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Home My WebLink About2022-07-25 WORKSHOP (CITY WIDE REZONING)Cottage Grove here Pride and?rOsperity Meet To: Members of the Cottage Grove Planning Commission From: Christine Costello, Community Development Director Emily Schmitz, Senior Planner Mike Mrosla, Senior Planner Conner Jakes, Associate Planner Amanda Johnson, Assistant City Attorney Date: July 25, 2022 Subject: City Wide Rezoning Work Session Introduction As staff worked through our review of the current zoning code it became clear that City wide rezoning would be necessary. This memo will outline the process for City wide rezoning, the reasons it is necessary in this situation, and the timeline for the process. Current Zoning Code The City's zoning code has been in place since 1971 and through the years there have been various amendments and updates, but the zoning code has not been refreshed in its entirety. As staff reviewed the code, they noticed numerous zoning districts that are not being utilized or var- ious similarities between the different zoning districts. The current zoning code has 15 residential zoning districts and on the official zoning map there are 9 residential districts. Examples of Current Zoning Inconsistencies Staff has investigated why some single-family neighborhoods were currently zoned to allow for higher densities. For example, a portion of the Hidden Valley neighborhood is currently zoned R- 5, Medium Density, while the entire development consists of single-family homes. The incon- sistency led staff to review past comprehensive plans to verify if the zoning matched the land use plans. Upon review of the 1980-1990 Comprehensive Plan, staff found that the Hidden Valley neighbor- hood was guided as Me- dium Density Residential at the time, and therefore, the proposed zoning matched the Comprehensive Plan. tDR - tom oe��ity Re�id�arial <s u��ts/Are MDR —Medium Density Residential <10 Units/Acre MFR — Multiple Family Residential c20 Units/Acre Zoning Map and 1980-1990 Comp Plan Comparison Cottage Grove Planning Commission City Wide Rezoning Work Session July 25, 2022 Page 2 of 7 At that time, the Comprehensive Plan did not require a minimum density and Hidden Valley was rezoned to match the Comprehensive Plan's land use map. The same practice was used in other areas of the community. It is noteworthy that current zoning code allows forsingle-family dwellings in all zoning districts up to R-6. Per Minnesota Statute, a municipal zoning map must be consistent with its land use plan. Currently, the Metropolitan Council has more robust standards as part of the Comprehensive Plan requirements and requires regulations for minimum density, population forecasting, serviceability, etc. zoning map and 1990-20oo comp. Plan comparison The City's current residential zoning code allows for single family housing, duplexes, twin homes, quad homes, and townhomes as permitted uses within districts R-4, R-5, and R-6. A property currently zoned R-4 through R-6 could have a duplex, twin home, quad home, or townhome built, provided they meet the district's minimum setback standards. In addition, the zoning code includes residential zoning districts R-2A through R-2F. These dis- tricts were created 16 years ago as part of the East Ravine Master Plan; however, only one development was zoned using these designations. These districts have very intense and specific design guidelines that no longer conform to the current residential architecture style and trends. Cottage Grove Planning Commission City Wide Rezoning Work Session July 25, 2022 Page 3 of 7 East Ravine Master Plan and Zoning Districts Proposed Districts At the July City Council workshop session, Council directed staff to ensure the R-3 zoning district will allow for only single-family homes, the R-4 zoning district will serve as a transitional zoning district permitting both single-family and multi -family uses, and the R-5 district will allow for only townhome products. Previously, at the April workshop session, staff outlined plans to rezone prop- erties that are currently zoned R-2.5 to R-3. Staff is proposing the following residential zoning districts: • R-1 — Rural Residential District: No changes proposed • R-2 — Residential Estate District: No changes proposed • R-3 — Single -Family Residential o The proposed R-3 zoning will remove the minimum lot area requirement and be replaced with a minimum lot length. The intent of adding a minimum lot length is to ensure lot requirements are attainable and creates a larger, usable rear yard. o Multi -family uses would not be permitted within the R-3 District, and multi -family properties currently zoned R-3 would be rezoned to R-4 or R-5. o Existing single-family properties that are currently within the R-4 district will be rezoned to R-3 provided those properties meet the new minimum district standards. Cottage Grove Planning Commission City Wide Rezoning Work Session July 25, 2022 Page 4 of 7 o All properties currently zoned in the R-2.5 zoning district will be rezoned to the R-3 district. R-4 — Modify the R-4 zoning district to become the "Transitional Residential Zoning Dis- trict." The intent of creating the Transitional District is to provide flexibility for lot sizes, de- pending on the use. This would allow smaller single-family lots and create a zoning district that fits between the standard single-family developments (R-3) and the dense townhome or high -density developments (R-5 and R-6). The result of a Transitional Residential District would reduce the current number of PUDs, variances, etc. that occur. R-5 — Medium Density Residential o The minimum standards in this district will range between 5 and 13 units per acre. These district standards are targeted to allow for medium density development, i.e., townhomes. R-6 — High Density Residential o Minimum standards will allow for density ranging between 14 and 30 units per acre. These district standards allow for apartments and more dense developments. Proposed Residential Districts to be Removed Staff is proposing to remove the following residential zoning districts: • UR — Urban Reserve Residential o This district has been removed. This zoning district was created in 1996 and no longer serves the purpose for which it was intended. It was meant to be a transitional zoning district while the area around it became eligible for development. It was a problematic district because under the Comp Plan any transitional property should be zoned UR, but that is not in the best interest of the transitional properties. Cur- rently, there are only a couple properties zoned UR and as you can see on the map below, a portion of those properties is already zoned R-2 (UR is in gray). Staff is proposing to rezone the remaining UR to R-2. R-2A through R-2F Residential Districts o We have removed these districts. They were created 16 years ago as part of the East Ravine Master Plan; however, only one development was zoned using these designations. The reality is these districts are not used and are unnecessary. They have very intense and specific design guidelines that no longer conform to current architecture style and trends and would not be useable for new development. Proposed Residential District Standards for R-3 and R-4 Staff is proposing the following minimum standards in each residential zoning district: • R-3 — Single -Family Residential Performance Standards Development Performance Standards Development Standards R3 (Current) R3 (Proposed) Lot Area 10,000 s .ft. N/A Cottage Grove Planning Commission City Wide Rezoning Work Session July 25, 2022 Page 5 of 7 Lot Width 75' 65' Lot Depth 130' Front Yard 30' 25' Rear Yard 35' 35' Side Yard(living area of dwelling) 10, 7.5' Side Yard (attached garage) 5' 5' Side Yard (corner) 20' Maximum principal structure height 30' 35' Maximum lot coverage of impervious surface N/A 35% • R4 — Transitional Residential District Performance Standards Development Performance Standards Development Standards R4 (Current) R4 (Proposed) Lot Area 7,500 s .ft. N/A Lot Width 60' 55' Lot Depth 120' Front Yard 30' 25' Rear Yard 35' 30' Side Yard(living area of dwelling) 7.5' 7.5' Side Yard (attached garage) 5' 5' Side Yard corner 20' Maximum principal structure height 35' 35' Maximum lot coverage of impervious surface 30% 40% Accessory Structure Performance Standards Accessory Structure Performance Standards R4 Current R4 (Proposed) Number 1 1 Total Size 850 s . ft. 500 s . ft.** * Other standards (setbacks, exterior finish) will remain the same as current. **For detached single-family dwellings only Proposed Business District Rezoning • Removed Neighborhood Business District — City does not use anymore. Proposed Industrial District Rezoning • Combined Limited Industry District (1-1) with General Industrial District (1-2). o 1-1 was originally intended to have some non -industrial uses; however, it has not developed that way and the existing uses are only industrial in nature. • Combined Heavy Industrial District (1-3) with Railroad Access Industrial District (1-5). PUD Planned Unit Development District / Planned Development Overlay District 0 Renaming "Planned Unit Development (PUD) Overlay." Cottage Grove Planning Commission City Wide Rezoning Work Session July 25, 2022 Page 6 of 7 No longer designating a PUD its own zoning district. Best practices require we keep an underlying zoning district and use the PUD as an overlay. Citywide Rezoning Process and Schedule The process to rezone the City is a zoning map amendment, which is regulated by City Code §11- 2-8. General Rezoning Process: 1. Council initiates the rezoning by passing a resolution to undertake a City-wide rezoning. Res- olution to include: a. Authorization to commence rezoning. b. Authorization to waive mailed notice requirements.' c. Summary of the public awareness campaign. 2. Planning Commission holds a public hearing, recommends approval/denial. 3. City Council holds a public hearing, if deemed necessary, and votes on ordinance. a. Requires a 4/5ths majority to pass. Public Awareness/Community Outreach Campaign and Timeline: The process will start with Planning Commission's review of the proposed new zoning map. Staff will work through (at least) two workshop sessions with the Commission to gain their feedback and make adjustments. Additional Council workshops will be held, and the ordinance will then be presented in final form to the City Council for final action towards the end of the year. Staff will use several forms of outreach and engagement with the community to educate them on the process and implications: A website will be created outlining the recodification process, timeline for the process, and the steps along the way. The website will also be used to explain the rezoning of certain properties and provide interactive maps so community members can better understand any changes. • Staff will also plan for several opportunities for direct community engagement via Business over Breakfast, Chamber of Commerce lunch, and several public open houses. • An outline of the process will be included in the Cottage Grove Reports as a special insert to reach a wide network of the community. Timeline: • July 25 — Workshop with Planning Commission to introduce the project and receive feed- back When rezoning less than City wide, there is a Code requirement that the City notify property owners within 500 feet of the property to be rezoned. However, the Code expressly allows the Council to waive the mailed notice requirements for City wide zoning. Cottage Grove Planning Commission City Wide Rezoning Work Session July 25, 2022 Page 7 of 7 • August — Planning Commission Special Workshop Session to continue explanation of zon- ing code changes and receive additional feedback • September— Planning Commission Special Workshop Session (if necessary) • September 29 — Business over Breakfast: Industrial Park users presentation and infor- mation • October 19 — Workshop with the City Council regarding updates from Planning Commis- sion and feedback from Business over Breakfast • November 15 — Chamber Lunch with Businesses in Cottage Grove to review ordinance changes and impacts • November 15 — Cottage Grove Reports special insert • December 1 and 6 — Public Open Houses • December 19 — Planning Commission Public Hearing • December 21 — City Council Ordinance adoption Attachments: • Current Zoning Map • Proposed Zoning Map • Zoning and Land Use Analysis Current Zoning MU - Mixed Use PDO - Planned Development Overlay AG1 - Agricultural Preservation AG2 - Agricultural Bi- Limited Business B2 - Retail Business B3 - General Business I1-Limited Industrial I2 - General Industry I3 - Heavy Industry I4 -Commercial Excavation I5 - Railroad Access Disclaimer: This map is intended for reference purposes only and is not a legally recorded map or survey. The City of Cottage Grove shall not be liable for any damages or claims that arse due to accuracy, availability, use or misuse of the information herein pursuant to MN Statute 466.03 Subd 21. PB - Planned Business PUD - Planned Unit Development Ri- Rural Residential R2 - Residential Estate 0 R2.5 - Residential Single Family R2A - Residential Estate R3 - Single Family Residential R4 - Low Density Residential R5 - Medium Density Residential R6 - High Density Residential UR - Urban Researve 0. IC r j + _L It Ij YrY a _W oollloe i� N 0 0.75 1.5 3 Miles W E I i I I I i I i I S Proposed Zoning Zoning Changes I2 - Heavy Industrial Zoning Districts I3 — Commercial Excavation 0 AG1 - Agricultural MU - Mixed Use AG2 — Agriculture Preserve 06 R1 — Rural Residential C B1 - Limited Business R2 - Residential Estate B2 — Retail Business R3 — Single Family Residential F B3 — General Business R4 —Transitional Residential C PB — Planned Business C R5 — Medium Density Residential I1 - General Industrial ■ R6 — High Density Residential 11.,.I _ I - Jill Disclaimer: This map is intended for reference purposes only and is not a legally recorded map or survey. The City of Cottage Grove shall not be liable for any damages or claims that arse due to accuracy, availability, use or misuse of the information herein pursuant to MN Statute 466.03 Subd 21. 0 0.75 1.5 3 Miles I I I I I I I I I S I Current Zuning Layer �'�' "a•wa rsw nn�-Aannm�,t�.. °�/l via-rlamei bnd��enta�aW ��M��C� oaw�upmmC n 1 y�Na..l � tVni -'RI' R{q�@ritla� Csdta et-umrceeu•nes .=c 'aesnennai vrgr tamN � B1 - Re[al bus�+os ! •IA • �30Patill E4�51 11-lanem Ira•ei• R6 low 6xG4Y Wbi1l�'W� �tx-�e-ra tivmy �Rs- m[xs•N •canmai �i�-nary wuw _•6•HIo, P.,A... go twu to •rrammxs era xwn m- um. Current Zoning Map IY1 1980-90 Land Use Map ONSERVANCY A�. •Ru�u CDR-:,- R4 •. b fi: r R4 • • • -P LDR— Low Density Residential <5 Units/Acre MDR— Medium Density Residential <10 Units/Acre MFR — Multiple Family Residential <20 Units/Acre 0 Current Zoning Map Current Zoning Layer A�RR^A gnu-nl..a ua� IIII aA-A�RA,RRKRR �/i koo - R�R.d o�dRwaaaL oar � am • RpmRj u+t aawHOAmRat L - yidn,-ai r�sn•�b, ra,�m recucxm tin -Al.kfO%/�8 ritkR � et nes enuv sxr� fwnN �!] -fatal l�Fba Iir R]A �HORnikk FYtNR ' Ra cenuvi autm ' Sr Jc FenY 13-Lmtetl IrcAetrvl R6 Lpv OP6�yYl lx �_ _ .lnaatry R5 nenlum oersh Recaamial HiQh PHttdV R-nhal 16.GprmyWl E awtRn UR unan la•Rcane 1980-90 Land Use Map jr SFR — Single Family Residential 10,000 sq. ft. lot size LDR — Low Density Residential <5 Units/Acre MDR — Medium Density Residential <10 Units/Acre Current Zoning Map ?g Irersnn Current Zoning Layer �`5-Ra0r0d9 "aa=s "rw-rerea Use IIII vewn�ea ausm� /,coa-Rlanren oeeeiopme�rcoualay=Ru al �1-agnrulwnl w�savanen Resi�nl[alenc �Rz-aeaaemrar �swre ncx-ayHmlwnl � al- um¢eo a,sleess Rz.s - Resieehaai Sfnple ramhy - az usness �I RiA-Pes'tlentlal €sale )btt 3rreet -�-Iml Push R3-single Family Pcsiden[lal 11-nmlied lMusWl R9L. sky Msldenml R5 Pkdlum —V Rnld 11 111. All, 13. Heavy 1Muwy � Rfi - Hi911 celery Risrdalual - Yoh 14 {nmmatial FivavnGon RR -urban Rexarre �+a Y>[n MM,.�e'saA Arry� Cee Y 1�i'i — y Yelh lenery AN ry� 8Gh 1990-2000 Land Use Map up-q - CITY Or COT -TAG[ ,.. ,. F_V