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HomeMy WebLinkAboutItem 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: 14 November 2019 RE: Lakeville – Zoning Ordinance; Corridor Mixed Use development standards TPC FILE: 135.01 BACKGROUND The 2040 Lakeville Comprehensive Plan has been approved by the Metropolitan Council and adopted by the City Council. City staff has initiated work on implementation of the plan with updates to the Zoning Ordinance. A major focus of the implementation effort will be formulation of allowed uses and development standards for the newly created Corridor Mixed Use (CMU) land use category. This process has involved the following steps to date:  Bus tour of regional community examples on 23 July 2019  Planning Commission work session on 5 September 2019  City Council work session on 23 September 2019 The Planning Commission and City Council work sessions held in September 2019 were for the purpose of City officials to discuss impressions from the bus tour and provide direction to City staff as to preferences in the formulation of development regulations for CMU land uses. City staff has used this information together with the policies of the 2040 Comprehensive Plan and a 2016 multiple family zoning study to prepare an outline of the zoning districts necessary to implement the CMU land uses. Exhibits:  Planning Commission work session minutes of 5 September 2019  City Council work session minutes of 23 September 2019  2040 Land Use Plan  Summary of bus tour communities  Outline of Proposed CMU Districts 2 ANALYSIS 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, Planning Commission and City Council 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. City staff has outlined three proposed zoning districts to implement the CMU land uses as designated by the 2040 Comprehensive Plan:  M-1 District. The M-1, Mixed Use I-35 Corridor District is to be designated for sites adjacent to the I-35 corridor for CMU land uses. The proposed district mirrors the allowed uses and development standards of the C-3, General Commercial District to emphasize the intended character of the development consistent with surrounding land uses guided and zoned for commercial land uses. The M-1 District makes allowance for multiple family dwellings (stand-alone or mixed use buildings) as a conditional use. The development standards for multiple family dwellings within the proposed M-1 District are based on those implemented for the recent multiple family residential development Lee Lake Commercial located at I-35 and CSAH 46 that reflected the recommendations of the Economic Development Commission and Planning Commission from the 2016 multiple family housing study. o Development of multiple family dwellings would be subject to approval of a conditional use permit. The conditional use permit process allows the Planning Commission and City Council the ability to review a proposed use at a specific location with regards to compatibility with surrounding land uses, adequate access, and adequate utility infrastructure. o Residential density would be limited to a base 18 dwelling units per acre except that locations within ½ mile of planned transit facilities would be allowed to develop at 22 dwelling units per acre. Senior housing would be allowed to develop at a density of 43 dwelling units per acre. o Setbacks are proposed to be the same as required in the C-3 District including a 30 foot buffer setback from residential zoning districts. The 30 foot buffer yard will additionally be required to be landscaped in accordance with the provisions 3 established for residential subdivisions abutting major collector and arterial streets. o Building height is limited to 3 stories or 35 feet. An increase to 6 stories or 65 feet as allowed within the C-3 District by approval of a conditional use permit is also proposed to be included within the M-1 District. o Exterior finish materials for both commercial and residential structures (or mixed use buildings) will be required to meet the same requirements as commercial structures within the C-3 District to maintain consistency with the character of existing and planned surrounding uses. o Off-street parking requirements for commercial uses will be as provided for by the Zoning Ordinance. Multiple family dwellings will be required to provide 2.5 off-street parking stalls per dwelling unit unless the number of bedrooms per dwelling unit is 2.0 or less, which would only be required to provide 2.0 stalls per dwelling unit. A reduction in the number of off-street parking stalls would be allowed by conditional use permit based on a site-specific traffic study that considers proximity to transit facilities. A minimum of 1 off-street parking stall is to be required within an enclosed space either in the form of a garage beneath the building or a ramp structure attached to the building. o The M-1 District includes an exception for affordable housing units from the enclosed off-street parking requirements. The proposed performance standards already include density bonuses that may make affordable housing units more feasible. Also, because the M-1 District is being applied to locations previously planned for commercial use, the standards for landscaping and open space are already minimized compared to that required within a residential district allowing multiple family uses.  M-2 District. The M-2, Mixed Use Cedar Corridor District is to be designated for sites adjacent to the Cedar Avenue corridor for CMU land uses. o Timing of development of the CMU land uses within the corridor is intended by the City to be dependent upon future regional commitments to provide for transit infrastructure and services. The purpose statement of the M-2 District indicates that parcels zoned M-2 District will not be removed from the RAO, Rural Agriculture Overlay District until such time as these transportation commitments are secured. The Planning Commission should discuss this issue as the timing of the 195th Street station may not occur until 2040 or later. The question is, therefore, would the City allow development at the intensity provided for by the M-2 District without the availability (or commitment to) transit service within the Cedar Avenue corridor? On the bus tour, Arbor Lakes in Maple Grove was visited that includes a range of higher density residential 4 uses with regional retail and office uses in an area served only by a transit park and ride facility, but accessible to regional principal arterial roadways. o Proposed uses include multiple family residential dwellings as a permitted use. Commercial land uses are similar to the non-automotive oriented uses allowed in the C-3 District excluding drive through facilities for convenience food uses, motor fuel facilities, and car washes. Data centers, religious facilities, and theaters are also not included in the proposed M-2 District. o There is to be no minimum lot requirements for commercial land uses. o Residential density is to be allowed to be up to 26 dwelling units per acre similar to the development character of Avonlea Village Green and Edison at SBF. o Setbacks are required to be 30 feet from major collector and arterial streets and 10 feet from local streets, side yards, or rear yards to encourage a building forward streetscape and maximize the development of individual lots. o Building height is to be limited to 4 stories or 48 feet, which is the height of the market rate apartment buildings seen in the Arbor Lakes area of Maple Grove. o Exterior finish materials for both commercial and residential structures (or mixed use buildings) will be required to meet the same requirements as commercial structures within the C-3 District to maintain consistency with the character of existing and planned surrounding uses and to maximize sustainability in consideration of allowed density. o Off-street parking requirements for commercial uses will be as provided for by the Zoning Ordinance. Multiple family dwellings will be required to provide 2.0 off-street parking stalls per with a minimum of 1 off-street parking stall to be provided within an enclosed space either in the form of a garage beneath the building or a ramp structure attached to the building. Surface parking will be required to be located within a side or rear yard. Reductions in required parking may be considered by conditional use permit that would be dependent on a parking demand study for a specific development. o The proposed M-2 District includes a 160 square foot/dwelling unit open space requirement for residential uses. The required open space is intended to be common areas in the form of yards, interior courtyards, or rooftop spaces. The open space requirement is to be considered further as part of a future update of the Parks, Trails, and Open Space Plan to evaluate the need for public open space within the Cedar Avenue corridor based on the land uses now planned that were not designated when the document was last updated in 2015. 5 o The proposed M-2 District would include local street standards specific to this district (and the RM-3 District outlined below) reflecting the requirements established for the Spirit of Brandtjen Farm and Avonlea developments. o The streetscape within the M-2 District is to include 6 foot concrete sidewalks on both sides of local streets, boulevard trees, and pedestrian scale street lighting to promote a pedestrian oriented environment. o The M-2 District includes exceptions for affordable housing units from the requirements for exterior finish materials, enclosed parking, landscaping, and open space consistent with similar provisions within the City’s existing medium density and high density residential zoning districts.  RM-3 District. City staff has also drafted an outline for a proposed RM-3, Medium Density Residential District intended to allow for development of detached townhome, twin-home, row townhome, and back-to-back townhomes within the Cedar Avenue corridor that are designated for Medium-to-High Density Residential Uses on the 2040 Land Use Plan that is distinguished from the RM-2 District as follows: o The minimum lot are per unit requirement is reduced from 5,000 square feet per dwelling unit to 3,800 square feet per dwelling unit to allow for development at up the maximum density described by the 2040 Comprehensive Plan for the Medium-to-High Density Residential land use category. o Exterior material requirements are to be the same within the RM-3 District as required within the RST-2 District with brick/stone required on all elevations together with use of at least 2 other materials (with the allowance of split faced concrete block, cement fiberboard and engineered wood to meet the brick, stone, stucco requirement on the side and rear elevations). o Setbacks to major collector and arterial streets are to be reduced from 50 feet to 30 feet. Setbacks to local streets are to be reduced to 10 feet (with 25 feet to a garage face). The proposed setbacks are consistent with the development standards established for Spirit of Brandtjen Farm and Avonlea and will increase the area available for development. o The proposed RM-3 District would include local street standards reflecting the requirements established for the Spirit of Brandtjen Farm and Avonlea developments. o The streetscape within the RM-3 District is to include 5 foot concrete sidewalks on both sides of local streets, boulevard trees, and pedestrian scale street lighting to promote a pedestrian oriented environment. 6 Areas within the Cedar Corridor designated on the 2040 Land Use Plan guided for Low- to-Medium and Medium Density Residential land uses will continue to be zoned RST-2 and RM-1 District, respectively. Development of Low-to-Medium and Medium Density Residential land uses within these zoning existing standards will provide for a desirable transition from the more intensive transit oriented use nodes guided for CMU or Medium-to-High Density residential uses adjacent to Cedar Avenue and lower density areas that exist or are planned in Lakeville to the west (and Farmington to the east). CONCLUSION A Planning Commission work session is to be held on 21 November 2019 to be followed by a City Council work session on 25 November 2019 to discuss the proposed outline for zoning districts as a basis for development regulations specific to CMU land uses. c. Justin Miller, City Administrator David Olson, Community and Economic Development Director M-1, Mixed Use I-35 Corridor M-2, Mixed Use Cedar Corridor RM-3, Medium Density Residential District Purpose The purpose of the M-1 District is to provide for development of commercial areas with opportunity for incorporating multiple family dwellings within areas guided by the Comprehensive Plan for Corridor Mixed Uses adjacent to the I-35 corridor. The purpose of the M-2 District is to provide for development of commercial and high density residential uses that enhance and contribute to the City’s identity within the Cedar Avenue corridor guided by the Comprehensive Plan for Corridor Mixed Uses that will utilize and support planned future transit services. These areas are not to develop with urban uses until such time as commitments are made to construction of transit infrastructure and a timetable for transit services are established. The purpose of the RM-3 district is to establish a medium density residential neighborhood within the Cedar Corridor planning district established by the Comprehensive Plan and I-35 corridor meeting the following objectives: A. Creation of a cohesive medium-to-high density neighborhood that provides attractive living environments and contributes to the city’s identity; B. Provide attractive and durable medium density housing options as a means of addressing the city’s life cycle housing needs; Preservation of natural landforms, open spaces, greenways for scenic enjoyment and recreational use through the regulation of medium density residential land use; Allows for the subdivision of two-family and townhome base lots to permit individual private ownership of a single dwelling within such a structure at densities that benefit from and support future transit services. Permitted Uses Banks, offices Commercial recreation, indoor Funeral homes and mortuaries Government buildings, City of Lakeville Hotels Instructional classes Pawnshops Private clubs or lodges Public garages and parking lots Restaurants, general Retail businesses Service businesses, on and off site Data centers Fitness centers and health clubs Brew on premises/brewpub Banks, 0ffices Commercial recreation, indoor Government buildings, City of Lakeville Hotels Instructional classes Multiple family dwellings (stand-alone or mixed use bldgs.) Private clubs or lodges Public garages and parking lots, City of Lakeville Residential facilities serving 16 or fewer persons Restaurants, general Retail businesses Service businesses, on and off site Fitness centers and health clubs Brew on premises/brewpub More than 1 principal building on a base lot Parks and trails, City of Lakeville Public garages and parking lots, City of Lakeville Residential facilities serving 16 or fewer persons Townhomes, detached Townhomes with no more than 6du in a row or 12du back-to-back Two family dwellings Conditional Uses Auto repair, minor and major Bottled gas sales Commercial recreation, outdoor Community preschool, latchkey, adult ed./daycare Convenience restaurants Essential services Government buildings, transit facilities other than City Manufactured home parks Motor fuel sales/commercial car washes Multiple family dwellings (stand-alone or mixed use bldgs.) Multiple principal buildings Nursing homes Personal wireless service antennas Principal bldg. height up to 6 stories Religious institutions Residential facilities serving 16 or fewer persons Theaters, indoor Veterinary clinics/commercial kennels/pet shops Microdistilleries/small breweries Commercial recreation, outdoor Community preschool, latchkey, adult ed. Convenience restaurants w/out drive through Daycare facilities Essential services Government buildings, transit facilities other than City Manufactured home parks Multiple principal buildings Nursing homes Personal wireless service antennas Residential facilities serving 16 or fewer persons Veterinary clinics/commercial Commercial kennels Microdistilleries with tasting rooms Small breweries with tap rooms Daycare facilities Essential services Government buildings, transit facilities other than City Public/quasi-public recreation facilities Public/private elementary, middle, and senior high schools Religious institutions Manufactured home parks Parks and trails other than City of Lakeville Personal wireless service antennas Social services accessory to a religious facility Residential Density 1 du/2,500sf. 1 du/2,000sf. within ½ mile of planned transit facilities 1 du/1,675sf. 1 du/1,000sf. (senior housing) 1 du/3,800sf. M-1, Mixed Use I-35 Corridor M-2, Mixed Use Cedar Corridor RM-3, Medium Density Residential District 1 du/1,000sf. (senior housing) Lot Requirements Minimum lot area: 20,000sf. Minimum lot width: 100ft. None None Setbacks Right-of-way 30ft. Right-of-way 10ft. or 30ft. abutting major collector or arterial street Right-of-way 10ft. or 30ft. abutting major collector or arterial street Side 10ft. or 30ft. abutting a R District Side 10ft. Side: 10ft./14ft. between bldgs. Rear 10ft. or 30ft. abutting a R District Rear 10ft. Rear: 10ft./14ft. between bldgs. Garage face 25ft. Building Height 3 stories or 35ft. or up to 6 stories and 65ft. by CUP 4 stories or 48ft. 3 stories or 35ft. Exterior Finish Min. 3 Grade A materials Min. 65% Grade A materials Not more than 35% Grade B or C materials Not more than 10% Grade D materials Min. 3 Grade A materials Min. 65% Grade A materials Not more than 35% Grade B or C materials Not more than 10% Grade D materials Min 25% brick/stone for all elevations Not more than 75% of any elevation other material Not more than 60% of all elevations other material Off-Street Parking Commercial uses as required by Sec. 11-19-13 Multiple Family:  2.5 stalls/du when bedrooms > 2.0/du  2.0 stalls/du when bedrooms < 2.0/du.  Reduction in stalls by CUP based on site specific parking study based on proximity to transit.  Min. 1 stall enclosed below or attached to structure Commercial uses as required by Sec. 11-19-13 Multiple Family:  2.0 stalls/du.  Min. 1 stall enclosed below or attached to structure  Reduction in stalls by CUP based on site specific parking study based on proximity to transit. Parking shall be located in side/rear yards Joint parking arrangements encouraged 2.0 stalls/du.  Must be within attached garage having area of 420sf. 0.25 stall guest parking required on-street/private drive/parking area Residential Open Space Park dedication requirements A residential buffer yard shall be required in yards abutting residential districts. 160sf./du. (common lawns, courtyards, patios, rooftop spaces) in addition to park dedication requirements Park dedication requirements Streets All streets: 10-4-3.P of Subdivision Ordinance Major collector and arterial streets: 10-4-3.P of Subdivision Ordinance Local commercial street: 80ft. ROW/44ft. section w/ on-street parking Local residential street:  60ft. ROW/32ft. section w/ on-street parking one side  52ft. ROW/28ft. section w/ on-street parking one side Private drive: 20ft. posted as fire lane Major collector and arterial streets: 10-4-3.P of Subdivision Ordinance Local residential street:  60ft. ROW/32ft. section w/ on-street parking one side  52ft. ROW/28ft. section w/ on-street parking one side Private drives: 24ft. section limited to 6du/1 structure per side Sidewalks 6ft. concrete both sides of streets 6ft. concrete both sides of streets 5ft. concrete both sides of streets Trails 10ft. asphalt trails designated on Parks, Trails, and Open Space Plan 10ft. asphalt trails designated on Parks, Trails, and Open Space Plan 10ft. asphalt trails designated on Parks, Trails, and Open Space Plan Streetscape Landscaping within yards abutting ROW Standard street lighting Landscaping within yards abutting ROW. Shade trees required within boulevards along local streets Standard street lighting along major collector/arterial streets Pedestrian scale street lighting along local streets Landscaping within yards abutting ROW Shade trees required within boulevards along local streets Standard street lighting along major collector/arterial streets Pedestrian scale street lighting along local streets Transitional Housing None None None Affordable Housing Exempt from requirements for:  Exterior finish  Enclosed parking  Minimum landscaping  Open space Exempt from requirements for:  Exterior finish  Enclosed parking  Minimum landscaping  Open space Exempt from requirements for:  Exterior finish  Enclosed parking  Minimum landscaping  Open space