated
herein.
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RECOMMENDATION
The Planning Commission recommends that the City Council approve the Comprehensive Plan
and Zoning Map amendments in the form attached thereto.
DATED: May 17, 2018
LAKEVILLE PLANNING COMMISSION
BY: __________________________
Jason Kelvie, Vice Chair
EXHIBIT A
All that part of the East half of the Northeast Quarter of Section 13, Township 114, Range 21,
Dakota County, Minnesota, described as follows, to-wit:
Commencing at the Northeast corner of said Section 13; thence West along the North line of said
Section 1113 feet; thence South 478.55 feet; thence South 27 degrees East 515.9 feet to the point
of beginning; thence from said point of beginning South 27 degrees East 539.1 feet; thence South
13 degrees 10 minutes East 321.2 feet; thence North 87 degrees 46 minutes East 484.15 feet to
the center of S.A.R. No. 50; thence Northwesterly along the center line of said road 991 feet;
thence South 73 degrees West 484.15 feet to the point of beginning, according to the United
States Government Survey thereof.
Except SOUTHFORK VILLAGE 3RD ADDITION as recorded, said Dakota County.
Together with:
That part of Outlot B, LAKEWAY PARK EAST CAMPUS, according to the recorded plat
thereof, Dakota County, Minnesota, described as follows:
Beginning at the most northerly corner of said Outlot B; thence on an assumed bearing of South
61 degrees 33 minutes 37 seconds West along the northwesterly line of said Outlot B, a distance
of 259.48 feet; thence South 48 degrees 48 minutes 39 seconds East, a distance of 45.16 feet;
thence North 43 degrees 59 minutes 53 seconds East, a distance of 136.98; thence South 41
degrees 38 minutes 47 seconds East, a distance of 105.76 feet; thence southeasterly a distance of
190.96 along a tangential curve concave to the northeast, having a radius of 430.00 feet and a
central angle of 25 degrees 26 minutes 40 seconds to the northeast line of said Outlot B; thence
North 27 degrees 08 minutes 53 seconds West along said northeasterly line, a distance of 274.36
feet to the point of beginning.
Drawn by:
Cad File:
Date:
Folder #:Sheet1 of 1NJK
00-SURV-116308-BASE
1-25-18
8155
TIE SHEET FOR:
KENWOOD HILLS 3RD ADDITIONCIVIL ENGINEERS LAND PLANNERS LAND SURVEYORS LANDSCAPE ARCHITECTS
2422 Enterprise Drive
Mendota Heights, MN 55120
(651) 681-1914
www.pioneereng.com
Fax: 681-9488
1)REVISED LAYOUT 2/1/18
2)REVISED LAYOUT 4/20/18EXHIBIT E