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August 1, 2014 Item No. _____
BELZER CONDITIONAL USE PERMIT AMENDMENT
AUGUST 4, 2014 CITY COUNCIL MEETING
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.
Adoption of this motion will allow an expansion to the auto repair area on the north side of the
existing building.
Overview
Belzer Chevrolet, Dodge, Kia representatives are requesting a conditional use permit amendment to
allow a 5,400 square foot expansion to the auto repair area on the north side of the existing building.
The Planning Commission held a public hearing at their July 31, 2014 meeting. The Planning
Commission recommended unanimous approval of the conditional use permit amendment subject to
five stipulations. There was no public comment at the public hearing. Staff also recommends approval
of the conditional use permit amendment. Stipulation No. 4 of my planning report has been amended
upon submittal of the revised building elevation plan.
Primary Issues to Consider
Can the existing site accommodate the proposed building addition and parking needs? The proposed
building addition meets all setback and other zoning requirements including parking.
Supporting Information
• Conditional Use Permit Amendment form
• Findings of fact
• Amended building elevation plan
• July 31, 2014 draft Planning Commission meeting minutes
• July 23, 2014 planning report
_________________________
Frank Dempsey, AICP, Associate 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 NO. 14-____
AMENDMENT TO CONDITIONAL USE PERMIT NO. 12-06
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 an addition to the building located at 21111 Cedar Avenue.
2. Property. The permit is for the following described property located in the City of
Lakeville, Dakota County, Minnesota:
(See Attached Exhibit A)
3. Conditions. The permit is issued subject to the following conditions:
a) The site plan and building addition shall be developed in accordance with
the plans approved by the City Council.
b) The construction shall be completed in accordance with the approval of
the Fire Marshal.
c) A building permit is required prior to commencing construction.
d) All signs shall meet the requirements of the Zoning Ordinance. A permit
is required prior to the installation of any signs.
e) 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.
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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 buildings addition
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: August 4, 2014
CITY OF LAKEVILLE
BY:________________________
Matt Little, Mayor
BY:________________________
Charlene Friedges, City Clerk
The following instrument was acknowledged before me this 4th day of August, 2014
by Matt Little, Mayor and by Charlene Friedges, City Clerk of the City of Lakeville, a
Minnesota municipal corporation, on behalf of the corporation.
__________________________
Notary Public
DRAFTED BY:
City of Lakeville
20195 Holyoke Avenue
Lakeville, MN 55044
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EXHIBIT A
DESCRIPTION OF PARCEL 1:
That part of the East 1/2 of the Northeast 1/4 of Section 33, Township 114, Range 20,
Dakota County, Minnesota, lying east of the west 501.00 feet of said East 1/2 of the
Northeast 1/4, and southerly of former State Trunk Highway No. 50, and northerly of the
following described line:
Commencing at the southwest corner of said East 1/2 of the Northeast 1/4; thence North
00 degrees 29 minutes 05 seconds East, assumed bearing, along the west line of said East
1/2 of the Northeast 1/4 a distance of 1292.07 feet to the point of beginning; thence
South 64 degrees 07 minutes 56 seconds East a distance of 913.68 feet, more or less, to
the northwest corner of the east 493.13 feet of the south 891.00 feet of said East 1/2 of
the Northeast 1/4; thence North 89 degrees 50 minutes 09 seconds East along the north
line of said south 891.00 feet a distance of 493.16 feet, more or less, to the east line of
said Northeast 1/4 distant 891.05 feet north of the southeast corner of said Northeast 1/4
and there said line terminating. Subject to highway easements as per Dakota County
Road Right Of Way Map No. 165 and No. 227, and other easements of record.
Except, That part of the East 1/2 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 1/4 of said Section 33, distant 1470.22 feet northerly of the
southeast corner of said Northeast 1/4; thence bearing South 00 degrees 35 minutes 45
seconds West, assumed bearing, along the east line of said Northeast 1/4 a distance of
579.17 feet to the north line of the south 891.00 feet of said Northeast 1/4; thence
bearing West, along the north line of the south 891.00 feet of said Northeast 1/4, a
distance of 493.16 feet to the west line of the east 493.13 feet of said Northeast 1/4;
thence bearing North 63 degrees 58 minutes 06 seconds West, on a line when extended
northwesterly intersects the west line of the East 1/2 of said Northeast 1/4 at a point
1292.07 feet northerly of the southwest corner of said East 1/2 of the Northeast 1/4, a
distance of 90.62 feet; thence bearing North 00 degrees 35 minutes 45 seconds East,
parallel with the east line of said Northeast 1/4, a distance of 446.19 feet to a point on a
line parallel with the south line of said Northeast 1/4 and passing through the point of
beginning; thence bearing East, parallel with the south line of said Northeast 1/4, a
distance of 361.74 feet; thence north, parallel to the east line of said Northeast 1/4, a
distance of 93.21 feet; thence bearing East, parallel with the south line 213.26 feet to the
point of beginning. Subject to existing highway easements and other easements of
record.
DESCRIPTION OF PARCEL 2:
That part of the East 1/2 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 1/4 of said Section 33, distant
1470.22 feet northerly of the southeast corner of said Northeast 1/4; thence bearing
South 00 degrees 35 minutes 45 seconds West, assumed bearing, along the east line of
said Northeast 1/4 a distance of 579.17 feet to the north line of the south 891.00 feet of
said Northeast 1/4; thence bearing West, along the north line of the south 891.00 feet of
said Northeast 1/4, a distance of 493.16 feet to the west line of the east 493.13 feet of
said Northeast 1/4; thence bearing North 63 degrees 58 minutes 06 seconds West, on a
line when extended northwesterly intersects the west line of the East 1/2 of said Northeast
1/4 at a point 1292.07 feet northerly of the southwest corner of said East 1/2 of the
Northeast 1/4, a distance of 90.62 feet; thence bearing North 00 degrees 35 minutes 45
seconds East, parallel with the east line of said Northeast 1/4, a distance of 446.19 feet to
a point on a line parallel with the south line of said Northeast 1/4 and passing through the
point of beginning; thence bearing East, parallel with the south line of said Northeast
1/4, a distance of 361.74 feet; thence north, parallel to the east line of said Northeast 1/4,
a distance of 93.21 feet; thence bearing East, parallel with the south line 213.26 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 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. 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 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.
Dated: August 4, 2014
CITY OF LAKEVILLE
BY: ________________________
Matt Little, Mayor
BY: ________________________
Charlene Friedges, City Clerk
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EXHIBIT A
DESCRIPTION OF PARCEL 1:
That part of the East 1/2 of the Northeast 1/4 of Section 33, Township 114, Range 20,
Dakota County, Minnesota, lying east of the west 501.00 feet of said East 1/2 of the
Northeast 1/4, and southerly of former State Trunk Highway No. 50, and northerly of the
following described line:
Commencing at the southwest corner of said East 1/2 of the Northeast 1/4; thence North
00 degrees 29 minutes 05 seconds East, assumed bearing, along the west line of said East
1/2 of the Northeast 1/4 a distance of 1292.07 feet to the point of beginning; thence
South 64 degrees 07 minutes 56 seconds East a distance of 913.68 feet, more or less, to
the northwest corner of the east 493.13 feet of the south 891.00 feet of said East 1/2 of
the Northeast 1/4; thence North 89 degrees 50 minutes 09 seconds East along the north
line of said south 891.00 feet a distance of 493.16 feet, more or less, to the east line of
said Northeast 1/4 distant 891.05 feet north of the southeast corner of said Northeast 1/4
and there said line terminating. Subject to highway easements as per Dakota County
Road Right Of Way Map No. 165 and No. 227, and other easements of record.
Except, That part of the East 1/2 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 1/4 of said Section 33, distant 1470.22 feet northerly of the
southeast corner of said Northeast 1/4; thence bearing South 00 degrees 35 minutes 45
seconds West, assumed bearing, along the east line of said Northeast 1/4 a distance of
579.17 feet to the north line of the south 891.00 feet of said Northeast 1/4; thence
bearing West, along the north line of the south 891.00 feet of said Northeast 1/4, a
distance of 493.16 feet to the west line of the east 493.13 feet of said Northeast 1/4;
thence bearing North 63 degrees 58 minutes 06 seconds West, on a line when extended
northwesterly intersects the west line of the East 1/2 of said Northeast 1/4 at a point
1292.07 feet northerly of the southwest corner of said East 1/2 of the Northeast 1/4, a
distance of 90.62 feet; thence bearing North 00 degrees 35 minutes 45 seconds East,
parallel with the east line of said Northeast 1/4, a distance of 446.19 feet to a point on a
line parallel with the south line of said Northeast 1/4 and passing through the point of
beginning; thence bearing East, parallel with the south line of said Northeast 1/4, a
distance of 361.74 feet; thence north, parallel to the east line of said Northeast 1/4, a
distance of 93.21 feet; thence bearing East, parallel with the south line 213.26 feet to the
point of beginning. Subject to existing highway easements and other easements of
record.
DESCRIPTION OF PARCEL 2:
That part of the East 1/2 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 1/4 of said Section 33, distant
1470.22 feet northerly of the southeast corner of said Northeast 1/4; thence bearing
South 00 degrees 35 minutes 45 seconds West, assumed bearing, along the east line of
said Northeast 1/4 a distance of 579.17 feet to the north line of the south 891.00 feet of
said Northeast 1/4; thence bearing West, along the north line of the south 891.00 feet of
said Northeast 1/4, a distance of 493.16 feet to the west line of the east 493.13 feet of
said Northeast 1/4; thence bearing North 63 degrees 58 minutes 06 seconds West, on a
line when extended northwesterly intersects the west line of the East 1/2 of said Northeast
1/4 at a point 1292.07 feet northerly of the southwest corner of said East 1/2 of the
Northeast 1/4, a distance of 90.62 feet; thence bearing North 00 degrees 35 minutes 45
seconds East, parallel with the east line of said Northeast 1/4, a distance of 446.19 feet to
a point on a line parallel with the south line of said Northeast 1/4 and passing through the
point of beginning; thence bearing East, parallel with the south line of said Northeast
1/4, a distance of 361.74 feet; thence north, parallel to the east line of said Northeast 1/4,
a distance of 93.21 feet; thence bearing East, parallel with the south line 213.26 feet to
the point of beginning. Subject to existing highway easements and other easements of
record.
BODY SHOP
SERVICE SERVICE EXPRESS LUBESERVICEEXPRESS LUBECOLLISION CENTER
BODY SHOP
SERVICE SERVICE EXPRESS LUBESERVICEEXPRESS LUBE
SHEET TITLE:
CONSULTANT:
ISSUES AND REVISIONS:
PROJECT NO.:
DRAWN BY:
CHECKED BY:
PROJECT:
JEFF BELZER'S
BODY SHOP ADDITION
21111 CEDAR AVENUE
LAKEVILLE, MN 55044
Typed Name
Registration Number Date
-
-
--
13096
GGD
GGD / MCF
ZONING SUBMITTAL: 06.18.2014
2145 Ford Parkway, Suite 301
Saint Paul, Minnesota 55116
651.690.5525 Fax 690.5545
www.finn-daniels.com
PLANNING &
EXTERIOR ELEVATIONS
(PROP. NEW & EXIST.
CONDITIONS / DEMO)
A300
1
A300 1/8" = 1'-0"
PROPOSED NEW NORTH ELEVATION
2
A300 1/8" = 1'-0"
PROPOSED NEW WEST ELEVATION
3
A300 1/8" = 1'-0"
EXISTING CONDITIONS / DEMOLITION NORTH ELEVATION
4
A300 1/8" = 1'-0"
EXISTING CONDITIONS / DEMOLITION WEST ELEVATION
SIGNAGE CALCS
EXT. FINISH LEGEND
KEY TO NOTES - DEMO
D1
PFM1 PFM2
DR2 DR2
CMU1
CMU2
CMU1
PFM1
CMU1
CMU2
PFM1
EP1
EP1
EP2
EP1
T.O. PARAPET
EL. = 119'-2"
T.O. FINISH FLOOR
EL. = 100'-0"
T.O. PARAPET
EL. = 119'-2"
T.O. FIN. FLR.
EL. = 100'-0"
DR1
DR2
DR1 DR1 DR1
DR3
EP1
D2
D3
D4
D5
D6
D7
D8
D9
D1
D2
D3D4
D3
D5D6
D7D5
D8 D8
D8
D9
D11
D9
D10
D10
D11
PFM2
EP2
EP2
CMU2
CMU1
CMU2
CMU1
DR3
BODY SHOP
SERVICE SERVICE SERVICECOLLISION CENTER
LAKEVILLE, MN UPDATED: 07.31.14COLOR ELEVATIONS
JEFF BELZER'S BODY SHOP ADDITION
CITY OF LAKEVILLE
PLANNING COMMISSION MEETING MINUTES
July 31, 2014
Chair Lillehei called the meeting to order at 5:30 p.m. in the Council Chambers at City
Hall. The pledge of allegiance to the flag was given.
Members Present: Vice Chair Bob Boerschel, Chair Brooks Lillehei, Jason Swenson,
Karl Drotning, Ex-officio member Nic Stevens
Members Absent: Linda Maguire, Paul Reuvers
Others Present: Daryl Morey, Planning Director; Frank Dempsey, Associate Planner;
and Penny Brevig, Recording Secretary
3. Approval of the Meeting Minutes
The June 19, 2014 Planning Commission meeting minutes were approved as
presented.
The June 26, 2014 Planning Commission special meeting minutes were approved
as presented.
4. Announcements
Mr. Morey stated that the following item was distributed to the Planning Commission
prior to tonight’s meeting.
1. Updated exterior elevations of the Belzer body shop (omitting the sign on the
west elevation).
Mr. Morey stated that the August 7th Planning Commission meeting will be
cancelled. The next meeting is scheduled for August 21.
5. Belzer Chevrolet, Dodge, Kia
Chair Lillehei opened the public hearing to consider an amendment to Conditional
Use Permit 12-06 to allow a building expansion for the major auto repair use at
Belzer Chevrolet, Dodge, Kia, located at 21111 Cedar Avenue
Greg Dahling from Finn Daniels Architects presented a brief overview of their
request.
Frank Dempsey presented the planning report. Mr. Dempsey stated that Belzer
Chevrolet, Dodge, Kia are requesting a conditional use permit (CUP) amendment to
allow a 5,410 square foot expansion to the automobile repair area on the north side
of the existing building.
Planning Commission Meeting Minutes, July 31, 2014 Page 2
Mr. Dempsey indicated that the existing building meets the setback and building
height requirements of the C-2 District. The property access will remain unaffected
by the proposed addition.
Mr. Dempsey stated that the front elevation of the proposed addition faces Lakeville
Boulevard to the north. The side elevation faces west. He indicated that the
proposed expansion will match the existing painted concrete block and masonry of
the existing building, which meets Zoning Ordinance requirements.
Mr. Dempsey indicated that because the applicant has given staff updated exterior
elevations of the Belzer Body shop omitting the sign on the west elevation,
Stipulation 4 will be revised to read:
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.
Mr. Dempsey stated that staff recommends approval of the CUP amendment subject
to the amended five stipulations listed in the July 23, 2014 planning report.
Chair Lillehei opened the hearing to the public for comment.
There were no comments from the audience.
Motion was made by Drotning, seconded by Boerschel to close the public
hearing at 5:39 p.m.
Ayes: Boerschel, Lillehei, Swenson, Drotning.
Nays: 0
Chair Lillehei asked for comments from the Planning Commission. Discussion
points included:
• Commissioner Boerschel commented that traffic tends to be congested going
into the service bays for oil changes, etc. from the north. The plans don’t
show any changes to the current traffic flow. Mr. Dahling explained that auto
body customers will drop their cars off at the same location, and a tech will
bring the car around to the body shop. He indicated that auto body repair is a
more long term service need so the increase in traffic entering the service
bays from the north due to this expansion will be minimal.
• Commissioner Drotning indicated that the Planning Commission is
considering the building expansion tonight so if the applicant chooses to
amend the service doors and/or traffic flow, they would not have to return to
the Planning Commission for approval.
Planning Commission Meeting Minutes, July 31, 2014 Page 3
Motion was made by Swenson, seconded by Drotning to recommend to City
Council approval of an amendment to Conditional Use Permit 12-06 to allow a
building expansion for the major auto repair use at Belzer Chevrolet, Dodge, Kia,
located at 21111 Cedar Avenue, subject to the following five 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. 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.
Ayes: Lillehei, Swenson, Drotning, Boerschel.
Nays: 0
There being no further business, the meeting was adjourned at 5:44 p.m.
Respectfully submitted,
_______________________________________
Penny Brevig, Recording Secretary
ATTEST:
_______________________________________
Brooks Lillehei, Chair
City 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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