HomeMy WebLinkAboutItem 08
3601 Thurston Avenue
Anoka, MN 55303
763.231.5840
TPC@PlanningCo.com
1
MEMORANDUM
TO: Daryl Morey
FROM: D. Daniel Licht, AICP
DATE: 11 July 2018
RE: Lakeville – Winkler (Dodd Blvd); Comprehensive Plan/Zoning Map Amendments
TPC FILE: 135.01
BACKGROUND
Winkler Land Co, LLC owns an 11.56 acre property located east of Dodd Boulevard (CSAH 9) and
north of King Park. The developer has submitted a concept plan for development of the subject
site with a 30,000 square foot office building, a 10,800 square foot daycare facility, and 14 row
townhouse dwelling units within three buildings. The subject site is guided by the 2030 Land
Use Plan for Low-to-Medium Density Residential uses and zoned RST-2 District, which does not
allow for development of the uses shown on the concept plan with the exception of the
daycare facility, which would be allowed by conditional use permit .
The developer had requested that the subject site be included in the MUSA and guided to allow
the proposed uses on the draft 2040 Land Use Plan, but this request was not agreed to by the
Planning Commission or City Council. The developer is requesting approval of amendment to
the 2030 Land Use Plan and Zoning Map to allow for subsequent development stage zoning and
subdivision applications for the uses shown on the concept plan. A public hearing to consider
the Comprehensive Plan and Zoning Map amendments has been noticed for the Planning
Commission meeting on 19 July 2018.
Exhibits:
A. Site location map
B. Comprehensive Plan Map
C. Rezoning Map
D. 2010 MUSA Serviceability Map
E. Concept Plans dated 06/12/18 (3 pages)
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ANALYSIS
Existing Conditions. The subject site is currently undeveloped. The table below summarizes
existing and planned land uses surrounding the subject site:
Direction Land Use Plan Zoning Map Existing Use
South Parks P/OS District King Park Community Playfield
West L/MDR
Public/Quasi-Public
Office Park
RST-2 District
P/OS District
PUD District
Single family dwellings
Police Department
Lifetime Fitness
North L/MDR RS-4 District Single family dwellings
East L/MDR RS-4 District Undeveloped
The subject site is within a central portion of the City guided to develop primarily with
residential uses. There is a unique concentration of more intense public and quasi-public
facilities in the area surrounding the Dodd Boulevard (CSAH 9) and 185 th Street (CSAH 60)
intersection that includes the City water treatment facility, Lifetime Fitness, the Police
Department, Century Middle School, and King Park community playfield.
The subject site abuts the north side of King Park community playfield. The community playfield
classification defined by the 2015 Parks, Trails, and Open Space Plan is for parks developed with
active recreation facilities that serve the entire community and are to be the most intensively
used facilities within the City’s park system. King Park is developed with nine baseball/softball
fields, a concession stand and picnic shelter, and 198 off -street parking stalls. All of the fields
have lighting to allow late-evening play.
Access. The subject site abuts Dodd Boulevard (CSAH 9), which is designated by the 2008
Transportation Plan as an A-Minor Expander roadway. The concept plan illustrates that the
intersection of Hyde Park Avenue to Dodd Boulevard (CSAH 9) accessing the subject site would
be a full intersection. This intersection is approximately 1,100 feet from the existing
intersection of Dodd Boulevard (CSAH 9) and 183rd Street to the south, which provides access to
the Police Department and King Park. The proposed intersection is also approximately 2,500
feet from the intersection of Dodd Boulevard (CSAH 9) and Highview Avenue to the northeast.
Potential access limitations for the intersection of Dodd Boulevard (CSAH 9) and Hyde Park
Avenue would be subject to review by the City Engineer and Dakota County as part of a
preliminary plat application.
Future Hyde Park Avenue east of Dodd Boulevard (CSAH 9), which would be designated as a
numbered street consistent with the Dakota County grid, is designated by the Transportation
Plan as a minor collector street connecting Dodd Boulevard (CSAH 9) and Highview Avenue. The
minor collector designation of the roadway indicates construction of a street section with
sufficient capacity to accommodate the traffic that would be generated by the proposed office
and daycare uses shown on the concept plan and the traffic that would be estimated for the
planned Low-to-Medium Density Residential Land uses. The minor collector street would also
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serve as a transition between the proposed Office-Residential Transition and residential land
uses illustrated on the concept plan. The proposed street shown on the concept plan extending
north of future Hyde Park Avenue to the east property line would be constructed as a local
public street for access to the residential uses.
MUSA. The 2010 MUSA Serviceability Study brought the subject site into the MUSA with
extension of sewer (and water) utilities to occur in accordance with the orderly expansion of
development from the east. The City’s Comprehensive Sewer Plan guides this property to be
served by sanitary sewer that is currently not extended to the property. The developer states
that when the Rose Creek plat to the west of Dodd Boulevard was developed by them, the
plans for a temporary sewer lift station constructed to serve the plat was designed to also
provide service to the subject site. Serviceability of the subject site from the existing temporary
lift station would be subject to review by the City Engineer as part of a preliminary plat
application. If the serviceability of the subject site is verified, development of the subject site
with urban uses as guided by the Land Use Plan could be allowed to proceed. The utility plan for
development of the subject site would need to provide for the area to be connected to gravity
sewer when it is extended from the east to allow for removal of the temporary lift station and
more efficient operation of the sewer system. Development of the subject site would be
consistent with the policy adopted with the 2008 Comprehensive Land Use Plan to permit
growth on a phased basis to provide for a logical extension of urban development and related
community services in a fiscally responsible manner.
Land Use. The 2030 Land Use Plan guides the subject site for future Low-to-Medium Density
Residential uses. This land use category allows for development of single family, detached
townhouse, and two-family dwellings with a density of 3.0 to 5.0 dwelling units per acre. The
land uses shown on the concept plan are not allowed within the Low-to-Medium Density
Residential land use designation.
The land uses guided by the 2030 Land Use Plan are based on several concepts. First, intensity
of development should lessen as distance from activity centers decreases. This concept applies
to the area of the subject site as decreasing land use intensity outward from the intersection of
Dodd Boulevard (CSAH 9) and 185th Street (CSAH 60). A second tenet of the land use plan is that
commercial land uses are to be clustered in central locations that provide for retail, service
businesses, and office uses accessible from major transportation corridors. The goal of this
concept is to provide convenient access to a broad range of goods and services with greater
cumulative market attraction and opportunities for business interchange. The area of the
subject site has not been established as a commercial node within the community, although
there are uses in the area including the Police Department, Lifetime Fitness, and Century
Middle School that serve the entire community. A third principle of the land use plan applicable
to the subject site is that areas outside of defined activity centers are to be guided to develop
as cohesive residential neighborhoods, which is reflected by the current 2030 Land Use Plan
designation of the subject site for Low-to-Medium Density Residential uses compatible with
planned residential development to the east.
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The developer is requesting that the area south of the extension of future Hyde Park Avenue be
designated for Office Residential Transition to allow for the proposed office building and
daycare facility. There is opportunity within the City to develop the proposed office building
within the existing Commercial, Office Park, or Light Industrial/Warehouse land uses designated
by the 2030 Land Use Plan. However, the Office Residential Transition land use category is
intended to be designated at limited locations within Lakeville to provide for an orderly
transition from intense activity centers to residential neighborhoods. Given the potential traffic
impacts from Dodd Boulevard and the existing and potential intensity of King Park as a
community playfield, an Office Residential Transition land use as illustrated on the concept plan
would be desirable in this location as a buffer to planned residential uses to the north and east.
Amending the 2030 Land Use Plan to designate the subject site for Office Residential Transition
land uses and amending the Zoning Map to rezone the subject site to O-R, Office-Residential
Transition District is consistent with the objectives of the 2008 Comprehensive Plan.
The concept plan proposes that the area north of the extension of future Hyde Park Avenue be
guided for Medium Density Residential land uses and rezoned to RM-1 District to allow for
development of row townhouses as illustrated on the concept plan. The proposed row
townhouses would occupy almost three acres of the subject site and be an isolated pocket of
attached housing abutting planned single family lots to the east an d existing single family lots to
the west across Dodd Boulevard. The 2030 Land Use Plan does not include townhouse uses
within the area of the Dodd Boulevard (CSAH 9) and 185th Street (CSAH 60) intersection to
maintain single family development as the primary residential form within the central area of
Lakeville. Furthermore, the street accessing the proposed row townhouses north of future
Hyde Park Avenue would extend to access planned single family lot subdivision of the property
to the east of the subject site. Site design principles suggest that the land uses fronting onto a
given street be consistent for a harmonious development pattern. The proposed amendment
of the 2030 Land Use Plan to guide Medium Density Residential land uses and Zoning Map
amendment rezoning to RM-1 District is not consistent with the goals and policies of the 2008
Comprehensive Land Use Plan.
Concept Plan. The developer has submitted a concept plan to illustrate their proposed
development of the subject site with an office building, daycare facility, and row townhouses.
Our review of the current application is limited to the land use and zoning designation elements
of the proposed development and no comment is made regarding the conformance of the
proposed uses with the performance standards and requirements of the Zoning Ordinance and
Subdivision Ordinance. Upon a decision by the City Council regarding the Comprehensive Plan
amendment and Zoning Map amendment applications, the developer would be required to
submit applications for (but not limited to) the following:
▪ Conditional use permit to allow a daycare facility within an O-R District.
▪ Conditional use permit for multiple principal structures upon a lot (row townhouse)
▪ Site and building plan review.
▪ Preliminary plat.
▪ Final plat.
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CONCLUSION
Land use development in Lakeville is to reflect community priorities as set forth by the
Comprehensive Plan. Once established, land use designations and related zoning classifications
are only to be changed when they will promote the goals and policies of the 2008
Comprehensive Land Use Plan. To this end, requested land use changes must be evaluated in
relation to surrounding land uses, transportation accessibility, utility availability, and
consistency with the goals, policies and plans of the 2008 Comprehensive Land Use Plan.
The proposed amendment of the 2030 Land Use Plan and corresponding Zoning Map
amendment to allow for development of an office building and daycare facility is consistent
with the character of the area surrounding the Dodd Boulevard (CSAH 9) and 185th Street (CSAH
60) intersection and will provide a desirable transition to less intensive residential land uses to
the north and east of King Park. The proposed amendment of the 2030 Land Use Plan and
corresponding Zoning Map amendment to allow development of row townhouses in not
consistent with the planned character of the area surrounding the subject site and would result
in a poor transition between residential neighborhoods in terms of land use and site design.
City staff recommends that approval of the requested Comprehensive Plan amendment be
limited to guiding the portion of the subject site south of the future minor collector street for
Office-Residential Transition land use and amending the Zoning Map to rezone said area to O-R
District. Draft findings of fact consistent with this recommendation have been drafted for
consideration by the Planning Commission and are included with this memo.
c. Justin Miller, City Administrator
Zachary Johnson, City Engineer
John Hennen, Parks and Recreation Director
Andrea McDowell-Poehler, City Attorney
Dakota County GIS
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City of LakevilleRose RidgeSite Location MapEXHIBIT A
185TH ST (CSAH 60)DO DDBLVD(CSAH9)183RDST HYDEP
A
R
K
AVE
IPAVA AVEHIGHVIEW AVECentury
MS
Water Treatment
Facility
King Park
Athletic Complex
(Lit Fields)
Future 185th St (CSAH 60)
Future Minor
Collector street
LifetimeFitnessPolice
Station
Project Site
±
P
LDR
L/MDR
PAQP
OP
D O D D BLVD (CSA H 9)HYDEPAR
K
AV
E
LDR
LDR
183RDST
L/MDR
L/MDR
LDR
OP
MDR5.2 ac.
O/RT5.3 ac.
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LDR
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L/MDRHYDEPAR
K
AV
E
PAQP
P
D O D D BLVD (CSA H 9)183RDST
L/MDR
Proposed Land Use
City of L akeville
Rose Ridge
Existing 2030
Land Use
EXHIBIT B
RD
RD
±
P/OS
RS -3
RS -4
P/OS
PUD
D O D D BLVD (CSA H 9)HYDEPAR
K
AV
E
RS -2
RS -4
183RDST
RST-2
RS -4
RS -4
PUD
RM-15.2 ac.
O-R5.3 ac.
Proposed Zoning
PUD
RS -3
RS -2
RST-2
RST-2HYDEPAR
K
AV
E
P/OS
P/OS
D O D D BLVD (CSA H 9)183RDST
PUD
City of L akeville
Rose Ridge
Existing Zoning
EXHIBIT C
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ISD194ISD196ISD192ISD192ISD192CCCCCSFSFSFSFSFSFSFSFSFSFSFSFSF SFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSF SFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFMFMFMFMFMFMFMFMFMFMFMFMFMFMFMFMFMFMFMFIIIOPOPOPOPOPOPOPOPOPOPOPOPOPOPOPOPOPDODD BLVDCEDAR AVE160TH ST W185TH ST WIPAVA AVE215TH ST W205TH ST WHIGHVIEW AVEHOLYOKE AVE170TH ST WKENWOOD TRL202ND ST WPILOT KNOB RD210TH ST W162ND ST WLAKEVILLE BLVDKENRICK AVEJUNIPER WAY175TH ST WISLETON WAYICALEE PATHFLAGSTAFF AVE WIP A V A A V E 202ND ST WIPAVA AVEK E N W O O D T R L 210TH ST WK E N W O O D T R L
210TH ST W175TH ST W§¨¦35§¨¦35456760456750456750!(23!(9!(70!(58!(64!(31!(5!(46!(70!(5.1010.5 MilesDate: 2/6/2013LEGEND77Existing Sanitary Main77Proposed Trunk SewerExisting Water MainsSanitary Sewer SubDistrictsBoth sewer and water are available at the property boundary (409.3ac)Both sewer and water are available within ¼ mile or less from the property boundary (274.3ac)Sewer or water is more than ¼ mile from the property boundary (1096.2ac)102.4 306.9 0.058.5 212.1 3.6285.6 680.5 130.0 School District 192 194 196The 2010 MUSA Serviceability Map with the following 2010 MUSA Development Policy provides the City Council, Planning Commission, and staff with a guide in evaluating individual development requests and its potential impact on City services, infrastructure and finances. This criteria will be used when considering and evaluating individual development proposals for properties within the 2010 MUSA: 2010 MUSA Development Policy 1. Are public sanitary sewer and water utilities in place adjacent to the site and do the existing downstream facilities have the capacity to serve the site? 2. Will allowing the property into the current MUSA unduly burden the City or adjacent propertiesdue to development related costs or long term maintenance (i.e. trunk oversizing and/or regional ponding credits, collector roadway financing, park development)? 3. Does the development of the property provide for or include a public purpose (i.e. major streetconnections, community park and recreation facilities, regional stormwater drainage basins or other municipal needs)? 4. Is the proposed development compatible with present land uses and future land uses guided bythe Comprehensive Land Use Plan within the area? 2010 MUSAServiceability Map
1
CITY OF LAKEVILLE
DAKOTA COUNTY, MINNESOTA
WINKLER LAND CO, LLC COMPREHENSIVE PLAN AND ZONING MAP AMENDMENTS
FINDINGS OF FACT AND RECOMMENDATION
On July 19, 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 east of Dodd
Boulevard (CSAH 9) at Hyde Park Avenue. 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. Legal description of the property is as described as follows:
That part of the NW ¼ of the NE ¼ of Section 17, Township 114, Range 20, which lies
southeasterly of the centerline of County State Aid Highway No 9 (Dodd Boulevard)
2. The property is guided for Low-to-Medium Density Residential land uses by the 2030 Land
Use Plan.
3. The property is zoned RST-2, Single and Two Family Residential District.
4. The applicant is requesting amendment of the 2030 Land Use Plan to guide the property for
Office-Residential Transition and Medium Density Residential land uses.
5. The applicant is requesting amendment of the Zoning Map to zone the property as O-R, Office
Residential Transition District and RM-1, Medium Density Residential District corresponding
to the requested amendment of the 2030 Land Use Plan.
6. 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: The proposed Office-Residential Transition Land Use would be consistent with
the existing and planned character of the area surrounding the Dodd Boulevard (CSAH
9) and 185th Street (CSAH 60) intersection as well as provide for a desirable transition
between King Park community playfield and planned residential uses to the north and
east consistent with the policies of the Comprehensive Plan. The proposed Medium
Density Residential land use is not consistent with the policies of the Comprehensive
Plan as the land use is not consistent with the planned character of the area
surrounding the subject site and would result a poor transition between
residential neighborhoods in terms of land use and site design.
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b. The proposed use is or will be compatible with present and future land uses of the
area.
Finding: The property is within a central portion of the City guided to develop
primarily with residential uses. There is a unique concentration of more intense
public and quasi-public facilities in the area surrounding the Dodd Boulevard
(CSAH 9) and 185th Street (CSAH 60) intersection that includes the City W ater
Treatment Facility, Lifetime Fitness, the Police Department, Century Middle
School, and King Park Community Playfield. The property abuts the north side of
King Park community playfield. The proposed Office-Residential Transition land
use would be compatible with existing and planned land uses in the area and
provide a desirable land use transition. The proposed Medium Density
Residential land use is not consistent with the existing and planned residential
character in the area and does not provide for a cohesive pattern of
neighborhood development.
c. The proposed use conforms to all performance standards contained in the Zoning
Ordinance and the City Code.
Finding: Development of the property 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 property is within the current MUSA subject the City Engineer determining
that there is adequate public infrastructure and services available to accommodate the
proposed development at the time of preliminary plat application consistent with
established criteria of the 2010 MUSA Serviceability Study.
e. Traffic generated by the proposed use is within capabilities of streets serving the
property.
Finding: The property will be accessed from Dodd Boulevard (CSAH 9), which has
adequate capacity to accommodate traffic generated by the proposed Office-Residential
Transition use.
5. The report dated 12 July 2018 prepared by The Planning Company LLC is incorporated
herein.
RECOMMENDATION
The Planning Commission recommends that the City Council approve the Comprehensive Plan
and Zoning Map amendments guiding the area of the property south of the future minor
collector street for Office-Residential Transition and rezoned to O-R District with the remainder
of the property remaining guided for Low-to-Medium Density Residential and zoned RST-2
District in the form attached thereto.
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DATED: July 19, 2018
LAKEVILLE PLANNING COMMISSION
BY: __________________________
Pat Kaluza, Chair