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HomeMy WebLinkAboutItem 06a - Cedar Hills North Comp Plan and Zoning Map AmendCity of Lakeville Memorandum To:Planning Commission From:Kris Jenson, Planning Manager Date:September 10, 2024 Subject:Packet Material for the September 19, 2024 Planning Commission Meeting Agenda Item: Cedar Hills North Comprehensive Plan and Zoning Map Amendments BACKGROUND US Home, LLC (Lennar) has applied for comprehensive plan and zoning map amendments in conjunction with the development of a residential subdivision to be known as Cedar Hills North. The comprehensive plan amendments include re-guiding some areas of the proposed plat from medium/high density residential to low density residential, from low/medium density residential to medium/high density residential, and from low/medium density residential to low density residential. The zoning map amendments include rezoning from RM-3, Medium Density Residential to RST-2, Single and Two-Family Residential District and from RST-2, Single and Two-Family Residential District to RM-3, Medium Density Residential District. The requests are to facilitate the development of approximately 74 acres for the proposed construction of 89 single family lots and 144 attached townhome lots. The Developer is currently working with City Staff on the review of preliminary plat plans, which will require a separate public hearing before the Planning Commission and approval by the City Council. EXHIBITS A. Aerial Location Map B. Comprehensive Plan Exhibit C. Zoning Map Exhibit D. Overall Site Plan PLANNING ANALYSIS The subject site involves seven properties that are located north of 200th Street (CR 64), between Cedar Avenue (CSAH 23) and the municipal boundary with the City of Farmington. Most of the site is agricultural land with three single family homesites. A fourth homesite abutting 200th Street is not a part of the proposed Cedar Hills North development and therefore not included in the request for a comprehensive plan amendment and rezoning. 2 Surrounding Properties North: Agricultural land (M-2, RST-2) South: 200th Street (CR 64), detached townhomes (RM-1) East: Agricultural land (City of Farmington) West: Cedar Avenue (CSAH 23), Agricultural land The Cedar Hills neighborhood to the south is under construction and many of the lots within the required 500-foot notification radius are still vacant or under construction and owned by Lennar, the developer of the proposed Cedar Hills North subdivision. As required in consideration of Comprehensive Plan Amendments, the proposed amendment has been submitted to 11 adjacent governmental jurisdictions, the affected school district (ISD 194), and the Metropolitan Council for review and comment. All jurisdictions have responded offering no comments. The west half of the subject site is guided Medium/High Density Residential while the east half of the site is guided Low/Medium Density Residential. The site is encumbered by a 100-foot-wide gas pipeline easement as well as a waterway that begins in the southwest corner of the site and extends through the site to the east. The proposed plat layout includes the extension of Gallifrey Way, a minor collector street that extends north from 200th Street and will continue north to 185th Street (CSAH 60). The street serves to divide the subdivision, with attached townhomes proposed for much of the area west of Gallifrey Way and single family homes to the east of Gallifrey Way. See Exhibit B for details on the areas proposed for amendment. A goal of the 2040 Comprehensive Land Use Plan is that “Growth … shall be accommodated while protecting the environment by integrating new urban development within the City’s natural resources in a compatible manner.” The Vermillion River watershed district has jurisdiction over the re-establishment of the creek channel and as such, limited the number of creek crossings within the plat area to two (2) crossings. The site layout is further restricted by the 100-foot-wide gas pipeline easement that runs northeast from the southwest corner of the site. The Developer proposed several layouts in an effort to make the best use of the site given these limitations, which led to a layout that includes curvilinear streets and four permanent cul-de-sacs. By design, lots along these streets are irregular in shape and larger in order to meet the minimum lot width at the 20 foot front yard setback The minimum single family lot size in the RST-2 district is 7,000 square feet and the average lot size of the 89 single family lots in the Cedar Hills North subdivision is just over 12,300 square feet, 175% of the required minimum lot size. As a result, the density of the single family lot area is about 2.7 dwelling units per acre, which is less than the minimum 4 dwelling units acre required for the Low/Medium Density Residential. For this reason, the comprehensive amendment was amended to change the east half of the site from Low/Medium Density Residential to Low Density Residential. Consistent with the land use designations described above, the west half of the subject site is zoned RM-3, Medium Density Residential District and the east half of the site is zoned RST-2, Single and Two-Family Residential District. The approximately 20 single family lots proposed for the south side of the creek on the west portion of the site is proposed to be rezoned from RM-3 to RST-2. In addition, the area of approximately 11 attached townhomes is proposed to be rezoned from RST-2 to RM-3. See Exhibit C for details. 3 CONCLUSION Community Development Department staff has determined that the requested land use plan amendment is consistent with the 2040 Comprehensive Plan and recommends approval of both the Comprehensive Plan Amendment and the Zoning Map Amendment. Findings of fact for approval of the comprehensive plan amendment and zoning map amendment are included with the packet materials for your consideration. Source: Esri, Maxar, Earthstar Geographics, and the GIS User Community CIT Y O F F A R M I N G T O N CED A R A V E ( C S A H 2 3 ) Proposed Cedar Hills North Preliminary Plat boundary 200TH ST (CR 64) 202ND ST GALLIFREY WAY City of Lakeville Cedar Hills North Aerial Location Map EXHIBIT A M/HDR L/MDR COMPREHENSIVE PLAN AMENDMENT EXHIBIT B RM-3 RST-2 ZONING MAP AMENDMENT EXHIBIT C EXHIBIT D 1 CITY OF LAKEVILLE DAKOTA COUNTY, MINNESOTA US HOME, LLC 2040 COMPRHENSIVE PLAN AMENDMENT FINDINGS OF FACT AND RECOMMENDATION On September 19, 2024 the Lakeville Planning Commission met at its regularly scheduled meeting to consider the application of US Home, LLC to consider an amendment to the 2040 Land Use Plan map of the 2040 Comprehensive Plan. The Planning Commission conducted a public hearing on the application preceded by published and mailed notice. The applicant was present and the Planning Commission heard testimony from all interested persons wishing to speak. 1. The subject property is guided for Low/Medium Density Residential and Medium/High Density Residential land uses in the 2040 Comprehensive Land Use Plan. US Home, LLC has applied for an amendment to the 2040 Comprehensive Land Use Plan to change portions of the guided land uses to Low Density Residential and Medium/High Density Residential. 2. The legal description of the property is attached as Exhibit A. 3. The proposed Comprehensive Plan amendment has been submitted to adjacent governmental jurisdictions and the affected school district. No comments were received at the time of publication of the September 10, 2024 planning report. 4. 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: 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 change from low/medium density residential and medium/high density residential as identified in Exhibit B of the September 10, 2024 planning report prepared by Kris Jenson, Planning Manager, is consistent with the Comprehensive Plan in accommodating growth while protecting the environment by integrating new urban development within the City’s natural resources in a compatible manner. The proposed use is or will be compatible with present and future land uses of the area. Finding: The proposed single family homes, located on generally the east half of the site, and the attached townhomes, generally located on the west half of the site, adjacent to 2 Cedar Avenue (CSAH 23) are compatible with the detached townhomes south of 200th Street (CR 64). The proposed use conforms to all performance standards contained in the Zoning Ordinance and the City Code. Finding: The proposed low density residential and medium/high density residential land uses and site improvements illustrated on the proposed preliminary plat will be required to comply with the requirements of the Zoning Ordinance, Subdivision Ordinance, and City Code and will be evaluated as part of necessary subdivision and zoning applications to develop the property. The proposed use can be accommodated with existing public services and will not overburden the City’s service capacity. Finding: The subject site is within the MUSA and will be served by extending sanitary sewer and water services. The proposed 233 unit residential subdivision is not considered premature. Traffic generated by the proposed use is within capabilities of streets serving the property. Finding: The subject site is accessed by 200th Street (CR 64), which can serve the proposed development. The streets proposed to be constructed within the development will have adequate capacity to accommodate the traffic generated by the proposed use. The planning report dated September 10, 2024 prepared by Kris Jenson, Planning Manager is incorporated herein. The Planning Commission recommends that the City Council approve the Comprehensive Plan amendment subject to the approval of the Metropolitan Council. BY:_________________________________ Jenna Majorowicz, Chair 3 Exhibit A Parcels included in the Cedar Hills North preliminary plat, comprehensive plan amendment, and Zoning Map amendment applications: South 225 feet of West 547.83 feet of Southwest quarter subject to parcel 8 Dakota County right of way map 230 Section 22, Township 114, Range 20. and West 210.48 feet of South 950 feet of North 1730 feet of Southwest quarter subject to parcel 5 Dakota County right of way map 23 Section 22, Township 114, Range 20. and Southwest quarter except East 1320 feet except South 225 feet except West 385.08 feet of North 780 feet except West 210.48 feet of South 950 feet of North 1730 feet except West 678 feet of South 300 feet of North 2055 feet subject to parcel 6 Dakota County right of way map 230 Section 22, Township 114, Range 20. and East 1320 feet of Southwest quarter except East 522.74 feet of South 533 feet subject to road South 33 feet Section 22, Township 114, Range 20. and South 533 feet of East 261.37 feet of Southwest quarter Section 22, Township 114, Range 20. and West 678 feet of South 300 feet of North 2055 feet of Southwest quarter Section 22, Township 114, Range 20. and South 225 feet of Southwest quarter except East 1320 feet and except West 547.83 feet Section 22, Township 114, Range 20. 1 CITY OF LAKEVILLE DAKOTA COUNTY, MINNESOTA US HOME, LLC ZONING MAP AMENDMENT On September 19, 2024 the Lakeville Planning Commission met at its regularly scheduled meeting to consider the application of US Home, LLC for an amendment to the Zoning Map to rezone property from RM-3, Medium Density Residential District to RST-2, Single and Two Family Residential District and from RST-2, Single and Two Family Residential District to RM-3, Medium Density Residential District. The Planning Commission conducted a public hearing on the application preceded by published and mailed notice. The applicant was present and the Planning Commission heard testimony from all interested persons wishing to speak. 1. The subject property is guided for Low/Medium Density Residential and Medium/High Density Residential land uses by the 2040 Comprehensive Land Use Plan. US Home, LLC has applied for an amendment to the 2040 Land Use Plan to change portions of the guided land use from Low/Medium Density Residential to Medium/High Density Residential and from Low/Medium Density Residential and Medium/High Density Residential to Low Density Residential. 2. The subject property is zoned RM-3, Medium Density Residential District and RST-2, Single and Two Family Residential District. US Home, LLC has applied for an amendment to the Zoning Map to change the zoning of portions of the property to RM-3, Medium Density Residential District and RST-2, Single and Two Family Residential District. 3. The legal description of the property is attached in 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: Finding: The proposed rezoning to RM-3, Medium Density Residential District and RST- 2, Single and Two Family Residential District as identified in Exhibit C of the September 10, 2024 planning report prepared by Kris Jenson, Planning Manager, is consistent with the goals and policies of the 2040 Comprehensive Plan in accommodating growth while 2 protecting the environment by integrating new urban development within the City’s natural resources in a compatible manner. Finding: The subject site is located north of 200th Street (CR 64) and is compatible with the existing and future land uses in the area. Finding: The proposed single family and attached townhome land uses shall be required to comply with the requirements of the Zoning Ordinance, Subdivision Ordinance, and City Code and will be evaluated as part of necessary applications to develop the property, including availability of sanitary sewer. Finding: The subject site is within the MUSA and will be served by extending sanitary sewer and water services. The proposed 233 unit residential subdivision is not considered premature. Finding: The subject site is accessed by 200th Street (CR 64), which can serve the proposed development. The streets proposed to be constructed within the development will have adequate capacity to accommodate traffic generated by the proposed use. 5. The planning report dated September 10, 2024 prepared by Kris Jenson, Planning Manager is incorporated herein. The Planning Commission recommends that the City Council approve the Zoning Map amendment as proposed, subject to Metropolitan Council approval of the Comprehensive Plan Amendment. BY:_________________________________ Jenna Majorowicz, Chair 3 Exhibit A Parcels included in the Cedar Hills North preliminary plat, comprehensive plan amendment, and Zoning Map amendment applications: South 225 feet of West 547.83 feet of Southwest quarter subject to parcel 8 Dakota County right of way map 230 Section 22, Township 114, Range 20. and West 210.48 feet of South 950 feet of North 1730 feet of Southwest quarter subject to parcel 5 Dakota County right of way map 23 Section 22, Township 114, Range 20. and Southwest quarter except East 1320 feet except South 225 feet except West 385.08 feet of North 780 feet except West 210.48 feet of South 950 feet of North 1730 feet except West 678 feet of South 300 feet of North 2055 feet subject to parcel 6 Dakota County right of way map 230 Section 22, Township 114, Range 20. and East 1320 feet of Southwest quarter except East 522.74 feet of South 533 feet subject to road South 33 feet Section 22, Township 114, Range 20. and South 533 feet of East 261.37 feet of Southwest quarter Section 22, Township 114, Range 20. and West 678 feet of South 300 feet of North 2055 feet of Southwest quarter Section 22, Township 114, Range 20. and South 225 feet of Southwest quarter except East 1320 feet and except West 547.83 feet Section 22, Township 114, Range 20.