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Home My WebLink AboutItem 05c - LennarCity of Lakeville Community Development Memorandum To: Planning Commission Heather Botten, Senior Planner November 24, 2025 Packet Material for the December 5, 2025 Planning Commission Meeting Lennar 1. Comprehensive Plan Amendment to change the land use designation from LDR, Low Density Residential to MDR, Medium Density Residential. 2. Zoning Map Amendment (Rezoning) from RS-3, Single Family Residential District to RST-2-, Single- and Two-Family District. December 27, 2025 Lennar, applicant, proposes a comprehensive plan amendment from Low Density Residential to Medium Density Residential and a zoning map amendment from RS-3, Single Family Residential District to RST-2-, Single- and Two-Family District. The requests are proposed to allow the development of three parcels totaling 20.06-acres. If the Comprehensive Plan and Zoning Map amendments are approved by the City Council, the developer would prepare applications for preliminary plat subdivision approval, which would require a separate public hearing, review by the Planning Commission and approval of the City Council. A. Aerial Photo/Site Location Map B. Land Use Plan Exhibit C. Zoning Map Exhibit D. Concept Plan 2 PLANNING A NALYSIS Surrounding Land Uses, Zoning, and Comprehensive Plan Designation Direction Existing Use Land Use Designation Zoning North Large lot single family residential Low Density Residential RS-3, Single-Family Residential South Townhome development Medium/High Density Residential Residential family residential and Restricted RS-3, Single-Family Saints Church, and Medium Density Res RM-1, Medium Density The subject site is guided Low Density Residential which allows a density of 0.1 to 3.0 dwelling units per acre. The proposed concept plan has a density of 6.6 units an acre. Therefore, the land use designation is proposed to be changed to Medium Density Residential, allowing for a density of 4.0 – 7.0 units per acre. The medium density designation allows two family dwellings, detached townhouses and quad or row attached townhouse dwellings. Amendments to the 2040 Comprehensive Land Use Plan should only occur for developments that reflect Lakeville’s long-term interest and only when such action is consistent with the goals and policies of the 2040 Lakeville Comprehensive Plan. The proposed twin homes illustrated on the developer’s concept plan are consistent with these goals and provide for an acceptable land use transition to existing single-family homes to the east and multiple family to the south. A sewer capacity report was done at the request of the city and paid for by the applicant. The parcels are near the end of the line, and a study was required to add the proposed increase in units to the hydraulic sanitary sewer model to confirm compliance. The study confirmed the City’s sanitary sewer system has the capacity to serve the site with the proposed land use and rezoning changes. Due to the number of units in the development and the proximity of the plat to neighboring jurisdictions, the comprehensive plan amendment meets the criteria for administrative review by the Metropolitan Council. Staff has contacted the local sector representative and will submit a complete application following City Council review. 3 ZONING MAP AMENDMENT Consistent with the land use designations described above, the same properties are proposed for a rezoning. The applicant is requesting to change the zoning of the properties from RS-3, Single Family Residential District to RST-2-, Single- and Two-Family District. The single-family home lots to the east are buffered by a city owned outlot and Highview Avenue. The existing wetlands and proposed site design allow for adequate buffers to adjacent and nearby properties allowing for the proposed increase in density. Community Development Department staff have determined that the requested land use plan amendment is consistent with the intent and goals of 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. Dakota County, Microsoft, Vantor City of Lakeville Site Location Map Lennar CPA/ Rezoning HO L T A V E HI G H V I E W A V E Subject Property HOLISTER LN 200TH ST HO L Y O K E A V E HERITAGE DR 202ND ST (CSAH 50) HO L L O W A Y L N 199TH CT HO L D I N G F O R D W A Y 1 CITY OF LAKEVILLE DAKOTA COUNTY, MINNESOTA 2040 COMPRHENSIVE PLAN AMENDMENT FINDINGS OF FACT AND RECOMMENDATION LENNAR On December 4, 2025 the Lakeville Planning Commission met at its regularly scheduled meeting to consider the application by Lennar 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 LDR, Low Density Residential land uses in the 2040 Comprehensive Land Use Plan. Lennar has applied for an amendment to the 2040 Comprehensive Land Use Plan to change the guided land use to Medium Density Residential. 2. The legal description of the property is: 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: 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 property is located in Planning District No. 4 of the 2040 Comprehensive Land Use Plan. The proposed comprehensive plan amendment will meet policies outlined in Planning District No. 4. Furthermore, Envision Lakeville establishes a set of community values that guide development and implementation of the 2040 Comprehensive Plan, including proving housing options for people of all ages and stages of life. The proposed use is or will be compatible with present and future land uses of the area. 2 Finding: The proposed medium density residential use (twin homes) is compatible with the single and multiple family residential character of the neighborhood. The proposed use conforms to all performance standards contained in the Zoning Ordinance and the City Code. Finding: The proposed medium density residential land uses and site improvements illustrated on the concept plan 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 sanitary sewer and water services. The proposed use will not overburden the City’s service capacity. The proposed twin home development 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 Holyoke Avenue, Heritage Drive, and Holt Avenue which can serve the proposed twin home development. The streets accessing the property have adequate capacity to accommodate traffic generated by the proposed use. The planning report dated November 24, 2025 prepared by Heather Botten, Senior Planner 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:_________________________________ Scott Einck, Vice Chair Legal Descriptions: Parcel A: PID No. 22-02000-84-011 South half of Southeast quarter of Southeast quarter of except commencing Southeast corner West 475 feet North 175 feet East 475 feet South 175 feet to beginning Section 20, Township 114, Range 20 Parcel B: PID No. 22-02000-84-012 Part of South half of Southeast quarter of Southeast quarter commencing Southeast corner West 475 feet North 175 feet East 475 feet South 175 feet to beginning Section 20, Township 114, Range 20 Parcel C: PID No. 22-32175-00-030 Outlot C, Heritage Walk 1 CITY OF LAKEVILLE DAKOTA COUNTY, MINNESOTA ZONING MAP AMENDMENT On December 4, 2025 the Lakeville Planning Commission met at its regularly scheduled meeting to consider the application by Lennar for an amendment to the Zoning Map to rezone property from RS-3, Single Family Residential District to RST-2-, Single- and Two-Family 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 Density Residential land use by the 2040 Comprehensive Plan. Lennar has applied for an amendment to the 2040 Land Use Plan to change the guided land use to Medium Density Residential. 2. The subject property is zoned RS-3, Single Family Residential District. Lennar has applied for an amendment to the Zoning Map to change the zoning of the property to RST-2, Single and Two Family Residential District. 3. The legal description of the property is: 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 property is located in Planning District No. 4 of the 2040 Comprehensive Land Use Plan. The proposed Zoning Map amendment will meet policies outlined in Planning District No. 4. Furthermore, Envision Lakeville establishes a set of community values that guide development and implementation of the 2040 Comprehensive Plan, including proving housing options for people of all ages and stages of life. 2 b. The proposed use is or will be compatible with present and future land uses of the area. Finding: The proposed medium density residential use (twin homes) is compatible with the single and multiple family residential character of the neighborhood and is consistent with the present and future land uses in the area. Finding: The proposed twinhome land use 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. Finding: The subject site is within the MUSA and is served within the public service capacity for the development. The proposed use will not overburden the City’s service capacity. Finding: The subject site is accessed by Holyoke Avenue, Heritage Drive, and Holt Avenue which can serve the proposed twin home development. The streets accessing the property have adequate capacity to accommodate traffic generated by the proposed use. 5. The planning report dated November 24, 2025 prepared by Heather Botten, Senior Planner, is incorporated herein. The Planning Commission recommends that the City Council approve the Zoning Map amendment, subject to Metropolitan Council approval of the Comprehensive Plan Amendment. BY:_________________________________ Scott Einck, Vice Chair Legal Descriptions: Parcel A: PID No. 22-02000-84-011 South half of Southeast quarter of Southeast quarter of except commencing Southeast corner West 475 feet North 175 feet East 475 feet South 175 feet to beginning Section 20, Township 114, Range 20 Parcel B: PID No. 22-02000-84-012 Part of South half of Southeast quarter of Southeast quarter commencing Southeast corner West 475 feet North 175 feet East 475 feet South 175 feet to beginning Section 20, Township 114, Range 20 Parcel C: PID No. 22-32175-00-030 Outlot C, Heritage Walk