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HomeMy WebLinkAbout4a - PC Chavez CPA and RezoneSTAFF REPORT DATE: 3/25/2204 ITEM – 4A PUBLIC HEARING TO: Planning Commission FROM: Sophia Jensen, City Planner AGENDA ITEM: Chavez Property Comprehensive Plan Amendment and Zoning Map Amendment REVIEWED BY Nathan Fuerst, Bolton and Menk Planning Consultant Jason Stopa, Community Development Director BACKGROUND: Joe and Joan Chavez (the “Applicants”) are looking to develop the property located at PID 14.029.21.24.0004 (the “Property”) as a single family detached residence. The property is 11.2 acres with only 1.21 acres above the Ordinary High-Water Level (OHWL). The Applicants would be receiving roughly 1,263 square feet (0.28 acres) of a Northstar 2nd Addition outlot for access. The site is heavily vegetated with steep slopes. In order for the applicant to consolidate the existing lot and future outlot, the property will need to be zoned and guided the same. Therefore, the following entitlements are requested: 1. Future Land Use Map amendment - The parcel is currently guided Rural Area Development (RAD). The Applicants are looking to amend the land use guidance to Village Low Density Residential (V-LDR), consistent with the outlot they’ll received from the North Star 2nd Addition. 2. MUSA boundary adjustment - A MUSA boundary adjustment is also required for the City to serve the site with sanitary sewer as requested by the applicants. 3. Rezoning - The property is currently zoned Rural Residential (RR), which is intended to contain large lot parcels with private utilities. The applicants are requesting to amend the zoning district (rezone) to Village Low Density Residential (V-LDR). The applicants would be receiving utility and street access through a future addition of the Northstar 2nd Addition development. Village Low Density Residential requires density between 1.5-3 units/acre and requires City Sewer and Water services. The comprehensive plan and zoning map amendments are the first step of a two-step process for the applicant to receive development rights and subsequently sell the property. ISSUE BEFORE THE PLANNING COMISSION: The Planning Commission is being asked to hold a public hearing and make a recommendation on the comprehensive plan amendment and zoning map amendment. REQUEST DETAILS: Applicant/Owner: Joe and Joan Chavez Location: Request: Site Area: 14.029.21.24.0004 Comprehensive Plan Amendment and Zoning Map Amendment 11.2 Acres 2 Existing Land Use: Zoning: Vacant/Undeveloped Rural Residential (RR) Comprehensive Plan: Rual Area Development (RAD) Deadline for Action: Application Complete: 2/27/2024 60 Day Deadline: 4/27/2024 Extension Notice Sent: 2/29/2024 120 Day Deadline: 6/26/2024 Regulations: Article XI Rural Districts Article XII Urban Districts Article V Zoning Administration Article XIX Shoreland Management Overlay District PROPOSAL REVIEW AND ANALYSIS: The decision to change or amend the Comprehensive Plan is a legislative matter for Council. Any change to the Comprehensive Plan should be based on the findings and criteria to show that the change would be consistent with the goals, policies, and intent of the City. If the City Council approves the Comprehensive Plan amendment the City will still need to submit the amendment request to Metropolitan Council and receive formal notice of approval prior to any official map changes. 2040 Comprehensive Plan – Future Land Use Map Existing FLU Map (RAD) Proposed FLU Map (V-LDR) City Zoning Map Existing Zoning (RR) Proposed Zoning (V-LDR) Based on our 2040 Comprehensive Plan, if the site is reguided and rezoned to Village Low Density Residential, the following conclusion can be made: Based on the minimum density of 1.5 units per acre, the City can expect to see at least 1 dwelling unit added. The total acres of land guided for V-LDR in the City will also increase from 256.3 acres to 267.5 acres. 3 The City’s zoning map should be consistent and follow the City’s Future Land Use map in the Comprehensive Plan. In order to be consistent with the proposed change from Rural Area Development (RAD) to Village Low Density Residential (V-LDR) and include the property in the MUSA Boundary in the Comprehensive Plan the City will need to process a zoning map amendment (rezoning) of the property from Rural Residential (RR) to Village Low Density Residential (V-LDR). The zoning map amendment will be contingent upon City Council and Metropolitan Council’s approval of the Comprehensive Plan Amendment. City Staff met with the sector representative from the Metropolitan Council. The sector representative has indicated this request would change the community designation to emerging suburban edge which would require Met Council action rather than an administrative approval. Shoreland Variances Required Staff has noted that due to the OHWL setback from Sunfish Lake and shoreland bluff protections, there is almost no buildable area on the property. If this project moves forward, the Applicants will need variances to shoreland and bluff standards. The applicant has the opportunity to purchase additional property from the Northstar development since the 2nd addition has not yet been final platted. This acquisition would increase buildable area and allow them to relocate the home further away from the bluff and reduce or eliminate the need for variances. If the applicant does not pursue the additional land acquisition and requests the variances, they will not meet all of the required variance criteria since the applicant is creating their own hardship. Staff is in support of the comprehensive plan amendment and zoning map amendment so the applicant can consolidate the parcels in the future but this approval does not constitute a buildable lot. AGENCY REVIEW: This request was distributed to several departments and agencies for review on March 15, . The following departments provided comments: • Fire Department Memo (3/7/2024) Provided comments regarding drive lanes, fire detection and suppression, building addressing, and gates/locks/access. • City Engineer Memo (3/9/2024) Provided comments regarding impervious surface, water connection, grading, and stormwater. Engineering requested more detailed plans. • Washington County Memo (3/14/2024) Noted that they do not oppose the comprehensive plan amendment request and provided notes regarding possible MPCA regulations is PFAS is detected. • Valley Branch Watershed District – Did not have comments on this application but would want to review the future applications if this project moves forward. • MN DNR – No Comments Provided. Conditions of approval have been included to address agency review comments where applicable. RECOMMENDED FINDINGS: Below are the recommended findings for the comprehensive plan amendment and zoning map amendment: 4 1. The Comprehensive Plan Amendment is to change the future land use guidance of PID 14.029.21.24.0004 from Rural Area Development (RAD) to Village Mixed Use (V-LDR) and amend the plan to include this property within the MUSA boundary. 2. The Zoning Map amendment is to change the zoning of PID 14.029.21.24.0004 from Rural Residential (RR) to Village Low Density Residential (V-LDR). 3. The proposed amendments are consistent with the overall goals and objectives of the Lake Elmo 2040 Comprehensive Plan. 4. The proposed amendments are consistent and compatible with surrounding land uses. RECOMMENDED CONDITION OF APPROVAL Staff recommends the following condition of approval: 1. The zoning map amendment and comprehensive plan amendment shall not be effective until such time as the Metropolitan Council sends formal notice of approval to the City for the Comprehensive Plan Amendment. PUBLIC HEARING NOTICE A public hearing was sent to surrounding property owners on March 13th, 2024, and published in the local paper on March 15th 2024. At this time no public comment has been received. FISCAL IMPACT None. RECOMMENDATION Staff recommends the following motions: “Move to recommend approval of the Comprehensive Plan Amendment for PID 14.029.21.24.0004 from Rural Area Development to Village Low Density Residential and amend the MUSA boundary based on the findings and subject to the conditions listed in the staff report.” AND “Move to recommend approval of the zoning map amendment for PID 14.029.21.24.0004 from Rural Residential to Village Low Density Residential based on the findings and subject to the conditions listed in the staff report.” ATTACHMENTS: • Site Location • Land Use Applications and Narratives • Slope Analysis Survey • 2040 Comprehensive Plan - Future Land Use Map • City Zoning Map • Fire Department Memo (3/7/2024) • City Engineer Memo (3/9/2024) • Washington County Memo (3/14/2024) SunfishLake KELVINAVEN 38THSTN 10550 3607 3509 3567 3551 3597 3533 3505 3681 3503 3704 10720 10722 10608 10620 10632 10701 10711 1071910729 1074710767 3720 3736 ArcGIS Web AppBuilder Parcels Municipals DNR Protected Waters ID 3/11/2024, 2:56:38 PM 0 0.05 0.10.03 mi 0 0.09 0.170.04 km 1:4,514 Washington County, MN | PROPOSED LOTS AS SHOWN ON DEVELOPMENT PLAN FROM SATHRE-BERGQUIST DATED 6-14-23 CHAVEZ PARCEL 11.23 ACRES SU N F I S H L A K E PROPOSED LOTS AS SHOWN ON DEVELOPMENT PLAN FROM SATHRE-BERGQUIST DATED 6-14-23 SLOP E S G R E A T E R T H A N 2 5 % PROPOSED HOUSE 2,388 SQ.FT. FOOTPRINT 150' O H W S E T B A C K PA R C E L L I N E PARCEL LINE SLO P E S G R E A T E R T H A N 2 5 % 12.00 12 . 0 0 32.00 12 . 0 0 24.00 45 . 0 0 68.00 21 . 0 0 955.0 X 954.5 P R O P O S E D D R I V E W A Y 946.5 946.5 946.5 955.2 GARAGE FLOOR =955.3 WALKOUT =947.0 WALKOUT =947.0 (9' POURED FOUNDATION) DECK PR O P O S E D DR I V E W A Y PROPOSED LOT PROPOSED LOT PROPOSED STREET PROPOSED OUTLOT PROPOSED OUTLOT PARCEL LINE PR O P O S E D U T I L I T Y S E R V I C E S PROPOSEDOUTLOT P R O P O S E D N O R T H S T A R O U T L O T L I N E P R O P O S E D N O R T H S T A R O U T L O T L I N E HATCHED AREA = NORTHSTAR REVISED OUTLOT LINE RE V I S E D N O R T H S T A R O U T L O T L I N E RE V I S E D N O R T H S T A R O U T L O T L I N E REV I S E D NO R T H S T A R OU T L O T L I N E 27.8' 34.3' 12' 20 ' 10' 12' LO O K O U T 95 095 2 95 4 X 953.8 946 946 NO GR A D I N G PID#1402921240004 CONTACT: JOE CHAVEZ 3505 KELVIN AVE. N. LAKE ELMO, MN 55072 Phone: 612-801-6360 JZCHAVEZ@HOTMAIL.COM ZZ17472 SURVZZ472 SITE PLAN COUNTY/CITY: REVISIONS: PROJECT LOCATION: LAND SURVEYING, INC. CORNERSTONE Suite #1 6750 Stillwater Blvd. N. Stillwater, MN 55082 Phone 651.275.8969 Fax 651.275.8976 dan@ cssurvey .net DATE REVISION PROJECT NO. FILE NAME CITY OF LAKE ELMO WASHINGTON COUNTY 9-25-17 INITIAL ISSUE CERTIFICATION: I hereby certify that this plan was prepared by me, or under my direct supervision, and that I am a duly Licensed Land Surveyor under the laws of the state of Minnesota. Daniel L. Thurmes Registration Number: 25718 Date:__________________ CHAVEZ PARCEL 0 NORTH 60 120 9-25-17 0 NO R T H 20 40 PRE L I M I N A R Y AREAS: OVERALL AREA = 11.23 ACRES (BASED ON TAX RECORDS) AREA ABOVE OHW = 52,573 SQ.FT./1.21 ACRES (APPROX) AREA OF NORTHSAR OUTLOT FROM DEVELOPER = 7,433 SQ.FT. (VERIFY) 10-9-17 AREAS SEEDETAIL 10-25-23 REVISED DETAIL AREAS: 1.THIS IS NOT A BOUNDARY SURVEY. 2.2' CONTOURS SHOWN PER DNR LIDAR DATA OBTAINED FROM THE MNTOPO WEBSITE. NOT FIELD VERIFIED. 3.SLOPES SHOWN ARE APPROXIMATE. 4.EASEMENTS NOT SHOWN. 5.THIS SITE PLAN WAS MADE AT THE DIRECTION OF THE CLIENT. NO RESEARCH WAS DONE REGARDING ZONING AND SETBACKS. 925.0 930 SET OFFSET HUB PROPOSED ELEVATION PROPOSED CONTOUR PROPOSED DRAINAGE DENOTES EXISTING ELEV. DENOTES SILT FENCE EXISTING CONTOURS X 1025.0 X Slopes Table !!!! !!!!!!!!!!!! !!!!!!!!!!!!!!!!!!!!!!!! !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! !!!!!!!!!!!!!!!!!!!!!!!! !!!!!!!!!!!!!!!!!!!!!!!! !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! 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Oakdale Inwood Avenue North 10th Street North 5th Street North Eagle Point Boulevard LakeOlson Lake Jane LakeElmo Sunfish Lake Eagle Point Lake DownsLake 0 1800 3600 5400 7200Ft ´ Future Land Use Map 2040 FutureLand Use Map Date: Jan 2024 Planned Roadway (Parkway)MUSA Boundary C Closed Landfill Institutional ParkBP LB V-HDR V-MU PSP ROW AP RAD RSF RSFS GC LDR MDR HDR MU-BP MU-C V-LDR V-MDR LakeDeMontreville Lake Jane LakeOlson SunfishLake Lake Elmo DownsLake HorseshoeLake RoseLakeGooseLake Eagle PointLake !! !!!! !! !!!!!! !!!!!! !!!!!! !!!!!! !! !! !! !!!!!!! !!!!! !!!!! !!!!! !!!! !!!! !!!! !!!! !!! !!! !!! !!! !!! !!! !!! !!! !! !! !!!!!! !!!! !!!! !!!!!!!! !!!! !!!! !!!! !!! !!!! !!!! !!!! !!!! !! !! !! !!!! !!!! !!!! !!!! !!!! !!!! !!!!!!! !!!!!!! !! !! !!!! !!!! !!!! !!!! !!!! !!!! !!!! !!!! !!!! !!!! !!!!!!! !!! !!! !!!!!!! !!!! !!!! !!!! !!!! !!!! !!!! !!! !!! !!! !!! !!! !!! !!! ! ! !!!! !!!! !!!! !!!!!!! !!!!!!! !!!!!!! !! !! !!!! !!!! !!! !!! !!! !!! !!! !!! !!! !!! !!! !!! !!! !! !! !!!!!!!!! !!!!!!! !!!!!!! !!!!!!! !!!!!!!!!! !!! !!! !! !! ! !! ! !! !! !! !! !! !! !! !! !! !!!!!!!!! !!! !!! !!! !! !! !!!!!!! !!!!!!! !!!!!!! !!!!!!! !!!!!!! !! !! !! !!!!!! !! !! !! !! !! !! ! !!!!!! ! ! ! ! ! !!!!!!!!!!!!!!! !! !! !! ! ! ! ! ! ! !! !! !! !! !! !! !! !!!! !! !! !!! !!! !!!!! !! !! !! !! !! ! ! ! ! ! ! !! !!!!!!!!! ! !! ! !!!!!!!!! !! !! !! !!!! !! !! !!!! !!! !!! !!! !!! ! ! !!!! !! !!! !!! !!! !!! !!! !!! ! ! !! !!!! !! !! !! ! !!! !!! ! ! !! !! !! ! ! !!!! !! !! !!!!!!! !!! ! ! !! !! !! !! !! !! !! !! ! !!! !! !! !! !! !! !! !! ! ! ! ! ! !! !! !! !! !! !!!! !! !! !! ! ! !! !! !! !! !! !! !! !! !! !! !! !! !! !! !! !! !!! !!! !!! !!! !! !! !! !! !! !! !!!! !! !!! ! ! ! ! ! ! ! ! ! ! !! !! !!! !!! !! !! !! !!!!! !!! !!!!! !!!!! !!!!! !!!!! !!!!! !!!!! ! ! ! !!! !! !!!!! !!! !!! !!! !!! !!! !!! !!! !!! !!! !!! !!! !!! !!! !!! !!! !! !! !! !!!! !!!! !!!! !!!! !!!! !!!! !!!! !!!! !!!!!! !! !! !! !! !! !! !! !! !! !! !! !! !! ! ! !! !! !! !! !!!!!!!!! ! !! !! !! !! !! !! ! ! ! ! ! ! !! !! !! !! !! !! !! !! !! !! !!!!!!!!!!!!!!!!! !! !! !! ! ! ! ! ! ! ! ! ! ! ! ! ! !!!!!!!! !!! ! ! !!!!! !!!!!!!!! ! !! !! !! !!!!!!!!!!!! !! !! !! !! !! ! ! ! ! !! !!!!!!!!!!!!! !! !! ! ! !! !! !! !! ! !!!!!!!!!!!!! !! ! ! !! !! !! !! !! !! ! ! ! !! ! ! ! !!!!!! ! ! ! !!!! !! !! !! !! !! !! !! !! !! !! !! !!!! !!!! !!!! !!!! !!!! !!!! !!!! ´ Lake Elmo Zoning Map Data Source: Washington CountyMap Created By: Planning Dept.Map Updated: Jan 2024 City ofOak ParkHeights BaytownTownship WestLakelandTownship City of Afton City ofOakdale City ofPine Springs Union Pacific RR City of Woodbury City of Grant LakeElmo LakeJane RoseLakeGooseLake LakeOlson LakeDeMontreville HorseshoeLake SunfishLake Eagle PointLake DownsLake KraemerLake ArmstrongLake ClearLake Goetschel'sPond 0 10.5 Miles City ofOakdale LegionPond 59th St. Hytrail Ave. Hig hla n ds Trl. H illt o p A v e . 5 3 r d S t. H ill T rl. 50th St. Demontreville Trl. 55th St. Isle Ave. Jamaca Ave. Jane R d. Julep Way 57th St. 55th St. 53rd St. Jerome Ave, 49 t h St. 51st St. 59th St. Kelvin Ave.57th St. 56th Pl. Jasper Ave. 57th St. 57th St. Cir. Lake Elmo Ave. Keats Ave.50th St.Kirkwood Ave. 47th St.Julep Ave Lake Jane Trl. 45th St. Highway 36 50th St. Lily Ave. Linden Trl. Tapestry Rd. 55th St. Stillwater Blvd. Linden Ave. 56th St. 58th St. Manning Ave. Linden Trl. Lilac Ln. Lilac Pl.Lilac Way Lake Elmo Ave.47th St. Little Blue Stem Trl.44th St. Stillw ater W ay Stillwater Blvd. Kirkwood Ln.Blazingstar Ln.Prairieview Trl. 41st St. Wildflower Dr. 39th St. Laverne Ave. Manning Ave. 43rd St.Tapestry Bnd. Layton Ave. Kimbro Ave. Kindred Way Stillwater Blvd.Kelvin Ave. Jamaca Ave. Birch BarkTrl. Hidden Bay Trl. Deer Pond Trl. O l s o n L a k e T rl. Ideal Ave. Lake Jane Trl. 39th St. 38th St.Innsdale Ave. Irish Ct. Irvin Ct. Isle Ave. Ivy Ct. Iris Ave. 37th St.36th St. 35th St. Jamaca Ct. Lake Elmo Ave. U p p e r 3 3 r d S t .3 6 t h S t. 32nd St. Klondike Ave.31st St. 30th St. Langly Ct. 32nd St. Village Pkwy. Linden Ave. 32nd St. 3 5 t h St. Lisbon Ave. Ct. Legion Ave. 24th St. Legion Ave. 20th St. Legion Ln. Manning Trl.21st St. Palmer Dr. A n nika D r. 14th St. 10th St.10th St. Lee w ard A ve.Laverne Ave. Layton Ave. 11th St. Cimmaron 6th St. 5th St. 3rd St.4th St. Lake Elmo Ave. 3rd St. Hudson Blvd.Hudson Blvd.I-94 Keats Ave. Royal Blvd. Julia Ave. Marquess Trl. Inwood Ave. Imperial Ave. 27th St. 26th St. 27th St. 28th St. Ironwood Trl. 27th St. Ct. Ivy Ave. Jamley Ave. 3 1 s t S t. Jonquil Ave. Jonquil Trl. 22nd St. 21st St. Inwood Ave. 15th St. Ivy Ave. Ivory Ave. W histling Valley Trl Whistling Valley Rd. 9th St. Julip Ave. Jewel Ave. Island Trl.5th St. 7th St. E a gle P o int B l v d . Ivywood Ct. Irving Blvd. 9th Pl. 7th St. Jade Ct. Jade Trl. 4th St. Jean Ave. Junco Rd. 8th St. Juniper Ave. 6th St.James Ave. 5th St. Ln. 5th St. 3 4 t h S t.3 5 t h S t. Lake Elmo Park Reserve Sunfish LakePark Reid Park Ridge Park Zoning Districts GCC - Golf Course Community OP - Open Space LDR - Low Density Residential MDR - Medium Density Residential HDR - High Density Residential R2 - One & Two-Family Residential RT - Rural Transitional RR - Rural Residential RE - Residential Estate RS - Rural Single Family V-MX - Village Mixed Use V-LDR - Village Low Density Residential V-MDR - Village Medium Density Residential V-HDR - Village High Density Residential LC - Limited Commercial C - Commercial CC - Convenience Commercial BP - Business Park MU-BP - Mixed-Use Business Park MU-C - Mixed-Use Commercial A - Agricultural PF - Public Facilities Water Body Closed Landfill Browns Creek South Washington Valley Branch Shoreland Overlay District Hatching Represents Planned Unit Developments (PUD)