HomeMy WebLinkAboutItem 06.mMay 17, 2012 Item No.
MAY 21, 2012 CITY COUNCIL MEETING
BELZER CONDITIONAL USE PERMIT AMENDMENT
Proposed Action
Staff recommends adoption of the following motion: Move to approve the Belzer Chevrolet,
Dodge, Kia conditional use permit amendment and adopt the findings of fact dated May 21,
2012.
Adoption of this motion will allow two principal buildings on a single commercial parcel located
at 21111 Cedar Avenue.
Overview
Representatives of Belzer Chevrolet, Dodge, Kia are requesting a conditional use permit
amendment to allow two principal structures on one commercial property. The request is the
result of a proposal to physically separate the Chevrolet showroom from the existing showroom
area occupied by Dodge and Kia. The showroom separation is required by General Motors to
their dealers who have multiple brand dealerships.
The Planning Commission held a public hearing at their May 3, 2012 meeting. The Planning
Commission recommended unanimous approval of the conditional use permit amendment subject
to eight stipulations. There was no public comment at the public hearing. Staff also recommends
approval of the conditional use permit amendment.
Primary Issues to Consider
What are the major changes proposed for the property? The improvements will include the
separation of the existing building, an addition to the east and south sides of the smaller
building, an adjustment of the existing property line and water and sewer extensions to the
smaller building.
Supporting Information
• Conditional Use Permit form
• Findings of fact
• May 3 , 2012 draft Planning Commission meeting minutes
• April 26, 2012 planning report
Frank Dempsey, AICP,
Planner
Financial Impact: $ None Budgeted: Y/N Source:
Related Documents (CIP, ERP, etc.): Zoning Ordinance
Notes:
(Reserved for Dakota County Recording Information)
CITY OF LAKEVILLE
DAKOTA COUNTY, MINNESOTA
CONDITIONAL USE PERMIT AMENDMENT NO. 12-
1. Permit. Subject to the terms and conditions set forth herein, the City of
Lakeville approves a Conditional Use Permit Amendment for Belzer Chevrolet,
Dodge, Kia to allow more than one principal building on a commercial lot in the
C -2, Highway Commercial District located at 21111 Cedar Avenue.
2. Property. The permit is for the following described property located in the City of
Lakeville, Dakota County, Minnesota and legally described as follows:
(See Attached Legal Description)
3. Conditions. The permit is issued subject to the following conditions:
a) The site shall be developed according to the plans approved by the City
Council.
b) All buildings on the subject property shall remain under common ownership
at all times or a property owners' association shall be established for
operation and maintenance of the buildings and property subject to the
review and approval of the City Attorney.
c) A private shared driveway easement shall be maintained at the Cedar
Avenue access between Parcels B and C.
d) A private sanitary sewer easement shall be placed over the sanitary sewer
line in Parcel C in favor of Parcel B.
1
e) The site plan shall be modified to accommodate emergency fire access
around the building subject to the recommendation of the Fire Marshal.
f) A building permit is required prior to commencing construction.
g) All signs shall meet the requirements of the Zoning Ordinance. A permit is
required prior to the installation of any signs on the property.
h) The provisions of the planned unit development conditional use permit
agreement dated January 10, 1991 (CUP 91 -10), and as amended June 17,
1991 and the conditional use permit amendment approved on August 5,
2002 (CUP 2002 -08) shall remain in full force and effect except as modified
herein.
4. Termination of Permit. The City may revoke the permit following a public
hearing for violation of the terms of the permit.
5. Lapse. If within one year of the issuance of this permit the separation
into two principal buildings has not commenced, this permit shall lapse.
6. Criminal Penalty. Violation of the terms of this conditional use permit
amendment is a criminal misdemeanor.
Dated: May 21, 2012
DRAFTED BY:
City of Lakeville
20195 Holyoke Avenue
Lakeville, MN 55044
2
CITY OF LAKEVILLE
BY:
Mark Bellows, Mayor
BY:
Charlene Friedges, City Clerk
The following instrument was acknowledged before me this 21 day of May,
2012 by Mark Bellows, Mayor and by Charlene Friedges, City Clerk of the City of
Lakeville, a Minnesota municipal corporation, on behalf of the corporation.
Notary Public
Legal Description
That part of the East half of the Northeast Quarter of Section 33, Township 114, Range 20,
Dakota County, Minnesota, lying South of State Trunk Highway No. 50; lying West of a line
parallel with and 575.00 feet West of the East line of said East Half of the Northeast Quarter
when measured along a line parallel with the South line of said East half of the Northeast Quarter
and lying Northerly of a straight line beginning at a point on the West line of said East half of the
Northeast Quarter distant 1292.07 feet North of the Southwest comer of said East half of the
Northeast Quarter as measured along said West line and terminating at the Northwest corner of
the East 493.13 feet of the South 891.00 feet of said East half of the Northeast Quarter, according
to the United States Government Survey thereof and situated in Dakota County, Minnesota.
Subject to existing highway easements and other easements of record.
And,
That part of the East 1/2 of the Northeast '/ of Section 33, Township 114, Range 20, Dakota
County, Minnesota, described as follows:
Beginning at a point on the east line of the Northeast % of said Section 33, distant 1470.22 feet
northerly of the southeast corner of said Northeast '/; thence bearing South 00 degrees 35 minutes
45 seconds West, assumed bearing, along the east line of said Northeast % a distance of 579.17
feet to the north line of the south 891.00 feet of said Northeast '/; thence bearing West, along the
north line of the south 891.00 feet of said Northeast '/, a distance of 493.16 feet to the west line
of the east 493.13 feet of said Northeast '/; thence bearing North 63 degrees 58 minutes 06
seconds West, on a line when extended northwesterly intersects the west line of the East % of said
Northeast '/ of a point 1292.07 feet northerly of the southwest corner of said East % of the
Northeast '/, a distance of 90.62 feet; thence bearing North 00 degrees 35 minutes 45 seconds
East, parallel with the east line of said Northeast %, a distance of 539.40 feet to a point on a line
parallel with the south line of said Northeast % and passing through the point of beginning;
thence bearing East, parallel with the south line of said Northeast '4, a distance of 575.00 feet to
the point of beginning. Subject to existing highway easements and other easements of record.
And,
That part of the East '/ of the Northeast '4 of Section 33, Township 114, Range 20, Dakota
County, Minnesota, lying south of the centerline of Minnesota Trunk Highway No. 50, described
as follows:
Beginning at a point on the east line of the East % of the Northeast '/ of said section, distant
1470.22 feet north of the Southeast corner of said East 1/2 of the Northeast '/ of said section; then
bearing South 89 degrees 24 minutes West, parallel with the south line of the East '/2 of the
Northeast '/ of said section, 575.00 feet; thence bearing North parallel with the east line of the
East % of the Northeast '/ of said section 504.82 feet to the center line of Minnesota Trunk
Highway No. 50; thence bearing South 83 degrees 04 minutes East along said centerline, 579.20
feet of the east line of the East 1/2 of the Northeast % of said section; thence bearing South along
the east line of the East % of the Northeast % of said section, 428.88 feet to the point of
beginning. Subject to existing highway easements and other easements of record.
CITY OF LAKEVILLE
DAKOTA COUNTY, MINNESOTA
FINDINGS OF FACT
On May 3, 2012 the Lakeville Planning Commission met at it's regularly
scheduled meeting to consider the request of Belzer Chevrolet, Dodge and Kia
for a Conditional Use Permit Amendment to allow two principal structures on one
property located at 21111 Cedar Avenue in the C -2, Highway Oriented
Commercial District. The Planning Commission conducted a public hearing on
the proposed conditional use permit amendment 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 zoned C -2, Highway Commercial District.
2. The property is located in Planning District No. 8, Airlake Industrial Park,
and is classified as Commercial on the Comprehensive Land Use Plan.
3. The legal description of the property is:
(See Attached Legal Description)
4. Section 11 -4 -3E of the City of Lakeville Zoning Ordinance provides that a
conditional use permit 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 proposed two principal commercial buildings on one parcel are consistent
with the policies and provisions of Planning District 8 of the Comprehensive
Land Use Plan.
b) The proposed use is or will be compatible with future land uses of the
area.
The proposed two principal commercial buildings on one parcel are
compatible with existing land uses in the area subject to compliance with
the stipulations of the conditional use permit amendment.
c) The proposed use conforms with all performance standards
contained in the Zoning Ordinance and the City Code.
The proposed two principal commercial buildings on one parcel will conform
to all performance standards set forth in the Zoning Ordinance given
compliance with the approved conditional use permit amendment.
d) The proposed use can be accommodated with existing public
services and will not overburden the City's service capacity.
The proposed two principal commercial buildings on one parcel will be served
with existing public services.
e) Traffic generation by the proposed use is within capabilities of
streets serving the property.
Traffic generation to the property will not be increased due to the proposed two
principal commercial buildings on one parcel.
5. The planning report dated April 26, 2012 prepared by Associate Planner Frank
Dempsey is incorporated herein.
Dated: May 21, 2012
CITY OF LAKEVILLE
BY:
Mark Bellows, Mayor
BY:
Charlene Friedges, City Clerk
Legal Description
That part of the East half of the Northeast Quarter of Section 33, Township 114, Range 20,
Dakota County, Minnesota, lying South of State Trunk Highway No. 50; lying West of a line
parallel with and 575.00 feet West of the East line of said East Half of the Northeast Quarter
when measured along a line parallel with the South line of said East half of the Northeast Quarter
and lying Northerly of a straight line beginning at a point on the West line of said East half of the
Northeast Quarter distant 1292.07 feet North of the Southwest corner of said East half of the
Northeast Quarter as measured along said West line and terminating at the Northwest corner of
the East 493.13 feet of the South 891.00 feet of said East half of the Northeast Quarter, according
to the United States Government Survey thereof and situated in Dakota County, Minnesota.
Subject to existing highway easements and other easements of record.
And,
That part of the East %z of the Northeast 1/4 of Section 33, Township 114, Range 20, Dakota
County, Minnesota, described as follows:
Beginning at a point on the east line of the Northeast '/ of said Section 33, distant 1470.22 feet
northerly of the southeast corner of said Northeast '/; thence bearing South 00 degrees 35 minutes
45 seconds West, assumed bearing, along the east line of said Northeast ''/ a distance of 579.17
feet to the north line of the south 891.00 feet of said Northeast' /; thence bearing West, along the
north line of the south 891.00 feet of said Northeast %, a distance of 493.16 feet to the west line
of the east 493.13 feet of said Northeast %; thence bearing North 63 degrees 58 minutes 06
seconds West, on a line when extended northwesterly intersects the west line of the East %z of said
Northeast '/ of a point 1292.07 feet northerly of the southwest corner of said East 'A of the
Northeast '/, a distance of 90.62 feet; thence bearing North 00 degrees 35 minutes 45 seconds
East, parallel with the east line of said Northeast %, a distance of 539.40 feet to a point on a line
parallel with the south line of said Northeast % and passing through the point of beginning;
thence bearing East, parallel with the south line of said Northeast %, a distance of 575.00 feet to
the point of beginning Subject to existing highway easements and other easements of record.
And,
That part of the East %z of the Northeast '/ of Section 33, Township 114, Range 20, Dakota
County, Minnesota, lying south of the centerline of Minnesota Trunk Highway No. 50, described
as follows:
Beginning at a point on the east line of the East %z of the Northeast % of said section, distant
1470.22 feet north of the Southeast corner of said East 'A of the Northeast '/o of said section; then
bearing South 89 degrees 24 minutes West, parallel with the south line of the East %z of the
Northeast % of said section, 575.00 feet; thence bearing North parallel with the east line of the
East '/z of the Northeast '/ of said section 504.82 feet to the center line of Minnesota Trunk
Highway No. 50; thence bearing South 83 degrees 04 minutes East along said centerline, 579.20
feet of the east line of the East % of the Northeast % of said section; thence bearing South along
the east line of the East %2 of the Northeast Y. of said section, 428.88 feet to the point of
beginning. Subject to existing highway easements and other easements of record.
e applicant shall obtain and submit to the City a sanitary sewer access unit
deter r . tion from the Metropolitan Council Environmental Services prior
to the issuance : < building permit.
5. A building permit is ired prior to commencing any construction or
remodeling work.
6. A permit shall be obtained prior to a' - ' s tallation of any permanent or
temporary signage.
Ayes: Grenz, Maguire, Lillehei, Reuvers.
Nays: 0
ITEM 7. BELZER CHEVROLET, DODGE, KIA
Chair Lillehei opened the public hearing tQr Aonsider the r'apaplication of JJM
Properties, LLC for a Conditional Use Permit nendment to allow more than one
principal building on a commercial lot irk; the C -2, Highway Com iex�cial District,
located at 21111 Cedar Avenue. The ReccSt.ding Secletary attested that the legal
notice had been duly published in accordance Iti Sta°fe Statutes and City Code.
Darwin Lindahl, the architect foie e project and ff. Belzer, Jr. were present at
tonight's meeting. Mr. Lindahl presented° =., overview; . the request. Mr. Lindahl
stated that due to a chang in the way Gene0:otors Corporation (GMC) does
business, a Chevrolet;', +e ership is=; l...-r redr have their sales office
physically separated.`: from the efemainde,r of the facility, which includes a Dodge
and Kia showroom As suc .a 20 foot; swath of the existing building will be
removed to create separate Ce?rolet and Dodge /Kia showrooms. The service and
parts departments can con
Chair Lillehei opened the hearing to the public for comment.
Planning Commission Meeting
May 3, 2012
Page 4
Mr..Dempsey presented °' , planning report. Mr. Dempsey stated that the
applicant is requesting acond.tional use permit amendment to allow two principal
structures t on one property. Mit Dempsey stated that the Planning Commission
held a pii he hearing o ;this request in 2009 but that the application was later
.r. ,, y "�
withdrawn ;;:allow on,gt mg discussions with GMC to take place. He indicated
that staff is recap nezng that a private Access Agreement for shared driveway
access between thet Wo developed properties be executed.
Mr. Dempsey stated that Planning Department staff recommends approval of the
Belzer's Conditional Use Permit amendment for the creation of two principal
structures on one parcel, subject to the 8 stipulations listed in the April 26, 2012
planning report.
There were no comments from the audience.
12.28 Motion was made and seconded to close the public hearing at 6:27 p.m.
Ayes: Maguire, Lillehei, Reuvers, Grenz.
Nays: 0
Chair Lillehei asked for comments from the Planning Commission.
• Commissioner Reuvers, wanting full disclosure, indicated that he has
represented the Belzer family in the past but he,::.diaes not represent the
dealership now He stated that this is a good.': roposal that meets GM's
requirements and fits with the property.
• Commissioner Maguire felt the improvements'' are ve' ` ?ositive.
• Commissioner Grenz confirmed that the.: 'la and Dodge dealership would
remain in the same building.
• Chair Lillehei asked for an explanation of why a cross access easement
agreement is necessary if the parcels •are owzed:::by the same person. Mr.
Dempsey stated that the easement allows trros1;access to the properties in the
event they come under separate ownershipi the future.
• Chair Lillehei asked if tlie,. wal ' igns comply with Zoning
Ordinance requirements. 's
sey � �s�ated that one business
identification wall, sign is allowed on.eal� la ding'''s wall that faces a public
street. As such, e:i: separate Chevrolet deale up building is allowed one
business idecatiori' 'wall sign`cing Cedar Avenue. He stated that a
permit is wired prior, t the installation of any signs on the property.
12.29 Motion was made and seconded''t recommend to City Council approval of the
Belzer C ae Vr0 le Y dod p ia Conditional Use Permit Amendment to allow more
than ,.,one principal buildinvon a commercial lot in the C -2, Highway Commercial
Distri4,,located at 211ll,Cedar; Avenue, subject to the following 8 stipulations:
1. The4 ite shall be "developed according to the plans approved by the City
Court
2. All build e subject property shall remain under common ownership
�.. rs r. r
at all timesx a property owners' association shall be established for
operation and maintenance of the buildings and property subject to the
review and approval of the City Attorney.
3. A private shared driveway easement shall be maintained at the Cedar
Avenue access between Parcels B and C.
4. A private sanitary sewer easement shall be placed over the sanitary sewer
line in Parcel C in favor of Parcel B.
5. The site plan shall be modified to accommodate emergency fire access
around the building subject to the recommendation of the Fire Marshal.
Planning Commission Meeting
May 3, 2012
Page 5
6. A building permit is required prior to commencing construction.
7. All signs shall meet the requirements of the Zoning Ordinance. A permit is
required prior to the installation of any signs on the property.
8. The provisions of the planned unit development conditional use permit
agreement dated January 10, 1991 (CUP 91 -10), and as amended June 17,
1991 and the conditional use permit amendment approved on August 5, 2002
(CUP 2002 -08) shall remain in full force and effect except as modified herein.
Ayes: Lillehei, Reuvers, Grenz, Maguire.
Nays: 0
Chair . illehei opened the public hearing to epiasider the app .ieation of CrossFit
Templar, LC for a Conditional Use Permit to;ow a commercial facility
in the I-1, ht Industrial District, located: =gat 21034 Heron Way. s ie Recording
Secretary attes d that the ,gal notice had^'ert duly p : ilished in accordance with
State Statutes an ity Code.
Sean Flaherty, owner . CrossFit'' eiplar, LL C ard: Mark Hebert, owner of the
subject property, were p ent at - 'tonight' neeting a Mr. Flaherty presented an
overview of his request. stated = :he currently owns a gym on a
similar property in Apale: aBe and lie - iridicated''tliiat'he is looking to expand his
business to Lakevi
Mr. Kuennen preseed the ping re • rte; =Mr. Kuennen stated that the applicant
is proposing .to locate: wait ci' the° saw; that was previously leased by Party
Bound,4,i*4„also''considered a commer al recreational facility and received
conditional use persist approval in 2005. Mr. Ku _ en summarized the conditions
required for issuing a -conditional use permit and ' • icated the proposed use as a
fitness facility meets all #lie conditions required by the :.ning Ordinance.
Mr. Kuenne'r3:: stated thats:lanning Department staff reco ends approval of the
CrossFit Templar, LLC' Use Permit for a co ercial recreational
facility, subject to `°tl ?4 stipulations listed in the April 26, 2012 pl . g report.
Chair Lillehei opened the hearing to the public for comment.
Planning Commission Meeting
May 3, 2012
Page 6
There were no comments from the audience.
12.30 Motion was made and seconded to close the public hearing at 6:36 p.m.
Ayes: Reuvers, Grenz, Maguire, Lillehei.
Nays: 0
Chair Lillehei asked for comments from the Planning Commission.
Memorandum
TO: Planning Commission
FROM: rank Dempsey, AICP, Associate Planner
DATE: April 26, 2012
SUBJECT: Packet Material for the May 3, 2012 Planning Commission Meeting
AGENDA ITEM: Belzer Conditional Use Permit Amendment to allow more than
one principal structure on a commercial lot in the C -2, Highway
Oriented Commercial District.
APPLICATION ACTION DEADLINE: June 2, 2012
INTRODUCTION
City of Lakeville
Planning Department
Representatives of Belzer Chevrolet, Dodge, Kia are requesting a conditional use
permit amendment to allow two principal structures on one property located at
21111 Cedar Avenue. The purpose of the request is to allow the physical separation
of the General Motors /Chevrolet showroom from the other showroom occupied by
Dodge and Kia. General Motors is requiring some of their auto dealers to upgrade
their dealership showrooms with the requirement that the automobile dealer create a
physical separation between the Chevrolet showroom and the showrooms of the
competitor vehicles.
The subject property is zoned C -2, Highway Commercial District. Section 11 -71 -7H
of the Zoning Ordinance allows properties with more than one principal structure
subject to the approval of a conditional use permit.
Item No,
The Planning Commission was prepared to hold a public hearing on a similar request
by this applicant at their November 19, 2009 meeting. Due to the applicant's
ongoing discussions with General Motors Corporation at that time, the applicant
requested that the item be tabled until further notice. A formal request was later
received from the applicant to withdraw the application from consideration. The
applicant is now ready to move forward with the original plans with several proposed
minor modifications to the original plans.
EXHIBITS
The following exhibits are attached for your reference:
A. Location and Zoning Map
B. Aerial Photo Map
C. Survey
D. Grading, Drainage and Utility Plan
E. Administrative Subdivision /Combination Plan
F. Site Plan
G. Dealership Space and Overview Floor Plans (2 Pages)
H. Building Elevations Plan (3 Pages)
I. Photo of Existing East Elevation and Signage
Surrounding Land Uses and Zoning
North — Lakeville Boulevard
South — City owned parcels and South Creek (Shoreland Overlay District)
East — Cedar Avenue (CSAH 23)
West — Undeveloped 10 acre parcel owned by applicant (C -2 District)
BACKGROUND
The Belzer Chevrolet, Dodge, Kia auto dealership, including accessory major
automobile repair facilities, was originally constructed in 1971 and later expanded in
1991 and 2002. The expansion in 1991, which was proposed to include up to three
interrelated individual dealership buildings, was processed as a planned unit
development /conditional use permit (PUD /CUP). The PUD /CUP allowed the
construction of two separate auto dealership buildings on a single parcel that included
outdoor sales and display areas larger than 30% of the area of the principal building,
including major auto repair. The 2002 conditional use permit amendment included an
approximate 67,000 square foot expansion, and more than 25% impervious surface
area on that portion of the property in the Shoreland Overlay District.
A separate 7.6 acre metes and bounds described parcel south of the building is used
for outdoor display and parking. This parcel is proposed to be amended to jog and
shift the property line to the south 93 feet to maintain the 10 foot minimum setback
required for the proposed building addition to the Chevrolet showroom expansion.
The proposed area of work is not located within the Shoreland Overlay District. Parcel
A is undeveloped and was not included as part of the 2002 conditional use permit
amendment.
2
Just one of the two buildings originally proposed with the 1991 PUD /CUP has been
constructed. All approvals granted as part of the 1991 PUD /CUP and the 2002
conditional use permit will remain in place with the current conditional use permit
amendment. The commercial planned unit development by conditional use permit
provision was eliminated with the 2000 update of the Zoning Ordinance.
PLANNING ANALYSIS
General Motors Corporation has initiated a significant effort to remodel and redesign
many of the existing GM dealership buildings. In the case of the Belzer dealership,
General Motors Corporation is requiring the physical separation of the Chevrolet
showroom from the Dodge and Kia showrooms. The purpose of the 20 foot wide
physical separation between the two showroom buildings is to meet the showroom
design requirements mandated by General Motors Corporation. The building
separation will include a 53' x 70' (3,710 square foot) addition to the south wall of
the existing building. Construction will require an extension of the water utility lines
between the detached building and the existing water service located adjacent to the
west property boundary. The new water service to the building is necessary for the
new restrooms and for fire suppression.
The site plan includes a slight alteration to the parking area in front of the proposed
Chevrolet dealership to create a plaza in that location. The relocated customer
parking spaces will be shifted to align with the existing parking spaces in front of the
main office area next to the east face of the building. The proposed site plan will not
impact any of the auto repair facilities or the outdoor display areas or increase the
impervious surface area.
Properties. Three separate parcels are included under the ownership of Belzer
Chevrolet, Dodge and Kia. The survey identifies the properties as Parcels A, B and C,
all of which are unplatted, metes and bounds described parcels. Parcel A is an
undeveloped 10 acre parcel not proposed for development with this conditional use
permit application. The dealership building is located on Parcel B (11.7 acres). Parcel
C (7.6 acres) is used primarily for vehicle storage and parking. The site now includes
a single 92,000 square foot building which includes three dealership showrooms,
offices and auto repair facilities.
Grading and Utilities. Sanitary sewer will be accommodated via the existing
sanitary sewer service line that runs between Parcels B and C. There is currently no
record of a private utility easement between Parcels B and C to ensure long term
access to the sanitary sewer. Staff recommends a private utility easement be
established and recorded against the properties as long as Parcels B and C remain
separate parcels.
3
Building Setbacks. The existing building meets all setback requirements of the C -2
District of:
Front — 30 feet
Side — 10 feet
Rear — 10 feet
The proposed building addition will have the following setbacks:
Front — 244 feet
Side — 60 feet
Rear — 410 feet
Building Height. The building remodel and new addition will be a single story and
will not exceed the maximum building height of 35 feet allowed in the C -2 District.
Floor Plan. The floor plan for the Chevrolet showroom will include a 5,650 square
foot showroom, 2,100 square feet of office space and a 3,710 square foot service
reception area. There are no plans at this time to remodel the existing showroom
area.
Access. The property is accessed via four driveways. Two are from Lakeville
Boulevard and two are from Cedar Avenue (CSAH 23). The northerly access to Parcel
C is from Cedar Avenue (CSAH 23) and is shared with Parcel B. The southerly access
from Cedar Avenue (CSAH 23) is located on City of Lakeville property. A private
shared cross access easement must be recorded between Parcels B and C to ensure
long term cross access for both parcels to Cedar Avenue. There are no proposed
changes to the existing driveway accesses. A legal description for the shared cross
access easement is included on Administrative Subdivision /Combination sheet (Exhibit
E).
Parking. The proposed administrative subdivision /combination of Parcels A and B
will result in a slight reconfiguration of the parking disbursed between the two
parcels. Under the current configuration, the Zoning Ordinance requires a total of
341 parking spaces for the existing building that includes the existing office, retail
display, warehouse, and automobile repair uses. The required parking is calculated
as follows:
Office /Retail Showroom: 21,274sf — 10% /200 = 96 spaces
Warehouse: 17,871sf — 10% /1,000 = 16 spaces
Automobile Repair 50,920sf — 10% /200 = 229 spaces
Subtotal Spaces Required =341 spaces
4
The proposed 3,710 square foot showroom addition will require eight additional
parking spaces for a total of 349 spaces. Fifteen (15) spaces will be impacted by the
proposed building addition.
Total Spaces Provided on Parcel B= 407 spaces
The 407 spaces identified exclude the vehicle display area located between the east
side of the building and Cedar Avenue. The current eight handicapped accessible
spaces on Parcel B will remain as part of the proposed site reconfiguration. Existing
Parcel C includes 947 additional spaces used primarily for product display.
Post Lot Reconfiguration. The lot reconfigurations will result in the amended total
number of parking spaces over the two parcels noted on the Administrative
Subdivision /Combination plan as Parcels 1 and 2, as follows:
Parcel One (Main Parcel with Building) totals 489 spaces
Parcel Two (Vehicle Display and No Building) totals 854 spaces
Fire Accessibility. The site plan shall be modified to accommodate emergency fire
access around the building subject to the recommendation of the Fire Marshal. Due
to the excess number of existing parking spaces on site, this will not result in the
reduction of parking spaces on Parcel 1.
Building Elevations Plans. The front elevation faces Cedar Avenue (CSAH 23).
The back elevation faces west and includes the service bay parking lot. The right
elevation as shown on Exhibit H is the north face and the left elevation is the south
face of the building.
Exterior materials. The existing building consists of various styles and textures of
painted concrete block and masonry. The proposed remodel and expansion will
consist of painted concrete block on the lower level of the exterior. The upper level
of the elevation will consist of silver and blue prefinished aluminum panels and a blue
aluminum band above the window glazing. The remainder of the east elevation will
consist of window glazing. The south and west elevations will consist of white
painted block to match the remainder of the existing 90,000 square foot building.
This meets Zoning Ordinance requirements since the expansion is less than 50% of
the existing building.
Signs. The east side of the existing building has two separate business signs. One
advertises JEFF BELZER'S above the showroom area and the other is a combined
Chevrolet, Dodge Kia sign on the southeast corner of the building. The Zoning
Ordinance allows the new Chevrolet building to one separate wall sign up to 100
square feet fronting a public street. Proposed wall signage for the separate
Chevrolet showroom building includes one CHEVROLET sign above the main
5
showroom entrance, a JEFF BELZER'S sign to the left and a sign referencing Certified
Service above the two service doors over the new addition on the south side of the
building. The Chevrolet and JEFF BELZER'S signs are considered two signs and must
be combined or remove one wall sign from the plan in order to meet the Zoning
Ordinance requirements.
No additional or modifications to the freestanding signage is proposed. A sign permit
is required prior to the installation of any signs.
Future Dealership Building. The site plan approved with the conditional use
permit in 1991 identified a future dealership building on Parcel B, south of the
existing dealership building. There are currently no plans for the development of
Parcel B. The Development of Parcel B for a future building would require a
conditional use permit amendment and the creation of a separate parcel for that
building consistent with the requirements of the 1991 Planned Unit
Development /Conditional Use Permit.
RECOMMENDATION
The existing building remodel and expansion, proposed addition and proposed lot
reconfiguration meets the requirements of the Zoning Ordinance. Planning
Department staff recommends approval of the conditional use permit amendment for
the creation of two principal structures on one parcel subject to the following
stipulations:
1. The site shall be developed according to the plans approved by the City Council.
2. All buildings on the subject property shall remain under common ownership at
all times or a property owners' association shall be established for operation
and maintenance of the buildings and property subject to the review and
approval of the City Attorney.
3. A private shared driveway easement shall be maintained at the Cedar Avenue
access between Parcels B and C.
4. A private sanitary sewer easement shall be placed over the sanitary sewer line
in Parcel C in favor of Parcel B.
5. The site plan shall be modified to accommodate emergency fire access around
the building subject to the recommendation of the Fire Marshal.
6. A building permit is required prior to commencing construction.
6
7. All signs shall meet the requirements of the Zoning Ordinance. A permit is
required prior to the installation of any signs on the property.
8. The provisions of the planned unit development conditional use permit
agreement dated January 10, 1991 (CUP 91 -10), and as amended June 17,
1991 and the conditional use permit amendment approved on August 5, 2002
(CUP 2002 -08) shall remain in full force and effect except as modified herein.
Findings of fact for approval of the conditional use permit amendment request are
attached.
7
...... ...............................
- HARTFORD'WAY
1
II I I Location of 21111 Cedar Avenue
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EXHIBIT A
Print Preview
Dakota County, MN
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Location of Building Separation
Disclaimer: Map and parcel data are believed to be accurate, but accuracy is not
guaranteed. This is not a legal document and should not be substituted for a title search,
appraisal, survey, or for zoning verification.
http: / /gis. co. dakota. mn. us / website / dakotanetgis /printPreview.aspx ?PrintOptData= Dakota %20Co...
Page 1 of 1
Map Scale
1 inch = 293 feet
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UTILITY EASEMENT TO CITY OF
LAKEVILLE DOC. NO. 1352722
A.H. NO. 23 (CEDAR AVE.
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WEST LINE OF THE E 1/2 OF THE NE 1/4
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GENERAL MOTORS
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Desig Intent
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JEFF BELZER'S TODD CHEVROLET
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GENERAL MOTORS
Facility Image Program
Design Intent
Facility Proposal
JEFF BELZER'S TODD CHEVROLET
CEDAR AVENUE
LAKEVILLE. MX Saw
111523
E rIrtse JEFF BELZER'S TODD
CHEVROLET. INC.
Ger 21.9300 080
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Diu veo.e, 2 ae. ovt
DEALERSHIP SPACE PLAN - LEVEL 01
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Design Intent
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Facility Proposal
JEFF BELZER'S TODD CHEVROLET
LAKEVILLE, PM 5044
111523
JEFF BELZER'S TODD
N "'"` CHEVROLET. INC.
o 21.9300.089
aye 03/11/11
DID Vers." 2.1 Revps.an
DEALERSHIP OVERVIEW PLAN - LEVEL 01
These dragon., ere for o mmuneation of design intent any. These
drawing, ere not sorted or rntendea for convashon or fenrwetgn
Gensler
North
0 2' 4' 8' 16'
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GENERAL MOTORS
Facility Image Program
Design Intent
Facility Proposal
JEFF BELZER'S TODD CHEVROLET
LAK r evue, �rx�
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BACn 111523
Entamese JEFF BELZER'S TODD
Name CHEVROLET, INC.
cer, .r. 21 9300.089
we DMe: 03/11/11
DIDV.nion: 2.1 Stevisi.. IX'.
EXTERIOR ELEVATIONS
Thee &.vMq. ere for cumrunic.4on of design Mien only. These
Or.v..B.are not weed or intended fw conmw:non or rennmmn
Gensler
0 0 4' 6' 16'
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GENERAL MOTORS
Facility Image Program
Design Intent
Facility Proposal
JEFF BELZER'S TODD CHEVROLET
21111 CEDAR AVENUE
BAC ft 111523
Enercr.°e JEFF BELZER'S TODD
CHEVROLET, INC.
21 9300.08g
03/11/11
olo version. 2.1
EXTERIOR ELEVATIONS
These nnalsun. or `nena a orr cono o°nwramn °