HomeMy WebLinkAboutItem 02 - Ebenezer EstoriaCity of Lakeville
Planning Department
Memorandum
To: Planning Commission
From: Kris Jenson, Associate Planner
Date: December 8, 2021
Subject: Packet Material for the December 16, 2021 Planning Commission Meeting
Agenda
Item: 1) Comprehensive Plan amendment to re-guide property from
Medium/High Density Residential to High Density Residential.
2) Zoning Map amendment to rezone property from RM-2, Medium
Density Residential District to RH-2, High Density Residential District.
Action Deadline: January 8, 2022
BACKGROUND
Ebenezer has applied for a comprehensive plan amendment and zoning map amendment
to change the land use designation and rezone property located near Hosanna Church for
a project to be known as Ebenezer Estoria. The comprehensive plan amendment would
change the land use designation from Medium/High Density Residential to High Density
Residential and the zoning map amendment would rezone the property from RM-2,
Medium Density Residential District to RH-2, High Density Residential District. The
subject property is located north of 165th Street and west of Ipava Avenue.
The proposed development is an 80-unit senior co-op building, which is a housing
product that is not currently available in Lakeville. A concept site plan is attached as
Exhibit D to show the location of the proposed co-op building in relation to the existing
Fountains of Hosanna building to the east and the recently approved Crystal Park
townhomes to the west. The general footprint of the building is shown and access to the
site will be through the Hosanna site, rather than from 165th Street. Details of the site and
building design will be reviewed at a later date should the comp plan amendment and
rezoning be approved by the City Council and Met Council.
EXHIBITS
2
A. Site Location Map
B. Comprehensive Plan Amendment Map
C. Rezoning Map
D. Concept Site Plan
PLANNING ANALYSIS
COMPREHENSIVE PLAN AMENDMENT
As a part of the Metropolitan Council’s Comprehensive Plan Amendment process,
notification of the proposed comprehensive plan amendment was sent on November 17,
2021 to adjacent and affected jurisdictions. At this time, seven of the ten adjacent/affected
jurisdictions have responded, with six providing no comment about the Comprehensive
Plan amendment. The City of Burnsville recommended that the development’s sanitary
sewer flow not be routed through the Maple Island lift station, which serves portions of
Lakeville and Burnsville, due to capacity issues at the lift station. Assistant City Engineer
Alex Jordan confirmed that this site does not drain to the Maple Island lift station.
An amendment to the Comprehensive Plan for the above-referenced actions is required
and will be submitted to the Metropolitan Council for their approval following an action
by the City Council to approve the amendment.
A goal of the 2040 Comprehensive Plan states that life cycle and workforce housing shall
be provided within Lakeville in response to the community’s changing demographic
profile and economic development goals. The proposed development is a senior co-
operative community.
REZONING
An application has been submitted to rezone the parcel from RM-2, Medium Density
Residential District to RH-2, High Density Residential District. The adjacent
development to the east is Fountains of Hosanna, a three-story senior housing facility that
includes independent and assisted living facilities. That parcel is zoned PUD, Planned
Unit Development. The RH-2 District is consistent with the proposed High Density
Residential land use designation.
Findings of Fact for the Comprehensive Plan and Zoning Map amendments are attached.
RECOMMENDATION
Planning Department staff recommends approval of the Ebenezer Comprehensive Plan
amendment and Zoning Map amendment.
Source: Esri, Maxar, GeoEye, Earthstar Geographics, CNES/Airbus DS, USDA, USGS, AeroGRID, IGN, and the GIS User Community
City of Lakeville
Ebenezer Estoria
Aerial Location Map
EXHIBIT A
162ND ST (CSAH 46)ITASCA TRL163RD ST
JAGUAR AVEJACAMAR WAY165TH ST
166TH ST
Proposed
Site
Location
Hosanna
Church
UPPER 161ST ST
2040 Land Use Map
Existing Land Use
City of Lakeville
2040 Land Use Map
Proposed Land Use
MDR
P/QP
O/RT
O/RT
HDR
LDR
MDR
L/MDR
P/QP
HDR
MDR
C
C
162ND ST (CSAH 46)
165TH ST
165TH ST
JAGUAR AVEM/HDR
RD
RD
LDR
LDR
Proposed
Site
Location
EXHIBIT B
&JAGUAR AVE162ND ST (CSAH 46)IPAVA AVEIPAVA AVEMDR HDR
Existing Zoning
City of Lakeville
Proposed Zoning
PUD
P/OS
O-R
O-R
PUD
RS-3
PUD
RST-1
P/OS
PUD
PUD
C-3
C-3
162ND ST (CSAH 46)
165TH ST
165TH ST
JAGUAR AVERM-2
P/OS
P/OS
RS-2
RS-2
Proposed
Site
Location
&JAGUAR AVE162ND ST (CSAH 46)IPAVA AVEIPAVA AVEPUD RH-2
EXHIBIT C
10ESTORIA |EBENEZER|LEAP DEVELOPMENT| RSP ARCHITECTS | (C) 2021 RSP ARCHITECTS, LTD3.97 Acres93 Spaces9,800 sffootprintEXHIBIT D
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CITY OF LAKEVILLE
DAKOTA COUNTY, MINNESOTA
EBENEZER ESTORIA COMPREHENSIVE PLAN AND
ZONING MAP AMENDMENTS
FINDINGS OF FACT AND RECOMMENDATION
On December 15, 2021, the Lakeville Planning Commission met at its regularly scheduled meeting
to consider an application of Ebenezer to amend the 2040 Land Use Plan map of the
Comprehensive Plan to change the land use designation of property and to amend the Zoning Map
to change the zoning designation of property located west of Ipava Avenue and north of 165th
Street. The Planning Commission conducted a public hearing on the proposed amendments
preceded by published and mailed notice. The applicant was present and the Planning
Commission heard testimony from all interested persons wishing to speak.
FINDINGS OF FACT
1. The property is guided for MDR, Medium Density Residential and is located in Planning
District 2 of the 2040 Comprehensive Plan.
2. The subject site is zoned RM-2, Medium Density Residential District.
3. Legal description of the property is attached in Exhibit A.
4. The applicant is requesting to amend the 2040 Land Use Plan to guide the property HDR, High
Density Residential. The Zoning Map would be amended to zone the property as RH-2, High
Density Residential District.
5. The 2040 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 site’s location, adjacent to an existing senior housing development, supports the
change to the 2040 Comprehensive Plan and the zoning map.
b. The proposed use is or will be compatible with present and future land uses of the area.
Finding: The subject site is surrounded by the following existing and planned land uses shown
in the table below. The proposed land use will be compatible with existing and planned land
uses surrounding the subject site.
2
Direction Land Use Plan Zoning Map Existing Use
North ORT, Office/
Res. Transition
O-R, Office/
Res. District
Undeveloped
East P/QP PUD, Planned
Unit Dev.
Fountains of Hosanna,
Hosanna Church
South LDR, Low Density
Residential
RS-2, Single
Family Res.
165th St, Single Family
Homes
West MDR, Medium
Density Residential
RM-1, Medium
Density Res.
Crystal Park townhomes
c. The proposed use conforms to all performance standards contained in the Zoning
Ordinance and the City Code.
Finding: Any proposed development for the site will need 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 parcel is able to be served by nearby utilities located within adjacent parcels.
e. Traffic generated by the proposed use is within capabilities of streets serving the
property.
Finding: The subject site has access to 163rd Street and 165th Street. Access to the site will be
reviewed in conjunction with development plans for the site.
6. The report dated December 8, 2021 prepared by Kris Jenson, Associate Planner is incorporated
herein.
RECOMMENDATION
The Planning Commission recommends that the City Council approve the Comprehensive Plan
and Zoning Map Amendments conditioned upon compliance with the December 8, 2021 Planning
Report prepared by Associate Planner Kris Jenson.
DATED: December 16, 2021
LAKEVILLE PLANNING COMMISSION
BY: ________________________
Jeff Witte, Chair
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EXHIBIT A
Outlot A, Hosanna 4th Addition, EXCEPT that part which lies west and south of a line described
as commencing at the southwest corner of said Outlot A; thence on an assumed bearing of South
89 degrees 54 minutes 51 seconds East, along the south line of said Outlot A, as distance of 369.00
feet to the point of beginning of the line to be described; thence North 00 degrees 00 minutes 58
seconds West a distance of 858.17 feet to the intersection with the easterly extension of that
particular northerly line of said Outlot A which bears South 89 degrees 59 minutes 02 seconds
West; thence South 89 degrees 59 minutes 02 seconds West, along said easterly extension, a
distance of 7.91 feet to a corner of said Outlot A, as said line there terminating.
AND
Lot 1, Block 1, Hosanna 4th Addition