HomeMy WebLinkAboutItem 05City of Lakeville
Planning Department
Memorandum
To : Planning Commission
From: Frank Dempsey, AICP, Associate Planner
Date: July 23, 2014
Subject: Packet Material for the July 31, 2014 Planning Commission Meeting
Agenda Item: Amendment to Conditional Use Permit 12-06 to allow a building
expansion for the major auto repair use at Belzer Chevrolet, Dodge, Kia.
Action Deadline: August 25, 2014
INTRODUCTION
Representatives of Belzer Chevrolet, Dodge, Kia are requesting a conditional use permit
amendment to allow an expansion to the building on the property located at 21111 Cedar
Avenue. The proposed addition will include a 5,410 square foot expansion to the
automobile repair area on the north side of the existing building. The proposed building
expansion requires an amendment to Conditional Use Permit No. 12-06.
The subject property is zoned C-2, Highway Commercial District. Section 11-72-7M of the
Zoning Ordinance allows automobile sales on properties with more than 30% of the
principal building’s square footage dedicated to outdoor display.
EXHIBITS
The following exhibits are attached for your reference:
A. Location and Zoning Map
B. Aerial Photo Map
C. Plan Cover Sheet and Overall Site Plan (2 Pages)
D. Preliminary Site Plan
E. Floor Plan
F. Demolition Plan
G. Exterior Elevations and Color Elevations Plan (2 Pages)
H. Street View Image of Existing North 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, 2002 and
2012. 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, and included accessory major auto repair.
The 2002 conditional use permit amendment included an approximate 67,000 square foot
building expansion and more than 25% impervious surface area on that portion of the
property in the Shoreland Overlay District. The 2012 conditional use permit allowed the
separation of the building (required by General Motors Corporation) to allow two principal
buildings on one parcel plus an addition to one of the separated buildings. The 2012
conditional use permit also included extensive renovation of the building exterior.
All approvals granted as part of the 1991 PUD/CUP and the 2002 and 2012 conditional use
permits will remain in place with the current conditional use permit amendment. The
commercial planned unit development by conditional use permit provision (PUD/CUP) was
eliminated with the 2000 update of the Zoning Ordinance.
PLANNING ANALYSIS
The applicant proposes a 5,410 square foot expansion to the north side of the building
over an existing paved area. The building expansion will be used for major auto repair
including auto body repair. The proposed expansion was reviewed for conformance with
the Zoning Ordinance performance standards and as follows:
Building Setbacks. The existing building meets all setback requirements of the C-2
District of:
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Front – 30 feet
Side – 10 feet
Rear – 10 feet
The proposed building addition will have the following setbacks:
Front – 77 feet
Side – 304 feet
Building Height. The building remodel and new addition will be a single story of
approximately 19 feet and will not exceed the maximum building height of 35 feet allowed
in the C-2 District.
Floor Plan. The floor plan for the addition will include a 5,410 square foot auto body shop.
Access and Circulation. The property access will remain unaffected by the proposed
addition. The site is accessed via four driveways including two from Lakeville Boulevard and
two from Cedar Avenue (CSAH 23).
Parking. The proposed addition will require 24 additional parking spaces for the 5,410
square foot addition. The Zoning Ordinance requires a total of 341 parking spaces for the
existing building use. The additional 24 required parking spaces will increase the total
number of required parking spaces to 365. The site currently provides parking for 407
spaces which exceeds Zoning Ordinance requirements. The required parking is calculated
as follows:
Existing Office/Retail Showroom: 21,274sf – 10%/200 = 96 spaces
Warehouse: 17,871sf – 10%/1,000 = 16 spaces
Existing Automobile Repair: 50,920sf – 10%/200 = 229 spaces
New Automobile Repair: 5,410sf – 10% = 24 spaces
Subtotal Spaces Required =365
Total Spaces Provided on subject Parcel B= 407
The 407 spaces identified exclude the vehicle display area located between the east side of
the building and Cedar Avenue. Parcel A is the undeveloped 10 acre parcel to the west
and Existing Parcel C is located south of the main building and includes 947 additional
spaces used primarily for product display.
Building Elevations and Exterior Building Materials. The front elevation faces Lakeville
Boulevard to the north. The side elevation faces west. The existing building consists of
various styles and textures of painted concrete block and masonry. The proposed
expansion will consist of matching painted smooth and rough face concrete block. The
north and west elevations will consist of white painted block to match the remainder of
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the existing building. This meets Zoning Ordinance requirements since the expansion is
less than 50% of the existing building.
Signs. The Zoning Ordinance allows a corner building with a floor area of 45,000 square
feet or larger to have a wall sign up to 440 square feet in area. The same building on a
corner lot is allowed a second wall sign not to exceed 200 square feet on the oppsite wall
facing a public street. All secondary wall signage may not exceed 144 square feet in area.
The plans propose additional signage on the north wall stating Jeff Belzer’s Collision
Center to total 252 square feet. The proposed wall sign for Jeff Belzer’s Collision Center on
the west face of the building is not allowed and must be removed from the plan prior to
City Council consideration of the conditional use permit amendment. A sign permit is
required prior to the installation of any signs.
Lighting. No lighting is shown on the building elevation plan. Any lighting shall be
downcast design only and will require the approval of an electrical permit prior to
installation.
RECOMMENDATION
Planning Department staff recommends approval of the conditional use permit
amendment subject to the following stipulations:
1. The site plan and building addition shall be developed in accordance with the plans
approved by the City Council.
2. The construction shall be completed in accordance with the approval of the Fire
Marshal.
3. A building permit is required prior to commencing construction.
4. All signs shall meet the requirements of the Zoning Ordinance. The proposed wall
sign on the west building elevation must be removed from the plans prior to City
Council consideration of this conditional use permit amendment. A permit is
required prior to the installation of any signs.
5. The provisions of the planned unit development conditional use permit agreement
dated January 10, 1991 (CUP 91-10), and as amended June 17, 1991, August 5, 2002
(CUP 2002-08) and May 21, 2012 (CUP 12-06) 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.
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CITY OF LAKEVILLE
DAKOTA COUNTY, MINNESOTA
FINDINGS OF FACT
On July 31, 2014 the Lakeville Planning Commission met at a special
meeting to consider the request of JJM Properties, LLC (Jeff Belzer’s Chevrolet,
Dodge, Kia) for a conditional use permit amendment to allow a building
expansion for the major auto repair use in the C-2, Highway 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.
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 Exhibit A)
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 expansion of the major auto repair facilities is consistent with
the policies and provisions of Planning District 8 of the Comprehensive Land
Use Plan.
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b) The proposed use is or will be compatible with future land uses of the
area.
The proposed expansion of the major auto repair use is compatible with
existing land uses in the area.
c) The proposed use conforms with all performance standards
contained in the Zoning Ordinance and the City Code.
The major auto repair use is an existing use on the property. The proposed
expansion 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 expansion to the major auto repair use will be served with existing
public services.
e) Traffic generation by the proposed use is within capabilities of
streets serving the property.
Traffic generation will not significantly increase due to the proposed expansion to
the major auto repair use.
5. The planning report dated July 23, 2014 prepared by Associate Planner Frank
Dempsey is incorporated herein.
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