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HomeMy WebLinkAboutItem 08June 15, 2011 Item No. JUNE 20, 2011 CITY COUNCIL MEETING CRESCENT RIDGE COMPEHENSIVE PLAN AND ZONING MAP AMENDMENTS Proposed Action Staff recommends adoption of the following motion: Move to approve: 1) A resolution amending the Staged MUSA Expansion Areas and 2030 Land Use Plan maps of the Comprehensive Plan, and 2) an ordinance rezoning property from R -A to RS -3, and adopt the findings of fact. Adoption of this motion will bring approximately 22 acres of land contiguous to the Crescent Ridge development into the Current MUSA and will re -guide and rezone the 22 acres for single family residential use. Overview Premier Bank has submitted applications to amend the Staged MUSA Expansion Areas and 2030 Land Use Plan maps of the 2008 Comprehensive Plan Update and the Zoning Map to bring approximately 22 acres of property located in the southeast quadrant of 190 Street and Holyoke Avenue into the Current MUSA, to re -guide the 22 acres for low density residential use, and to rezone the 22 acres from R -A, Rural /Agricultural District to RS -3, Single Family Residential District. The 22 acres is contiguous to the Crescent Ridge 2 " Addition preliminary plat approved in 2008. Because the 22 acres is located outside the MUSA, the future development of single family lots was shown conceptually on the Crescent Ridge 2 Addition preliminary plat. Approval of the Comprehensive Plan and Zoning Map amendments will allow the 22 aces to be platted into single family lots in conjunction with the development of Crescent Ridge. The Planning Commission held a public hearing on the proposed Comprehensive Plan and Zoning Map amendments at their June 2, 2011 meeting. There was no public comment. The Planning Commission unanimously recommended approval subject to two stipulations. Planning and Engineering staff also recommend approval. Primary Issues to Consider • Is there justification for the Comprehensive Plan and Zoning Map amendments? Supporting Information • Staff analysis of issues • Resolution amending the Comprehensive Plan • Ordinance rezoning property from R -A to RS -3 • Findings of fact • June 2, 2011 draft Planning Commission meeting minutes May 26, 2011 planning memo (revised June 6, 2011) and May 26, 2011 engineering memo Daryl M: ey, Plan ig Director Financial Impact: $ None Budgeted: Y/N Source: Related Documents (CIP, ERP, etc.): 2008 Comprehensive Plan Update, Zoning Ordinance and Map Notes: Staff Analysis of Issues The 22 acres can be served by gravity sanitary sewer with the development of Crescent Ridge. The proposed Comprehensive Plan amendment is consistent with the City's Comprehensive Sanitary Sewer, Water, and Water Resources Management plans. The Comprehensive Plan and Zoning Map amendments would allow the logical inclusion of the 22 acres into the Crescent Ridge single family residential development. 2 CITY OF LAKEVILLE DAKOTA COUNTY, MINNESOTA RESOLUTION NO. RESOLUTION APPROVING AN AMENDMENT TO THE STAGED MUSA EXPANSION AREAS AND 2030 LAND USE PLAN MAPS OF THE COMPREHENSIVE PLAN WHEREAS, on June 2, 2011, the Lakeville Planning Commission met to consider the application of Premier Banks for a Comprehensive Plan amendment to bring approximately 22 acres of property located in the southeast quadrant of 190 Street and Holyoke Avenue (see Exhibit A) into the Current MUSA and to re -guide the 22 acres for low density residential use. The Planning Commission conducted a public hearing on the proposed Comprehensive Plan amendment preceded by published and mailed notice and unanimously recommended approval; and WHEREAS, the proposed Comprehensive Plan amendment has been submitted to the affected school district and no objections have been expressed; and WHEREAS, the City Council has considered the proposed Comprehensive Plan amendment. NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Lakeville, Minnesota: I. The Comprehensive Plan amendment will not have a substantial impact on or contain a substantial departure from Metropolitan System Plans. 2. The Comprehensive Plan amendment is hereby approved contingent upon the approval of the Metropolitan Council. DATED this 20 day of June, 2011. CITY OF LAKEVILLE BY: Mark Bellows, Mayor ATTEST: Charlene Friedges, City Clerk STATE OF MINNESOTA ) ( CITY OF LAKEVILLE ) I hereby certify that the foregoing Resolution No. is a true and correct copy of the resolution presented to and adopted by the City Council of the City of Lakeville at a duly authorized meeting thereof held on the 20 day of June, 2011, as shown by the minutes of said meeting in my possession. 2 Charlene Friedges, City Clerk (SEAL) EXHIBIT A The East Half of the Northeast Quarter (E 1 /2 of NE %) of Section Twenty (20), Township One Hundred Fourteen (114), Range Twenty (20) Dakota County, Minnesota, except that part lying southerly of the following described lines: Commencing at the southeast corner of said East Half of the Northeast Quarter (E 1 /2 of NE %); thence North 00 degrees 17 minutes 58 seconds East, along the east line of said East Half of the Northeast Quarter (E 1 /2 of NE 1/4), a distance of 1362.76 feet to the point of beginning of the lines to be described; thence North 89 degrees 42 minutes 02 seconds West, a distance of 372.27 feet; thence North 69 degrees 00 minutes 56 seconds West, a distance of 1021.17 feet to the West line of said East Half of the Northeast Quarter (E 1 /2 of NE 1/4) and there terminating CITY OF LAKEVILLE DAKOTA COUNTY, MINNESOTA ORDINANCE NO. AN ORDINANCE AMENDING ORDINANCE NO. 867 BEING THE ZONING ORDINANCE OF THE CITY OF LAKEVILLE THE CITY COUNCIL OF THE CITY OF LAKEVILLE ORDAINS: Section 1. Legal Description. Ordinance No. 867 is hereby amended to rezone the following described property located within the City of Lakeville, Dakota County, Minnesota from R -A, Rural /Agricultural District to RS -3, Single Family Residential District: Section 2. Zoning Map. The zoning map of the City of Lakeville shall not be republished to show the aforesaid rezoning, but the City Clerk shall appropriately mark the zoning map on file in the City Clerk's office for the purpose of indicating the rezoning hereinabove provided for in this Ordinance, and all of the notations, references and other information shown thereon are hereby incorporated by reference and made part of this Ordinance. Section 3. Effective Date. This ordinance shall be effective upon its passage and publication and Metropolitan Council approval of the Crescent Ridge Comprehensive Plan amendment. Adopted by the Lakeville City Council this 20 day of June, 2011. CITY OF LAKEVILLE BY: ATTEST: Charlene Friedges, City Clerk (See attached Exhibit A) Mark Bellows, Mayor EXHIBIT A The East Half of the Northeast Quarter (E 1 /2 of NE 1 /) of Section Twenty (20), Township One Hundred Fourteen (114), Range Twenty (20) Dakota County, Minnesota, except that part lying southerly of the following described lines: Commencing at the southeast corner of said East Half of the Northeast Quarter (E 'h of NE %); thence North 00 degrees 17 minutes 58 seconds East, along the east line of said East Half of the Northeast Quarter (E 'h of NE %), a distance of 1362.76 feet to the point of beginning of the lines to be described; thence North 89 degrees 42 minutes 02 seconds West, a distance of 372.27 feet; thence North 69 degrees 00 minutes 56 seconds West, a distance of 1021.17 feet to the West line of said East Half of the Northeast Quarter (E 'h of NE 1/4) and there terminating. CITY OF LAKEVILLE DAKOTA COUNTY, MINNESOTA CRESCENT RIDGE COMPREHENSIVE PLAN AND ZONING MAP AMENDMENTS FINDINGS OF FACT On June 2, 2011 the Lakeville Planning Commission met at its regularly scheduled meeting to consider the application of Premier Bank for a Comprehensive Plan amendment to bring property into the Current MUSA and to re -guide property for Low Density Residential use, and a Zoning Map amendment to rezone property from RA, Rural /Agricultural District to RS -3, Single Family Residential District. The Planning Commission conducted a public hearing on the proposed Comprehensive Plan and Zoning Map amendments preceded by published and mailed notice. The applicant was present and the Planning Commission heard testimony from all interested persons wishing to speak. The City Council hereby adopts the following: FINDINGS OF FACT 1. The property is currently zoned RA, Rural Agricultural District. The property is proposed to be rezoned to RS -3, Single Family Residential District. 2. The property is located in Comprehensive Planning District 12, is located in the Urban Reserve on the Staged MUSA Expansion Areas Map, and is guided Special Plan Area on the 2030 Land Use Map. A Comprehensive Plan amendment is proposed to bring the property into the Current MUSA and to re -guide the property for Low Density Residential uses. 3. Legal description of the proposed property is: (see attached Exhibit A) 4. The Comprehensive Plan amendment is consistent with the policies and provisions of the Comprehensive Plan. The amendment proposes to bring the subject property into the Current MUSA to conform to the City's Comprehensive Sanitary Sewer Plan consistent with the remainder of the property included in the Crescent Ridge 2 Addition preliminary plat. The proposed amendment to bring the subject property into the Current MUSA and to re- guide the subject property to Low Density Residential would allow the logical completion of the Crescent Ridge single family residential development. 5. Section 11 -3 -3E of the City of Lakeville Zoning Ordinance provides that a Zoning Map amendment may not be issued unless certain criteria are satisfied. 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. The subject property is currently zoned RA, Rural /Agricultural District. The Zoning Map amendment proposes to rezone the subject property to RS -3, Single Family Residential 1 District consistent with the remainder of the property included in the Crescent Ridge 2nd Addition preliminary plat. If the Comprehensive Plan amendment to bring the subject property into the Current MUSA and re- designate the land use to Low Density Residential is approved, the Zoning Map amendment to rezone the subject property from RA to RS -3 would be required so the Zoning Map is consistent with the 2030 Land Use and MUSA maps of the 2008 Comprehensive Plan. b. The proposed use is or will be compatible with present and future land uses of the area. The proposed use of the subject property for single family homes is compatible with existing and proposed adjacent land uses. c. The proposed use conforms to all performance standards contained in the Zoning Ordinance and the City Code. The proposed single family residential use of the property must meet the performance standards contained in the Zoning Ordinance and City Code. d. The proposed use can be accommodated with existing public services and will not overburden the City's service capacity. The subject property can be accommodated with gravity sanitary sewer and water services with the development of the Crescent Ridge 2 Addition preliminary plat. e. Traffic generated by the proposed use is within capabilities of streets serving the property. The City will re- evaluate the 190 Street/Holyoke Avenue /Highview Avenue intersection design with the preliminary plat of the subject property. Roundabouts could be considered instead of a typical intersection design. The impact of a roundabout intersection design on the design of the preliminary plat for the subject property would need to be examined. 6. The planning report dated May 26, 2011 (revised June 6, 2011) prepared by Planning Director Daryl Morey is incorporated herein. DATED: June 20, 2011 2 CITY OF LAKEVILLE BY: BY: Mark Bellows, Mayor Charlene Friedges, City Clerk EXHIBIT A The East Half of the Northeast Quarter (E '/2 of NE '4) of Section Twenty (20), Township One Hundred Fourteen (114), Range Twenty (20) Dakota County, Minnesota, except that part lying southerly of the following described lines: Commencing at the southeast corner of said East Half of the Northeast Quarter (E '/2 of NE '/); thence North 00 degrees 17 minutes 58 seconds East, along the east line of said East Half of the Northeast Quarter (E '/2 of NE '4), a distance of 1362.76 feet to the point of beginning of the lines to be described; thence North 89 degrees 42 minutes 02 seconds West, a distance of 372.27 feet; thence North 69 degrees 00 minutes 56 seconds West, a distance of 1021.17 feet to the West line of said East Half of the Northeast Quarter (E of NE 1/4 ) and there terminating. Mr. Morey commented that there will be a wor - , ediately following tonight's meeting. ITEM 5. CRESCENT RIDGE Chair Davis opened the public hearing to consider the application of Premier Bank on behalf of Klein Bank for the following, located east of Holyoke Avenue and south of 190th Street: A. An amendment to the Staged MUSA Expansion Areas and 2030 Land Use Plan maps of the 2008 Comprehensive Land ` Use Plan to bring property from Urban Reserve into the Current MUSA and to re -guide property from Special Plan Area to Low Density Residential; B. A Zoning Map amendment to rezone property from RA, Rural /Agricultural District to RS -3, Single Family Residential District. The Recording Secretary attested that the legal notice had been duly published in accordance with State Statutes and City Code. Andrew Knapp representing Premier Bank presented an overview of the project. Mr. Knapp clarified that, since the planning report was written, Premier Bank has purchased the 36.8 acre parcel from Klein Bank. Premier Bank is now the fee owner of both parcels. Mr. Knapp stated that Premier Bank is requesting the Comprehensive Plan and Zoning Map amendments so that the northerly 22 acres of the 36.8 acre parcel, which is currently outside the MUSA, can be preliminary platted and included in the Crescent Ridge development as one contiguous property with one owner. Planning Director Daryl Morey presented the planning report. Mr. Morey expressed his appreciation for Mr. Knapp's clarification on the ownership of the property. He stated that the proposed amendment request is consistent with the sanitary sewer, water, and storm sewer components of the Comprehensive Plan. -mail regarding Agenda Item 6, MMR First Addition, from a resident expre • isapproval of building a church in a residential neighborhood. Planning Commission Meeting June 2, 2011 Page 2 Mr. Morey stated that should the Planning Commission recommend approval of the Crescent Ridge Comprehensive Plan and Zoning Map amendments, Planning Department staff recommends approval subject to the 2 stipulations listed in the May 26, 2011 planning report. Mr. Morey explained that he intends to revise the planning report to include the language in Stipulation 2 in the body of the report and recommended therefore that the last two sentences of this stipulation be eliminated. He also indicated that the revised Findings of Fact distributed at tonight's meeting were revised at the recommendation of the City Attorney to include a separate paragraph for the Comprehensive Plan amendment. Chair Davis opened the hearing to the public for comment. There were no comments from the audience. Planning Commission Meeting June 2, 2011 Page 3 11.28 Motion was made and seconded to close the public hearing at 6:12 p.m. Ayes: Boerschel, Lillehei, Davis, Maguire, Grenz, Drotning. Nays: 0 Chair Davis asked for comments from the Planning Commission. Discussion points were: - • Commissioner Grenz asked if the Crescent Ridge 2nd Addition preliminary plat had expired. Mr. Morey indicated .that the Crescent Ridge 2nd Addition preliminary plat has been extendedbkthe City Council. • Commissioner Grenz indicated that,: he saw no right-of-way dedication for the Holyoke Avenue /Highview Avenue /190th Street realignment on the ghost plat. Mr. Morey indicated that detailed staff analysis of the right -of way needs for the possible - Holyoke Avenue./.Highview Avenue /190th Street realignment have not been :completed because the subject property was not being platted due to being located oud_ tsi e the 'Current MUSA. But if this property is brought into the MUSA, then staff will work with the developer to determine possible road re- alignments and right -of -way needs. • Commissioner Grenz indicated that he was a little uncomfortable with the spot zoning.=; He asked:: if we were running out of available land in the Current MUSH': Mr:;1VMrrey explained that this concern is alleviated by the fact that: the subject property is bounded by two major collector roadways and the proposed` amendments would bring the entire property owned by the applicant :under one.land use and zoning classification as one contiguous development parcel arid:,Tepresents the logical extension of the Crescent Ridge 2nd Addition development. • Commissioner Droning did not feel that this request is spot zoning. He indicated that u ltimately with the ghost plat, this would have been brought into the MTJSA -at "some point, and makes perfect sense. Chair Davis agreed. • Commissioner' Lillehei asked if the previous developer of Crescent Ridge 2nd Addition did not want to address the Holyoke Avenue /Highview Avenue /190th Street alignment issues at that time. Mr. Morey indicated that three years ago when the Crescent Ridge 2nd Addition preliminary plat was approved there was not necessarily the urgency to bring the subject property into the Current MUSA because of the possible roadway realignment issue. • Commissioner Lillehei asked if the current 195th Street has been paved. Assistant City Engineer Zach Johnson indicated that one of the components Planning Commission Meeting June 2, 2011 Page 4 of the Crescent Ridge 2nd Addition development is to install watermain and pave that portion of 195th Street. • The Planning Commission agreed to amend Stipulation 2 of the May 26, 2011 planning report to read: "The 190th Street /Holyoke Avenue /Highview Avenue intersection design must be re- evaluated with the preliminary plat of the subject property." Mr. Morey indicated that he will revise his memo prior to City Council consideration. 11.29 Motion was made and seconded to recommend to City Council approval of an amendment to the Staged MUSA Expansion Areas and 2030 Land Use Plan maps of the 2008 Comprehensive Land Use Plan to bring property from Urban Reserve into the Current MUSA and to re -guide property from Special Plan Area to Low Density Residential, and a Zoning Map amendment to rezone property from RA, Rural /Agricultural District to RS-3, Single Family Residential District, subject to the following 2 stipulations, as amended, and adoption of the Findings of Fact dated June 2, 2011: 1. Approval of a preliminary plat is required for the portion of the property subject to the Comprehensive Plan and Zoning Map amendments. 2. The 190th Street /Holyoke Avenue /Highview Avenue intersection design must be re- evaluated with the preliminary plat of the subject property. Ayes: Lillehei, Davis, Maguire, Grenz, Drotning, Boerschel. Nays: 0 . MINNEAPOLIS MEETING ROOMS, INC. Chair Davis open= • •e .ublic hearing to consider the application of Minneapolis Meeting Rooms, Inc. for flowing, located north of 212th Street and west of Dodd Boulevard (CSAH 9): A. Pr- ' •; ary and final plat of one institutional lot and two outlots to be known as MMR First . - ' on; B. Conditional Use Permit for a church in the RS -2, Single Family Residential Distri • to consider an exception to the exterior building finish requirements for an institutiona ` - - • C. Vacation of a public street, drainage and utility easement. The Recording Secretary . - d that the legal notice had been duly published in accordance with State Statutes an Code. Memorandum To: Planning Commission ,�,�1 From: Daryl Morey, Planning Director W Date: May 26, 2011 (Revised June 6, 2011) Subject: Packet Material for the June 2, 2011 Planning Commission Meeting Agenda Item: Crescent Ridge Comprehensive Plan and Zoning Map Amendments Application Action Deadline: July 12, 2011 INTRODUCTION EXHIBITS Exhibit A — Location Map Exhibit B — Existing and Proposed MUSA Map Exhibit C — Existing and Proposed Land Use Map Exhibit D — Existing and Proposed Zoning Map City of Lakeville Planning Department Premier Bank, on behalf of Klein Bank, has submitted applications to amend the City's Comprehensive Plan and Zoning Map for an undeveloped parcel located in the southeast quadrant of 190 Street and Holyoke Avenue. The property subject to the Comprehensive Plan and Zoning Map amendments is the northerly approximately 22 acres of a 35 acre parcel that is currently owned by Klein Bank. The subject property is located outside the Current MUSA and is zoned RA, Rural /Agricultural District. The southerly portion of the Klein Bank parcel and the adjacent 40 acre parcel to the south owned by Premier Bank are located within the Current MUSA and are zoned RS -3, Single Family Residential District. The southerly portion of the Klein Bank parcel and the Premier Bank parcel were included in the Crescent Ridge 2 " Addition preliminary plat of 104 single family lots approved by the City Council on April 21, 2008. The subject property was shown on the Crescent Ridge 2nd Addition preliminary plat only as a ghost plat due to the area being located outside the Current MUSA, which does not allow for connection to City sanitary sewer for the purpose of developing RS -3 District lots. The two banks are requesting the Comprehensive Plan and Zoning Map amendments so the subject property can be preliminary platted and included in the Crescent Ridge development as one contiguous property with one owner. APPLICATION ANALYSIS The Staged MUSA Expansion Areas Map identifies the subject property as Urban Reserve (not before 2020). The Comprehensive Plan amendment proposes to bring the subject property into the Current MUSA consistent with the remainder of the Klein Bank parcel and the adjacent Premier Bank parcel, both of which are included in the Crescent Ridge 2nd Addition preliminary plat. In his May 26, 2011 engineering report, Assistant City Engineer Zach Johnson states that the subject property can be served by gravity sanitary sewer with the development of the Crescent Ridge 2 Addition preliminary plat and bringing the subject property into the Current MUSA would be consistent with the City's Comprehensive Sanitary Sewer Plan. The 2030 Land Use Plan designates the subject property as Special Plan Area with a rural land use. The Comprehensive Plan amendment proposes to re -guide the subject property as Low Density Residential consistent with the remainder of the Klein Bank parcel and the adjacent Premier Bank parcel. The Comprehensive Plan amendment to bring the subject property into the Current MUSA and to re -guide the subject property to Low Density Residential would allow the logical inclusion of the subject property into the Crescent Ridge single family residential development. The subject property is currently zoned RA, Rural /Agricultural District. The Zoning Map amendment proposes to rezone the subject property to RS -3, Single Family Residential District consistent with the remainder of the Klein Bank parcel and the adjacent Premier Bank parcel. If the Comprehensive Plan amendment to bring the subject property into the Current MUSA and re- designate the land use to Low Density Residential is approved, the Zoning Map amendment to rezone the subject property from RA to RS -3 would be required so the Zoning Map is consistent with the 2030 Land Use and MUSA maps of the 2008 Comprehensive Plan. The City will re- evaluate the 190 Street/Holyoke Avenue /Highview Avenue intersection design with the preliminary plat of the subject property. Roundabouts could be considered instead of a typical intersection design. The impact of a roundabout intersection design on the design of the preliminary plat for the portion of the property subject to the Comprehensive Plan and Zoning Map amendments would need to be examined. RECOMMENDATION The subject property can be served by gravity sanitary sewer with the development of the Crescent Ridge 2 Addition preliminary plat consistent with the City's Comprehensive Sanitary Sewer Plan. The Comprehensive Plan and Zoning Map amendments would allow the logical inclusion of the subject property into the Crescent Ridge single family residential development. The Zoning Map amendment to rezone the subject property from RA to RS -3 would be required so the Zoning Map is consistent with the 2030 Land Use and MUSA maps of the 2008 Comprehensive Plan. Therefore, Planning Department staff recommends approval of the Crescent Ridge Comprehensive Plan and Zoning Map amendments subject to the following stipulations: 1. Approval of a preliminary plat is required for the portion of the property subject to the Comprehensive Plan and Zoning Map amendments. 2 2. The 190 Street/Holyoke Avenue /Highview Avenue intersection design must be re- evaluated with the preliminary plat of the subject property. Findings of fact for approval of the Comprehensive Plan and Zoning Map amendments are attached. 3 190th Sltreet 0 O Crescent Ridge Comprehensive Plan Amendment Area iIEEEQ7EITZTTI City of Lakeville Location Map Crescent Ridge 2011 Comprehensive Plan Amendment ExhibitA t 94th 1 0th Str - e 1 94 th S Current MUSA Area 190th Street Current MUSA Area IMF Expa Area A 195th Current MUSA Area Current MUSA Area Strelelt Expansion Area A Current MUSA Urban Reserve Urban Reserve Proposed MUSA City of Lakeville MUSA Map Crescent Ridge 2011 Comprehensive Plan Amendment Exhibit B Medium Density Residentia /, 190th Street Low /Medium Density Residential Low Density Residential uomuzln Current Land Use Special Plan Area 1 Medium Density Residentia4' 1 0th Street %� j \ i//// /i,/////1 Low /Medium Density Residential 0 I I 'Itirf), = MN NM Low Density Residential 1.5t reet Proposed Land Use Special Plan Area City of Lakeville Land Use Map Crescent Ridge 2011 Comprehensive Plan Amendment Exhibit C 19 3, Ingle 5 1ngle Family Residential 94th RS -3, Single Family Residential au w C 0 N Current Zoning RA, Rural Agricultural Proposed Zoning RA, Rural Agricultural City of Lakeville Zoning Map Crescent Ridge 2011 Comprehensive Plan Amendment Exhibit D 1 Memorandum To: Daryl Morey, Planning Director From: Zach Johnson, Assistant City Engineer y Copy: Dennis Feller, Finance Director Keith Nelson, City Engineer David Olson, Community and Economic Development Director Date: May 26, 2011 Subject: Crescent Ridge 2nd Addition • Comprehensive Plan Amendment BACKGROUND City of Lakeville Engineering Premier Bank, on behalf of Klein Bank, has submitted an application to amend the land use designation of an existing parcel and bring it into the current Municipal Urban Service Area (referenced "MUSA "). The subject property consists of a metes and bounds parcel that is located east of and adjacent to Holyoke Avenue; and south of and adjacent to 190 Street. The subject property is also north of and adjacent to the Crescent Ridge 2nd Addition preliminary plat that was approved by the City Council on April 21, 2008. The Crescent Ridge 2nd Addition preliminary plat consists of two metes and bounds parcels; a 40 -acre parcel owned by Premier Bank and 35 -acre parcel owned by Klein Bank. The subject property, specifically the northerly 24 acres of the Klein Bank parcel, has a current land use designation of special plan area and is located outside the current MUSA in the urban reserve. The current location of the MUSA line within the subject property as identified in the City's 2008 Comprehensive Land Use Plan is not consistent with the City's Comprehensive Sanitary Sewer Plan. The Applicant is requesting to amend the land use designation to low density residential and bring the entire subject property into the current MUSA to conform to the City's Comprehensive Sanitary Sewer Plan and thereby allowing the applicant to incorporate the entire subject property into the Crescent Ridge 2 Addition preliminary plat and create one contiguous property with one owner. CRESCENT RIDGE 2 ND ADDITION MAY 26, 2011 PAGE 2 OF 2 UTILITIES SANITARY SEWER Crescent Ridge 2 Addition, including the entire subject property, is located within sub - district ML -70170 of the Marion Lake sanitary sewer district as identified in the City's Comprehensive Sanitary Sewer Plan. Wastewater will be conveyed via existing public sanitary sewer to the MCES Farmington Interceptor and continue to the Empire Wastewater Treatment Facility. The existing City-owned downstream facilities have sufficient capacity to serve the proposed residential development. Development of Crescent Ridge 2 Addition, including the entire subject property, includes public sanitary sewer construction. Sanitary sewer will be extended within the subdivision from an existing sanitary sewer stub located at the intersection of Holyoke Avenue and 194 Street to provide service to the proposed lots, including the subject property. The inclusion of the entire subject property into the Crescent Ridge 2 Addition preliminary plat is consistent with the City's Comprehensive Sanitary Sewer Plan. WATERMAIN Development of Crescent Ridge 2 Addition, including the entire subject property, includes public watermain construction. Watermain will be extended within the subdivision from an existing watermain stub located at the intersection of Holyoke Avenue and 194 Street to provide service to the proposed lots, including the entire subject property. The inclusion of the entire subject property into the Crescent Ridge 2 Addition preliminary plat is consistent with the City's Comprehensive Water Plan. DRAINAGE AND GRADING Crescent Ridge 2 Addition, including the entire subject property, is located within subdistrict SC -66 of the South Creek drainage district and subdistrict FO -21 of the Farmington Outlet drainage district as identified in the City's Water Resources Management Plan. Development of Crescent Ridge 2 Addition, including the entire subject property, includes public stormwater basin, infiltration basin and storm sewer construction. The stormwater management system will be designed consistent with all applicable city, county, state and federal rules and regulations. The inclusion of the entire subject property into the Crescent Ridge 2 Addition preliminary plat is consistent with the City's Water Resources Management Plan. RECOMMENDATION Engineering recommends approval of the comprehensive plan amendment subject to the comments within this report.