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Home My WebLink AboutItem Work session 3601 Thurston Avenue Anoka, MN 55303 763.231.5840 TPC@PlanningCo.com 1 MEMORANDUM TO: Daryl Morey FROM: D. Daniel Licht, AICP DATE: 28 August 2019 RE: Lakeville – Zoning Ordinance; Corridor Mixed Use development standards TPC FILE: 135.01 BACKGROUND The City has completed its draft of the 2040 Lakeville Comprehensive Plan and initiated work on implementation of the plan with updates to the Zoning Ordinance. A major focus of the implementation effort will be formulation of development standards for the Corridor Mixed Use (CMU) land use category. The CMU land use category has been designated on the 2040 Land Use Plan in two ways. The primary use of the CMU land use category will be within the Cedar Avenue Bus Rapid Transit Corridor (Red Line) to provide for future development of high density residential, mixed use, and commercial land uses in support of planned transit services. The Cedar Avenue corridor includes not only designation of future CMU land uses, but also low-to-medium, medium, and medium-to-high residential land uses within ½ mile of Cedar Avenue. CMU Land uses have also been designated on the land use plan as individual locations within the I-35 corridor based on recommendations of the Economic Development Commission to identify opportunities for high density residential land uses within or adjacent to existing and planned commercial uses in proximity to existing and planned transit facilities within the future Orange Line Bus Rapid Transit extension. An initial step in the process to develop Zoning Ordinance standards and requirements for CMU land uses was a bus tour on 23 July 2019. Members of the City Council, Planning Commission, and City staff visited existing areas that have developed or are redeveloping with characteristics similar to that envisioned for Lakeville. These areas included Town Center in Eden Prairie, the Gravel Mining Area/Arbor Lakes in Maple Grove, and Park Commons in St. Louis Park. 2 Exhibits:  Summary of bus tour communities  Eden Prairie Town Center map  Maple Grove Gravel Mining Area map  St. Louis Park Wolfe Park map ANALYSIS City staff is seeking discussion and comments from the Planning Commission and City Council as to their vision for the CMU land uses within the Cedar Avenue and I-35 corridor. The development regulations for CMU land uses will be developed to address the following:  Allowed uses  Density  Building and parking placement  Building height/massing  Building exterior materials  Parking demand/supply  Streetscape  Open space  Landscaping A summary of the areas visited during the bus tour on 23 July 2019 is attached as a reference to the general character of the developments in these communities. We have also included the Heart of the City area in Burnsville, which City Council and Planning Commissioners may be familiar with or may visit individually due to proximity to Lakeville.  Eden Prairie Town Center is a mix of new development and planned redevelopment involving high density residential, mixed use and transit oriented design adjacent to interstate freeways and the terminus of the Southwest Light Rail Transit line.  Maple Grove Gravel Mining Area is being reclaimed after excavation for development of a wide range of land uses. The current park and ride facility is the only transit facility planned for this area, but the intensity of development (particularly residential densities) is decidedly urban. As all of the development within the Arbor Lakes area of the Gravel Mining Area has occurred since 2000, this area may be most germane to development of the Cedar Avenue corridor in Lakeville.  The Park Commons area and Wolfe Park neighborhood in St. Louis Park includes high density residential and mixed use development adjacent to major commercial and office uses along existing bus transit and planned Southwest Light Rail corridors. This area has the most intense levels of development visited during the tour with a combination of well-designed mixed use development, individual apartment sites surrounding a public park, and many employment opportunities. 3 Each of the areas in the other cities summarized in the table allow significantly greater densities than the CMU guided uses in the 2040 Lakeville Comprehensive Plan (26 to 45 dwelling units per acre). The table also includes the City’s existing RH-1 and RH-2 zoning districts for reference, which provide for a suburban character of development for multiple family uses at a maximum 17 dwelling units per acre. The primary difference between the two existing zoning districts is that the RH-2 District allows one story greater building height (4 stories or 45 feet). In considering preferences for how CMU land uses are to occur in Lakeville, consider that establishment of performance standards for CMU land uses will involve the following approaches:  A new zoning district is to be adopted for CMU land uses within the Cedar Avenue corridor that will provide for high density residential uses, mixed residential/commercial uses, and stand-alone or multiple commercial uses with a more urban form of development.  In addition to creating the new CMU zoning district, the City may also consider changes to the RM-2 and RH-2 zoning districts to allow for greater density and site design flexibility for these land use categories as they are designated within the Cedar Avenue corridor.  Allowing multiple family uses along the I-35 corridor, either within areas guided for high density residential uses or CMU as stand-alone development, necessitates separate development standards. The starting point for these standards would be the projects approved by PUD District following the City’s 2016 study of multiple family development standards. Initial discussions during the 2040 Comprehensive Plan process was also that allowance of multiple family uses within areas guided for CMU within the I-35 corridor were to be as conditional uses to ensure that there is adequate review and oversight of specific development proposals with regards to utility and transportation infrastructure and compatibility with surrounding land uses. CONCLUSION A Planning Commission work session is to be held on 5 September 2019 to discuss impressions from the bus tour and provide direction to City staff as to preferences and intent for the formulation of development regulations for CMU land uses. The City Council is to hold a similar discussion at their work session on 23 September 2019. c. Justin Miller, City Administrator David Olson, Community and Economic Development Director City Lakeville Burnsville Eden Prairie Maple Grove St. Louis Park Area Existing HDR Heart of the City Town Center Arbor Lakes/ Gravel Mining Area Park Commons Zoning RH-1 RH-2 PUD HOC-1 District Design Guidelines Town Center District Design Guidelines PUD Design Guidelines MIX R-C District Allowed Uses Two family Row townhouse Back-to-back townhouse Multiple Family Senior housing Park Two family Row townhouse Back-to-back townhouse Multiple Family Senior housing Park Two family Row townhouse Back-to-back townhouse Multiple Family Retail Service Office Self-storage Single family Row townhouse Back-to-back townhouse Multiple Family Senior housing Mixed use Neighborhood commercial Office Sit down restaurant Counter serve restaurant Service Hotel Motor fuel Civic Park Transit facilities Row townhouse Back-to-back townhouse Multiple Family Senior housing Mixed use Neighborhood commercial Regional commercial Office Sit down restaurant Counter serve restaurant Service Hotel Civic Park Transit facilities Single family Detached townhouse Row townhouse Back-to-back townhouse Multiple Family Senior housing Mixed use Neighborhood commercial Regional commercial Office Sit down restaurant Counter serve restaurant Convenience food Accessory motor fuel Service Hotel Civic Park Transit facilities Multiple Family Senior housing Mixed use Neighborhood commercial Regional commercial Office Sit down restaurant Counter serve restaurant Convenience food Accessory motor fuel Service Hotel Civic Park Density TH: 8.7du/ac. MF: 17du/ac. Senior: 29du/ac. TH: 8.7du/ac. MF: 17du/ac. Senior: 29du/ac. 26du/ac. 20-60du/ac. HDR: 40-75du/ac. Mixed use: 40-75du/ac. TOD: 40-70du/ac. Low: 3-5du/ac Medium: 7-9du/ac High: 24-33du/ac or higher HDR: 30-75du/ac. Mix: 20-75du/ac. TOD: 50-125du/ac. Max. Building Height 3 stories 4 stories 4 stories Not limited Not limited Not limited 6 stories Setbacks Front 50ft. major roadways 30ft. local streets 50ft. major roadways 30ft. local streets 30ft. Build-to ROW 0ft. min. 20ft. max 0ft. 0ft. Side 30ft. 30ft. 30ft. 0ft. 20ft. 0ft. 0ft. Rear 30ft. 30ft. 30ft. 5ft. 20ft. 0ft. 0ft. Landscape/usable open space -- -- -- 10% of lot area 5% of lot area 12% of lot area Parking Ratio 2.5 stalls/du. 2.5 stalls/du 2.0 stalls/du. 1.5 stalls/du 1.0 stalls/du. min 1.0 stall/bedroom max Min. 1 stall underground 2.0 stalls/du Min. 1 stall/du underground 1 stall/bedroom 80% of parking within structures (MIX District) Regional Retail/ Mixed UseCommunity RetailBig Box RetailNeighborhood RetailEntertainment/Restaurant/ServicesOfficeHospitality/LodgingTown CenterMedicalPark/Open SpaceCivicHigh-rise (7-10 stories)High Density (60-75 u/ac)Mid-rise (3-6 stories)High Density (40-60 u/ac)Medium Density RetailGround Level (45 u/ac)Low-rise (2-3 stories)Medium Density (4-21 u/ac)Industrial (private utility)LEGENDMixed Use Sites,Housing TotalsHousing SitesDENSITY LEGENDA - 224 unitsB - 216 unitsC - 99 unitsD - 87 unitsXX u/ac - Existing units per acreXXX - Existing total units(XX u/ac) - Future units per acre(XXX) - Future total unitsOther Development Sites.FAR - Existing Floor Area Ratio(.X FAR) - Future Floor Area Ratio(A)(70 u/ac)(525 units)N/A(720 units)(515 units)(50 u/ac)(640 units)(50 - u/ac)(250 units)B(C)(D)(70 u/ac)(50 u/ac)4 u/ac50 units17.8 u/ac319 units20.95 u/ac164 units27.9 u/ac325 units10.9 u/ac36 units40 units39.9 u/ac223 units26.5 u/ac(236 units)SW StationCondominiums.17 FAR5.8 u/ac160 units.10 FAR(.10 FAR).43 FAR.37 FAR.35 FAR.15 FAR(.15 FAR).14 FAR(.30 FAR)(.35 FAR).19 FAR.21 FAR.14 FAR.11 FAR(.11 FAR).16 FAR(.16 FAR).18 FAR(.18 FAR).19 FAR.15 FAR(.15 FAR).17 FAR(.17 FAR).17 FAR.16 FAR(.16 FAR).06 FAR(.5 FAR).15 FAR(.15 FAR).42 FAR(.42 FAR).42 FAR(.42 FAR)(.50 FAR).29 FAR(.29 FAR).43 FAR.40 FAR(.35 FAR).19 FAR4.6 u/ac.13 FAR.15 FAR(Up to 15% INCREASE) Valley View RoadI-494Prairie Cente r D r i v e I -49 4 Prairie Center Drive Flying Cloud DriveTH 5 Singletree Lane Technology DriveTechnology DriveTH 212