HomeMy WebLinkAboutItem 05c - IUP 20975 Howland AveCity of Lakeville
Community Development
Memorandum
To: Planning Commission
From: Kris Jenson, Planning Manager
Date: July 16, 2026
Subject: Packet Material for the July 23, 2026 Planning Commission Meeting
Agenda Item: 20975 Howland Avenue - Interim Use Permit
Application Action Deadline: August 17, 2026
INTRODUCTION
Kenneth Pitcher has applied for an interim use permit (IUP) for the single-family home at 20975
Howland Avenue to in order to allow an addition to the home, located in the RH-CBD, High
Density Residential District – Central Business District. The property is 0.31 acres and includes a
single-family home with a detached single-car garage constructed in 1920. The applicant intends
to construct a 300-square-foot addition to the home to provide additional living space and
bedrooms. A location map is attached as Exhibit A for your review.
SITE ANALYSIS
Ordinance Amendment. Currently, single family homes are not allowed in the RH-CBD District.
When the applicant applied for a building permit to add on to the home and was told that an
addition wouldn’t be permitted, he approached Community Development staff to discuss his
options. In consultation with Planning Consultant Daniel Licht, it was determined that an
amendment to the RH-CBD District to allow single family homes by Interim Use Permit was the
best approach. There are currently 15 single family dwellings that are within the RH-CBD district.
Because single family homes are currently a non-conforming use within the RH-CBD district, they
are not allowed to be expanded or intensified. By allowing single family homes as an interim use
permit, subject to the requirements of the RS-CDB District, the homeowner will be allowed to
make modifications and improvements to his home that otherwise wouldn’t be allowed.
Existing Conditions. The single-family home was originally constructed in 1920, but was located
elsewhere and moved onto the property in the late 1940s. Until the property was rezoned in
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2020 as part of the 2040 Comprehensive Plan update, the property was zoned some type of
medium density residential district that likely allowed single family homes as a permitted use.
Adjacent Land Uses. The applicant’s home is one of six single family homes on the block. The Art
Center is across Howland Avenue to the east.
INTERIM USE PERMIT ANALYSIS
Provided the City Council adopts the proposed Zoning Ordinance amendment to Section 11-63-
11 of the Zoning Ordinance, an interim use permit may be granted to single family homes so that
they can follow the requirements of the RS-CBD district, which is the primary zoning district of
the homes in the areas to the north and east of downtown Lakeville.
Section 11-5-3 directs the Planning Commission to consider the effects of the proposed use with
its judgement 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: Because the single family home already exists on the site, there is no change in the
use with the approval of an interim use permit.
B. The proposed use is or will be compatible with present and future land uses of the area.
Finding: All six of the homes on the block are single family homes.
C. The proposed use conforms with all performance standards contained in this code.
Finding: The existing single family home will be subject to the performance standards of
the RS-CBD, Single-Family Residential – Central Business District.
D. The proposed use can be accommodated with existing public services and will not
overburden the city’s service capacity.
Finding: N/A; the single family home is already existing.
E. Traffic generation by the proposed use is within capabilities of streets serving the
property.
Finding: N/A; the single family home is already existing.
RECOMMENDATION
Community Development Department staff recommends approval of an interim use permit for
the single family home at 20975 Howland Avenue, subject to the following stipulations:
1. The use shall be subject to the requirements applicable to single family uses within the
RS-CBD district.
2. The interim use shall terminate upon redevelopment of the single family property to
another permitted or conditional use of the RH-CBD District.
Findings of Fact are attached for consideration.
Dakota County, Microsoft, Vantor
City of Lakeville
Location Map
20975 Howland Ave
IUP
EXHIBIT A
210TH ST
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Subject Property
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UPPER 209TH ST
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CITY OF LAKEVILLE
DAKOTA COUNTY, MINNESOTA
PITCHER INTERIM USE PERMIT
FINDINGS OF FACT AND RECOMMENDATION
On July 23, 2026 the Lakeville Planning Commission met at it’s regularly scheduled
meeting to consider the application of Kenneth Pitcher for an Interim Use Permit to allow
a single family dwelling within the RH-CBD, High Density Residential District – Central
Business District on property located at 20975 Howland Avenue. The Planning
Commission conducted a public hearing on the proposed interim use permit 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 property is currently zoned RH-CBD, High Density Residential District – Central
Business District.
2. The property is located in Planning District No. 4 of the 2040 Comprehensive Plan, which
guides the property for medium/high density residential uses.
3. The legal description of the property is:
Lots 4 and 9, Block 4 “Fairfield”, excepting therefrom the right of way of the Minneapolis,
Northfield, and Southern Railway and the west 20 feet of the vacated Howland Avenue.
4. Section 11-5-3E of the City of Lakeville Zoning Ordinance provides that the Planning
Commission shall consider possible effects of the proposed interim use with its
judgement 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: Because the single family home already exists on the site, there is no
change in the use with the approval of an interim use permit.
b. The proposed use is or will be compatible with present and future land uses of the
area.
Finding: All six of the homes on the block are single family homes.
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c. The proposed use conforms with all performance standards contained in the
Zoning Ordinance.
Finding: The existing single family home will be subject to the performance standards
of the RS-CBD, Single-Family Residential – Central Business District.
d. The proposed use can be accommodated with existing public services and will not
overburden the City’s service capacity.
Finding: N/A; the single family home is already existing.
e. Traffic generation by the proposed use is within capabilities of streets serving
the property.
Finding: N/A; the single family home is already existing.
5. The planning report, dated July 16, 2026, prepared by Planning Manager Kris Jenson is
incorporated herein.
The Planning Commission recommends that the City Council approve the interim use
permit conditioned upon compliance with the planning report prepared by Planning
Manager Kris Jenson dated July 16, 2026.
DATED: July 23, 2026
LAKEVILLE PLANNING COMMISSION
BY: _________________________
Christine Zimmer, Chair