HomeMy WebLinkAboutItem 04 United Christian Academy
3601 Thurston Avenue
Anoka, MN 55303
763.231.5840
TPC@PlanningCo.com
1
MEMORANDUM
TO: Daryl Morey
FROM: D. Daniel Licht, AICP
DATE: 14 October 2021
RE: Lakeville – United Christian Academy; Comprehensive Plan/Zoning Map
TPC FILE: 135.01
BACKGROUND
Kotula Properties, LLC is proposing development of a 47 acre property located west of
Interstate 35 and south of 210th Street (CSAH 70) as an education and healthcare campus for
United Christian Academy (UCA), Neurosciences Institute of Pastoral Medicine (NSIPM) and
Sano Wellness Center (Sano). The City Council received a presentation regarding the proposed
development at their work session on 23 August 2021. Development of the proposed mixed
use campus requires consideration of amendments to the Comprehensive Plan and Zoning Map
to allow for the approximately 180,000 square foot UCA educational facility that would provide
a pre-K through Grade 12 education program with related administrative, arts, athletic, and
other related ancillary functions. A public hearing to consider the applications for a proposed
Comprehensive Plan amendment and Zoning Map amendment for the UCA educational facility
has been noticed for the Planning Commission meeting on 21 October 2021.
Exhibits:
A. Location Map
B. Existing/Proposed 2040 Land Use Plan Map
C. Existing/Proposed Zoning Map
D. Concept Site Plan (4 pages)
E. August 23, 2021 City Council Work Session minutes
F. Project Narrative dated August 16, 2021
2
ANALYSIS
The existing property consists of 51 acres of land. The 47 acres to be developed for the UCA,
NSIPM, and Sano campus is located south of Keswick Loop and west of Keokuk Avenue. The
portion of the existing parcel located north of Keswick Loop would be subdivided from the
parent parcel. There is an existing farmstead located within the portion of the property south
of Keswick Loop that would be removed with the development of the UCA, NSIPM, and Sano
campus.
The 2040 Comprehensive Plan guides the property proposed for development of the UCA,
NSIPM, and Sano campus for Commercial land uses and it is zoned C-3, General Commercial
District on the Zoning Map.
The proposed NSIPM and Sano facilities are allowed uses within the Commercial land use
category and C-3 District. The NSIPM facility illustrates an equine therapy area as part of their
program. This use would not be allowed in the C-3 District currently and will require future
consideration of a text amendment to make allowance for this activity as accessory to medical
uses, likely by an interim use permit. City staff recommends that the text amendment be
considered concurrent with the necessary plat and site plan applications required to develop
the NSIPM facility when more information will be available than is currently provided.
Facilities for pre-K to Grade 12 education programs, such as proposed by UCA, are not allowed
in areas planned for Commercial land uses by the Comprehensive Plan and are not an allowed
use within the C-3 District. The developer is requesting that the portion of the property to be
developed with the UCA facility and outdoor athletic facilities be guided for Medium-to-High
Density Residential land uses on the 2040 Land Use Plan map and rezoned to RM-2, Medium
Density Residential District. Education uses such as UCA are allowed within the Medium-to-
High Density Residential land use category established by the 2040 Comprehensive Plan and
within the RM-2 District as a conditional use. The portion of the property to be developed with
the NSIPM and Sano facilities, as well as the portion of the property north of Keswick Loop, are
to remain guided for Commercial land uses and zoned C-3 District.
The 2040 Comprehensive Plan and Zoning Ordinance provides that the Planning Commission is
to consider possible effects of the proposed Land Use Plan and Zoning Map amendments with
its judgment to be based upon, but not limited to, the following factors:
1. 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.
Comment: Envision Lakeville establishes a set of community values that are to guide
development and implementation of the 2040 Comprehensive Plan, which includes the
following related to schools:
3
High Quality Education; We value and are committed to high quality
education that sets us apart. Lakeville residents came here for high
quality schools more than any other reason. Lakeville will continue to
attract those seeking the highest quality K-12 education and will also
offer continuing education opportunities for the lifelong learner.
Locations for new school facilities are not identified as part of the Comprehensive
Planning process, but are more reactive to ongoing changes in population and
demographics that occur over time within the community.
To this end, the 2040 Comprehensive Plan establishes a goal of working with education
providers to ensure proper school facilities planning to meet future population needs.
This goal is to be achieved through a policy of identifying sites for new school facilities
that are easily accessible, compatible with adjoining land uses, environmentally
compatible, and offer land area to meet the schools’ physical needs.
The proposed development of the UCA, NSIPM, and Sano campus also has opportunity
for recognition as a regionally significant education program that supports a positive
identify for Lakeville and strengthens the community’s sense of identity consistent
another value of Envision Lakeville:
A Sense of Community and Belonging; We value the sense of belonging
that comes from our traditions and institutions, and we strive to support
and preserve them. Lakeville residents draw a sense of community and
belonging from a range of institutions and activities that exist within the
City. We highly value these institutions and activities including
neighborhoods, schools, places of worship, recreation, athletics and
community celebrations.
The proposed use is consistent with the goals and policies of the 2040 Comprehensive
Plan.
2. The proposed use is or will be compatible with present and future land uses of the area.
Comment: The proposed UCA facility will abut the NSIPM and Sano facilities, as well as
planned commercial uses to the west of the subject site. There are existing commercial
uses to the north of Keswick Loop and planned commercial uses east of Keokuk Avenue
across from the subject site. Given that the proposed UCA is an educational facility that
will draw attendance from the broader region and is to be developed as part of a larger
campus, the proposed use is anticipated to be compatible with existing and planned
land uses in the area.
3. The proposed use conforms to all performance standards contained in the Zoning
Ordinance and the City Code.
4
Comment: The proposed use will be required to comply with the requirements of the
Zoning Ordinance, Subdivision Ordinance, and City Code to be evaluated as part of
necessary applications to develop the property.
4. The proposed use can be accommodated with existing public services and will not
overburden the City’s service capacity.
Comment: Only a portion of subject site is within the MUSA, with the outdoor athletic
fields accessory to the UCA facility located on the portion of the property designated as
MUSA Expansion Area B in accordance with the 2040 MUSA Staging Plan. There are
existing sewer and water utilities available to the portion of the property abutting
Keswick Loop with capacity to serve the planned 180,000 square foot UCA building.
Utilities are not planned to be extended to MUSA Expansion Area B until 2029 to 2038,
but the proposed outdoor athletic fields do not require services. The proposed use will
not overburden the City’s service capacity.
5. Traffic generated by the proposed use is within capabilities of streets serving the
property.
Comment: The subject site is accessed by 210th Street (CSAH 70) via Keswick Loop and
Keokuk Avenue. The Transportation Plan designates 210th Street (CSAH 70) as an
existing A-Minor Arterial street and future Principal Arterial street. Keswick Loop is
designated by the Transportation Plan as major collector street along the north line of
the subject site and Keokuk Avenue is designated as a minor collector street along the
east line of the subject site. Potential traffic impacts and required improvements
related to development of the UCA facility will also be subject to further review by the
City as part of a future conditional use permit application. The streets accessing the
property will have adequate capacity to accommodate traffic generated by the
proposed use.
CONCLUSION
The proposed amendment of the 2040 Land Use Plan and Zoning Map to allow for development
of the UCA facility, together with the NSIPM and Sano facilities, is consistent with the City’s
values established by Envision Lakeville and the 2040 Comprehensive Plan related to providing
opportunities for high quality education and to strengthening community identity. Moreover,
the proposed location of the UCA, NSIPM, and Sano campus will be compatible with
surrounding land uses, there are adequate services available to the property, and adequate
transportation capacity for access. Our office and City staff recommend approval of the
requested Comprehensive Plan amendment and Zoning Map applications.
5
c. Justin Miller, City Administrator
David Olson, Community and Economic Development Director
Andrea McDowell Poehler, City Attorney
Source: Esri, Maxar, GeoEye, Earthstar Geographics, CNES/Airbus DS, USDA, USGS, AeroGRID, IGN, and the GIS User Community
City of Lakeville
United Christian Academy
Aerial Location Map
EXHIBIT A
210TH ST (CSAH 70)KENRICK AVEKESWICK LOOP
KEOKUK AVEI-35Proposed
Site
Location KEOKUK AVE215TH ST
2040 Land Use Map
Existing Land Use
City of Lakeville
2040 Land Use Map
Proposed Land Use
M/HDR
C
C
C
HDR
RDR
CRDR
C
HDR
C
C
C
210TH ST (CSAH 70)
210TH ST (CSAH 70)KENRICK AVEKENRICK AVEKESWICK LOOP
KESWICK LOOP
KEOKUK AVEKEOKUK AVE215TH ST
215TH ST I-35I-35M/HDR
RD
RD
RDR
RDR
OP
OP
OP
OP
M/HDR
Proposed
Site
Location
&
EXHIBIT B
Zoning Map
Current Zoning
City of Lakeville
Zoning Map
Proposed Zoning
210TH ST (CSAH 70)
210TH ST (CSAH 70)KENRICK AVEKENRICK AVEC-3
KESWICK LOOP
KESWICK LOOP
KEOKUK AVEKEOKUK AVE215TH ST
215TH ST I-35I-35OP
OP
OP
OP
Proposed
Site
Location
&
C-3
C-3
C-3
C-3
C-3
C-3
C-3
C-3C-3
RH-2
RM-2
RM-2
RH-2
RA
RA
RA
RA
RA
RA
RM-2
EXHIBIT C
EXHIBIT D
CITY OF LAKEVILLE
CITY COUNCIL WORK SESSION MINUTES
August 23, 2021
1. Mayor Anderson called the meeting to order at 6:31 p.m. in the Council Chambers.
Members present: Mayor Anderson, Council Members Hellier, Bermel, Lee, and Volk
Members absent: None.
Staff present: Justin Miller, City Administrator; Allyn Kuennen, Assistant City Administrator;
Dave Olson, Community & Economic Development Director; John Hennen, Parks & Recreation
Director; Paul Oehme, Public Works Director; Jerilyn Erickson, Finance Director; Zach Johnson,
City Engineer; Tamara Wallace, Deputy Clerk
2. Moment of Silence and Flag Pledge.
3. Citizen Comments
None.
4. Hack Property Comp. Plan Amendment Proposal
Mr. Olson provided background on a request from United Christian Academy (UCA) for the
development of a pre -K - 12 private school on the Hack property located at I-35 and south of
210' Street. UCA was formed through the consolidation of Bethany Academy, Life Academy of
Bloomington, and Christian Life Academy of Farmington, and ultimately anticipates having a
total enrollment of 1,400 students. Included in the proposal is also the development of a 72,000
square foot Neurosciences Institute of Pastoral Medicine (NSIPM) building as well as a Sano
Wellness Center (Sano). The site is currently zoned commercial on the north and rural
agriculture to the south. Construction of the school would require a Comprehensive Plan
amendment and rezoning to a planned unit development (PUD) classification.
UCA's executive director, Evan Dalrymple, along with Dr. Christine Stueve of Sano attended the
meeting to provide an overview of the project's operations, vision, and how the two intend to
partner together. Dave Anderson, Senior Vice President of Frauenshuh, Inc. provided an
overview of the master plan for the 47 acres of land as well as outlined some of the site constraints
such as the existence of a major pipeline, a portion of the property that is outside of the MUSA,
necessary extension of sewer service, topographic considerations, and access on Keswick Loop.
EXHIBIT E
City Council Work Session Minutes, August 23, 2021 Page 2
Mary Wolberg, previous resident of Lakeville
Owns a neighboring parcel to the property and asked what the loss of property tax revenue would
be to the City/ County if a school goes in that will no longer have to pay taxes; as well as where
water services to the property would come from. She also wanted to state that this would be the
last intersection in the City zoned for this particular commercial use.
The Council clarified zoning amendment requirements for the property, timeline for the project,
anticipated capacity, flexibility in enrollment plans, relationship between the NCISM/ Sano
Center and UCA, property tax estimates for the institute/ center, Lakeville borders in relation to
the property, and traffic flow with regards to morning/ afternoon drop-offs at the school.
Overall, the Council preliminarily indicated they would be in support of this project and did
suggest that UCA representatives work with the Lakeville Public School District and Lakeville
Chamber of Commerce on the possibility of future partnerships. Next the group will submit an
application for a Comprehensive Plan Amendment and Rezoning to be reviewed by City Staff
and the Planning Commission before coming back to the City Council for formal consideration.
5. Lake Marion Dock Regulations
City staff has previously been approached by the Lake Marion Homeowner's Association to
express concerns over the possibility of multiple docks/ boat slips as a result of future
development on the lake. The Association is specifically speaking about potential development of
the Bury gravel mining property located on the west side of Lake Marion. Current City Zoning
Ordinance does not regulate docks beyond ensuring shoreline recreational facilities are
centralized for utilization, nor does it include noise enforcement guidelines on city lakes. Docks
are regulated by the Minnesota DNR which outlines that docks may not be used as a marina.
Planning Director Daryl Morey prepared a cover memo for the Council indicating the Bury
gravel mining property has multiple zoning districts: the easterly two thirds of the property is
zoned RS -3 (Single Family Residential District) and the westerly one-third is zoned RM -2
Medium Density Residential District). Lake Marion Association President, Craig Manson,
attended the work session meeting to provide historical background, reference, and handouts
outlining the Association's concerns. In anticipation of future development, the Association
would like the City Council to enact an ordinance that would limit construction of marinas,
prohibit commercial rental of dock slips, and regulate dock density on the shoreline. The
Association acknowledges this is not a problem presently but is asking the City Council to
implement regulations at this time to prevent future lake use problems.
The Council clarified slip capacity of the high-density areas, shore length, construction/ building
along the bluff, whether there were presently any association violations, DNR regulations and its
relationship to the City, and restrictions on where a homeowner can build a dock as it relates to a
PROJECT NARRATIVE
August 16th, 2021
Honorable Mayor Doug Anderson
and members of the City of Lakeville City Council
20195 Holyoke Ave
Lakeville, MN 55044
Mayor Anderson and City Council members:
We are pleased to submit this package of information providing an overview and description of a unique
education and health care mixed-use planned development of an approximately 47 acre site at 21219 Keokuk
Avenue (also known as the Hack farm) in Lakeville.
United Christian Academy (UCA) along with the Neurosciences Institute of Pastoral Medicine (NSIPM)
and Sano Wellness Center (Sano) are working together to bring this multi-use campus vision forward, and
have engaged the services of Frauenshuh, Inc. as real estate and development representative along with SRa
Architects (master planner and project architect) and Loucks Associates (civil engineer) to advance the
land use master planning and development of the project.
BRIEF PROJECT SUMMARY
The concept for this parcel includes the development of an approximately 180,000 sq. ft. pre-k-Grade 12
campus for United Christian Academy (UCA). The campus would include administrative, academic, arts,
athletics and related ancillary functions. The school would be designed to be developed in phases, with an
ultimate capacity for up to 1,400 students at full completion. In addition to UCA, the development
incorporates plans for an additional 72,000 sq. ft. state of the art building that would be the home of the
Neurosciences Institute of Pastoral Medicine (NSIPM), Sano Clinic and affiliated entities that provide
services and support to individuals and public and private entities in the areas of neurotherapies and related
disciplines.
The overall vision for this project represents more than $70 million of private capital investment in the City
of Lakeville and will become an activity driver for thousands of weekly visits and events to be held in what
will be state of the art facilities to be delivered and operated by these entities. UCA, NSIPM and Sano are
poised to begin initial phases of development, starting as early as spring of 2022, with completion and
operations to commence as early as fall of 2023.
Representatives of UCA, NSIPM and Sano will be in attendance to provide a complete overview of their
operations and the respective vision and opportunities for synergies between these entities and the City of
Lakeville.
EXHIBIT F
Project Narrative
August 16th, 2021
Page 2 of 4
ABOUT UNITED CHRISTIAN ACADEMY
United Christian Academy (UCA), a premier Pre-K through 12th Christian School, was formed through the
consolidation of Bethany Academy and Life Academy of Bloomington, along with Christian Life Academy
of Farmington, allowing the best of each school to combine and offer more opportunities to students beyond
what each school could offer independently. UCA’s rich history among all three schools provides students
and graduates with a strong foundation and legacy in Christian Education. Today, United Christian
Academy is a solid, vibrant community comprised of diverse learners and a committed instructional
staff. Students are immersed in core area subjects with exposure to a variety of elective courses and special
topics. Extracurricular offerings in Fine Arts and Athletics, coupled with specialty programs such as a fully
accredited Aviation program, promote the development of the whole child. Student life is focused on the
building of Mind, Body and Spirit, with Character Education and Respect central to the UCA message of
Hope. As a result, UCA capitalizes on opportunities to serve within the local community and
beyond. Lastly, all families served, alumni, local businesses and organizations, form the partnership that
rounds out the “Community of Support" concept.
Regardless of a community's size and resources, most do not possess sufficient recreational, event or
competitive practice/game fields and courts to meet the needs of ever-growing youth, school, club and
collegiate level organizations competing throughout the year. UCA desires to build relationships within
the Lakeville community by offering its Football, Softball, Baseball, Lacrosse and Soccer fields to
organizations for a nominal fee. The new field house would also serve as a “by arrangement or reservation”
facility offering Basketball, Volleyball, Pickleball, Wrestling, Broomball, Badminton, Bubble Soccer, etc.
UCA facilities may also host seasonal sports camps, meetings, tournaments, entertainment/theatre
performances, etc., supporting the greater Lakeville community. All “facility use" cost structures will
include an established portion solely dedicated as a "partnership appreciation” offering back to the City of
Lakeville as a thank you for your support. As a side benefit, each event held at UCA provides for a potential
increase in patronage at local businesses by association and location.
UCA’s current student enrollment represents 22 different communities in the region, which will add to the
dynamic daily, weekly, monthly and annual center of activity at the UCA campus, which will become a hub
of activity supporting nearby retail and commercial and hospitality businesses in Lakeville.
ABOUT NEUROSCIENCES INSTITUTE FOR PASTORAL MEDICINE AND SANO CLINIC
The Neuroscience Institute of Pastoral Medicine (NSIPM) is a non-profit organization created for
charitable, religious, educational, research and scientific purposes. The NSIPM focuses on supporting
communities and contributing funds for those seeking alternative care. They specifically focus on providing
stress reduction therapy resources for children, athletes, veterans and active military personnel. The NSIPM
partners with Sano Wellness Center (Sano), a for-profit entity in operation for over 10 years, as a stress
reduction therapy clinic. Sano's mission is to address the root cause of health issues and support whole body
health. They focus on health and healing through the application of scriptural truths alongside natural
resources, therapies and modalities.
Clinical educational/therapeutic research conducted between UCA and NSIPM may result in the
implementation of cognitive/educational strategies potentially increasing learning focus and retention.
Additionally, learning-specific challenges may also be more effectively addressed through generated
Project Narrative
August 16th, 2021
Page 3 of 4
therapeutic and compensatory solutions. Lakeville is an extremely favorable location to launch such an
endeavor as the area population grows with many young families moving into the community. Regardless
of location, the partnership between UCA and NSIPM will move forward. Lakeville’s approval of the zoning
and construction of each organization’s facilities will secure its place as the base of operations for both
organizations.
BRIEF SITE SUMMARY
The site is presently used for residential and agricultural purposes, consisting of approximately 51.5 total
land acres. The property would be subdivided, with an approximately 4-acre portion of the site along 210th
Street remaining as a future commercial development parcel, and approximately 47 acres (south of Keswick
Loop) to be used for the education and healthcare mixed-use campus. A small one-acre portion on the
southern portion of the site may be divided and combined with an adjacent residential parcel.
The site has a variety of constraints limiting its future development potential that are being addressed by
the unique attributes of this mixed-use project. These variables include:
• Existence of a major pipeline and easement running diagonally through and bifurcating the
southern and northern portions of the parcel;
• The southern portion of the site its outside of the Metropolitan Urban Service Area (MUSA),
limiting commercial development potential; this constraint will be addressed by using this area for
athletics fields and outdoor functions;
• Extension of municipal sewer service to the site and service to adjacent sites to the west that may
require significant easements/encroachments on the north and east portions of the site (south of
Keswick loop).
• Topographic considerations and access on Keswick loop that can be managed through the specific
design of these uses, where other land use alternatives may present less desirable design and
operational benefits, and posing constraints to commercial viability.
The site is presently guided commercial and zoned commercial on the north with a rural agriculture overlay
to the South. The proposed uses, while generally compatible with the guiding and zoning of the property,
would require re-guiding and re-zoning to a planned unit development (PUD) designation. UCA, NSIPM
and Sano are excited about the potential to deliver first class design and use functions that further establish
the entire area as a community and activity center in this southwest geographic area of the city.
COMMUNITY IMPACT AND PARTNERSHIPS
The vision for this project is for UCA, NSIPM and Sano to become invested partners, participants and
contributors to the vitality of the Lakeville community. UCA, NSIPM and Sano understand that well-
rounded and complete-communities are made possible through partnerships with the neighbors, families,
students, customers, guests and visitors that we welcome and serve each day. We believe these values align
with the City of Lakeville as it continues to grow as a complete-community of public, private and
institutional sector contributors.
Some of the partnership opportunities we look forward to discussing include, but are not limited to:
• Facility shared-use opportunities with local organizations and associations;
Project Narrative
August 16th, 2021
Page 4 of 4
• Mission driven opportunities around education, entrepreneurship and innovation being
spearheaded by UCA and NSIPM;
• Community economic impact through campus and visitor activity and events that provide direct
benefit to the citizens of Lakeville.
SUMMARY
UCA, NSIPM and Sano are eager for the initial feedback from the City Council to develop the PUD vision
for this project, working in close coordination with the City staff, planning commission and City Council
on a viable development plan for this site.
UCA, NSIPM and Sano appreciate the opportunity to share this vision with the City of Lakeville at this
juncture. While the discussion on land use and zoning procedures is a critical element of the process to
move forward, it is important to also share the great potential, investment and long-term beneficial
community impact this development will bring to the Lakeville community.
Enclosures:
• Site Master Plan Concept Package
1
CITY OF LAKEVILLE
DAKOTA COUNTY, MINNESOTA
UNITED CHRISTIAN ACADEMY
2040 COMPRHENSIVE PLAN AMENDMENT
FINDINGS OF FACT AND RECOMMENDATION
On 21 October 2021, the Lakeville Planning Commission met at its regularly scheduled meeting
to consider the application of Kotula Properties, LLC for an amendment of the 2040 Land Use
Plan map of the 2040 Lakeville Comprehensive Plan in conjunction with the United Christian
Academy development.
FINDINGS OF FACT
1. The subject property is guided for Commercial land uses by the 2040 Comprehensive Plan;
the applicant has applied for an amendment to the 2040 Land Use Plan to change the
guided land use for the portion of the property shown on Exhibit A to Medium-to-High
Density Residential.
2. The proposed Comprehensive Plan amendment has been submitted to adjacent
governmental jurisdictions and the affected school district.
3. The 2040 Comprehensive Plan provides that the Planning Commission shall consider
possible effects of the proposed amendment with its judgment to be based upon, but not
limited to, the following factors:
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: Envision Lakeville establishes a set of community values that are to guide
development and implementation of the 2040 Comprehensive Plan, which
includes the following related to schools:
High Quality Education; We value and are committed to high
quality education that sets us apart. Lakeville residents came here
for high quality schools more than any other reason. Lakeville will
continue to attract those seeking the highest quality K-12 education
and will also offer continuing education opportunities for the
lifelong learner.
2
Locations for new school facilities are not identified as part of the Comprehensive
Planning process, but are more reactive to ongoing changes in population and
demographics that occur over time within the community.
To this end, the 2040 Comprehensive Plan establishes a goal of working with
education providers to ensure proper school facilities planning to meet future
population needs. This goal is to be achieved through a policy of identifying sites
for new school facilities that are easily accessible, compatible with adjoining land
uses, environmentally compatible, and offer land area to meet the schools’
physical needs.
The proposed development of the UCA, NSIPM, and Sano campus also has
opportunity for recognition as a regionally significant education program that
supports a positive identify for Lakeville and strengthens the community’s sense
of identity consistent another value of Envision Lakeville:
A Sense of Community and Belonging; We value the sense of
belonging that comes from our traditions and institutions, and we
strive to support and preserve them. Lakeville residents draw a
sense of community and belonging from a range of institutions and
activities that exist within the City. We highly value these
institutions and activities including neighborhoods, schools, places
of worship, recreation, athletics and community celebrations.
The proposed use is consistent with the goals and policies of the 2040
Comprehensive Plan.
B. The proposed use is or will be compatible with present and future land uses of
the area.
Finding: The proposed UCA facility will abut the NSIPM and Sano facilities, as well
as planned commercial uses to the west of the subject site. There are existing
commercial uses to the north of Keswick Loop and planned commercial uses east
of Keokuk Avenue across from the subject site. Given that the proposed UCA is
an educational facility that will draw attendance from the broader region and is to
be developed as part of a larger campus, the proposed use is anticipated to be
compatible with existing and planned land uses in the area.
C. The proposed use conforms to all performance standards contained in the
Zoning Ordinance and the City Code.
3
Finding: The proposed use will be required to comply with the requirements of
the Zoning Ordinance, Subdivision Ordinance, and City Code to be evaluated as
part of necessary applications to develop the property.
D. The proposed use can be accommodated with existing public services and will
not overburden the City’s service capacity.
Finding: Only a portion of subject site is within the MUSA, with the outdoor
athletic fields accessory to the UCA facility located on the portion of the property
designated as MUSA Expansion Area B in accordance with the 2040 MUSA Staging
Plan. There are existing sewer and water utilities available to the portion of the
property abutting Keswick Loop with capacity to serve the planned 180,000
square foot UCA building. Utilities are not planned to be extended to MUSA
Expansion Area B until 2029 to 2038, but the proposed outdoor athletic fields do
not require services. The proposed use will not overburden the City’s service
capacity.
E. Traffic generated by the proposed use is within capabilities of streets serving the
property.
Finding: The subject site is accessed by 210th Street (CSAH 70) via Keswick Loop
and Keokuk Avenue. The Transportation Plan designates 210th Street (CSAH 70)
as an existing A-Minor Arterial street and future Principal Arterial street. Keswick
Loop is designated by the Transportation Plan as major collector street along the
north line of the subject site and Keokuk Avenue is designated as a minor collector
street along the east line of the subject site. Potential traffic impacts and required
improvements related to development of the UCA facility will also be subject to
further review by the City as part of a future conditional use permit application.
The streets accessing the property will have adequate capacity to accommodate
traffic generated by the proposed use.
4. The legal description of the property is:
EXHIBIT A
5. The report dated 14 October 2021 prepared by The Planning Company LLC (TPC) is
incorporated herein.
6. The Planning Commission conducted a public hearing on the application, preceded by
published and mailed notice, where the applicant was present and the Planning
Commission heard testimony from all interested persons wishing to speak and closed the
public hearing.
4
RECOMMENDATION
The Planning Commission recommends that the City Council approve the application of Kotula
Properties, LLC to amend the 2040 Comprehensive Plan subject to the approval of the
Metropolitan Council.
DATED: October 21, 2021
LAKEVILLE PLANNING COMMISSION
BY:_________________________________
Jeff Witte, Chair
EXHIBIT A
Real property in the City of Lakeville, County of Dakota, State of Minnesota, described as follows:
That part of the E ½ of the NE ¼ of Section 35, Township 114, Range 21, Dakota County,
Minnesota, described as follows:
Beginning at the Southeast corner of said E ½ of the NE ¼ thence West on the South line thereof a
distance of 477.93 feet: thence North parallel with the East line of said E ½ of the NE ¼ a distance
of 435.60 feet; thence West parallel with said South line of the East ½ of the NE ¼ a distance of
502.92 feet to the East line of the West 329.02 feet of said E ½ of the NE¼; thence North on said
East line of the West 329.02 feet a distance of 888.63 feet to the North line of the SE ¼ , of the NE
¼; thence West on the North line of said SE ½ of the NE ¼ a distance of 329.04 feet to the West
line of said E ½ of the NE ¼; thence North on said West line a distance of 779.14 feet to the South
line of the North 544.50 feet of said E ½ of the NE ¼; thence East on said South line of the north
544.50 feet a distance of 280.03 feet to the East line of the West 280.00 feet of said E ½ of the NE
¼ ; thence North on said East line of the West 280.00 feet a distance of 544.55 feet to the North line
of said E ½ of the NE¼; thence East on said North line a distance of 370.02 feet to a point 660.00
feet West of the Northeast corner of said E ½ of the NE¼; thence South parallel with the East line
of said E ½ of the NE¼ a distance of 660.06 feet; thence East parallel with the North line of said E
½ of the NE ¼; a distance of 660.00 feet to the East line of said E ½ of the NE ¼; thence South on
said East line a distance of 1991.62 feet to the point of beginning.
Abstract Property
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CITY OF LAKEVILLE
DAKOTA COUNTY, MINNESOTA
UNITED CHRISTIAN ACADEMY
ZONING MAP AMENDMENT
FINDINGS OF FACT AND RECOMMENDATION
On 21 October 2021, the Lakeville Planning Commission met at its regularly scheduled meeting
to consider the application of Kotula Properties, LLC for an amendment to the Zoning Map to
rezone property from C-3, General Commercial District to RM-3, Residential Medium Density
District in conjunction with the United Christian Academy development.
FINDINGS OF FACT
1. The subject property is guided for Commercial land uses by the 2040 Comprehensive Plan;
the applicant has applied for an amendment to the 2040 Land Use Plan to change the
guided land use to Medium-to-High Density Residential.
2. The subject site is zoned C-3, General Commercial District; the applicant has applied for
an amendment to the Zoning Map to change the zoning of the portion of the property
shown on Exhibit A to RM-2, Medium Density Residential District.
3. The legal description of the property is:
EXHIBIT A
4. Section 11-3-3.E of the City of Lakeville Zoning Ordinance provides that the Planning
Commission shall consider possible effects of the proposed amendment. Its judgment
shall be based upon, but not limited to, the following factors:
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: Envision Lakeville establishes a set of community values that are to guide
development and implementation of the 2040 Comprehensive Plan, which
includes the following related to schools:
High Quality Education; We value and are committed to high
quality education that sets us apart. Lakeville residents came here
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for high quality schools more than any other reason. Lakeville will
continue to attract those seeking the highest quality K-12 education
and will also offer continuing education opportunities for the
lifelong learner.
Locations for new school facilities are not identified as part of the Comprehensive
Planning process, but are more reactive to ongoing changes in population and
demographics that occur over time within the community.
To this end, the 2040 Comprehensive Plan establishes a goal of working with
education providers to ensure proper school facilities planning to meet future
population needs. This goal is to be achieved through a policy of identifying sites
for new school facilities that are easily accessible, compatible with adjoining land
uses, environmentally compatible, and offer land area to meet the schools’
physical needs.
The proposed development of the UCA, NSIPM, and Sano campus also has
opportunity for recognition as a regionally significant education program that
supports a positive identify for Lakeville and strengthens the community’s sense
of identity consistent another value of Envision Lakeville:
A Sense of Community and Belonging; We value the sense of
belonging that comes from our traditions and institutions, and we
strive to support and preserve them. Lakeville residents draw a
sense of community and belonging from a range of institutions and
activities that exist within the City. We highly value these
institutions and activities including neighborhoods, schools, places
of worship, recreation, athletics and community celebrations.
The proposed use is consistent with the goals and policies of the 2040
Comprehensive Plan.
B. The proposed use is or will be compatible with present and future land uses of
the area.
Finding: The proposed UCA facility will abut the NSIPM and Sano facilities, as well
as planned commercial uses to the west of the subject site. There are existing
commercial uses to the north of Keswick Loop and planned commercial uses east
of Keokuk Avenue across from the subject site. Given that the proposed UCA is
an educational facility that will draw attendance from the broader region and is to
be developed as part of a larger campus, the proposed use is anticipated to be
compatible with existing and planned land uses in the area.
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C. The proposed use conforms to all performance standards contained in the
Zoning Ordinance and the City Code.
Finding: The proposed use will be required to comply with the requirements of
the Zoning Ordinance, Subdivision Ordinance, and City Code to be evaluated as
part of necessary applications to develop the property.
D. The proposed use can be accommodated with existing public services and will
not overburden the City’s service capacity.
Finding: Only a portion of subject site is within the MUSA, with the outdoor
athletic fields accessory to the UCA facility located on the portion of the property
designated as MUSA Expansion Area B in accordance with the 2040 MUSA Staging
Plan. There are existing sewer and water utilities available to the portion of the
property abutting Keswick Loop with capacity to serve the planned 180,000
square foot UCA building. Utilities are not planned to be extended to MUSA
Expansion Area B until 2029 to 2038, but the proposed outdoor athletic fields do
not require services. The proposed use will not overburden the City’s service
capacity.
E. Traffic generated by the proposed use is within capabilities of streets serving the
property.
Finding: The subject site is accessed by 210th Street (CSAH 70) via Keswick Loop
and Keokuk Avenue. The Transportation Plan designates 210th Street (CSAH 70)
as an existing A-Minor Arterial street and future Principal Arterial street. Keswick
Loop is designated by the Transportation Plan as major collector street along the
north line of the subject site and Keokuk Avenue is designated as a minor collector
street along the east line of the subject site. Potential traffic impacts and required
improvements related to development of the UCA facility will also be subject to
further review by the City as part of a future conditional use permit application.
The streets accessing the property will have adequate capacity to accommodate
traffic generated by the proposed use.
5. The report dated 14 October 2021 prepared by The Planning Company LLC (TPC) is
incorporated herein.
6. The Planning Commission conducted a public hearing on the application, preceded by
published and mailed notice, where the applicant was present and the Planning
Commission heard testimony from all interested persons wishing to speak and closed the
public hearing.
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RECOMMENDATION
The Planning Commission recommends that the City Council approve the application of Kotula
Properties, LLC for a Zoning Map amendment as consistent with the criteria established by the
Zoning Ordinance.
DATED: October 21, 2021
LAKEVILLE PLANNING COMMISSION
BY:_________________________________
Jeff Witte, Chair
EXHIBIT A
Real property in the City of Lakeville, County of Dakota, State of Minnesota, described as follows:
That part of the E ½ of the NE ¼ of Section 35, Township 114, Range 21, Dakota County,
Minnesota, described as follows:
Beginning at the Southeast corner of said E ½ of the NE ¼ thence West on the South line thereof a
distance of 477.93 feet: thence North parallel with the East line of said E ½ of the NE ¼ a distance
of 435.60 feet; thence West parallel with said South line of the East ½ of the NE ¼ a distance of
502.92 feet to the East line of the West 329.02 feet of said E ½ of the NE¼; thence North on said
East line of the West 329.02 feet a distance of 888.63 feet to the North line of the SE ¼ , of the NE
¼; thence West on the North line of said SE ½ of the NE ¼ a distance of 329.04 feet to the West
line of said E ½ of the NE ¼; thence North on said West line a distance of 779.14 feet to the South
line of the North 544.50 feet of said E ½ of the NE ¼; thence East on said South line of the north
544.50 feet a distance of 280.03 feet to the East line of the West 280.00 feet of said E ½ of the NE
¼ ; thence North on said East line of the West 280.00 feet a distance of 544.55 feet to the North line
of said E ½ of the NE¼; thence East on said North line a distance of 370.02 feet to a point 660.00
feet West of the Northeast corner of said E ½ of the NE¼; thence South parallel with the East line
of said E ½ of the NE¼ a distance of 660.06 feet; thence East parallel with the North line of said E
½ of the NE ¼; a distance of 660.00 feet to the East line of said E ½ of the NE ¼; thence South on
said East line a distance of 1991.62 feet to the point of beginning.
Abstract Property