HomeMy WebLinkAboutItem 05City of Lakeville
Planning Department
Memorandum
To : Planning Commission
From: Frank Dempsey, AICP, Associate Planner
Date: May 28, 2015
Subject: Packet Material for the June 4, 2015 Planning Commission Meeting
Agenda Item: Amendment to Conditional Use Permit No. 89-02 to allow a building
expansion for Dakota Pet Hospital.
Action Deadline: July 11, 2015
INTRODUCTION
Dr. Anne Krake owner of Dakota Pet Hospital has submitted an application and plans for a
conditional use permit amendment to allow an expansion to the existing veterinary clinic
located at 20136 Icenic Trail. The proposed addition will include a 25 foot by 40 foot (1,000
sf) addition to the south side of the existing 2,000 square foot building as well as an
expansion to the parking area. The proposed building expansion requires an amendment
to Conditional Use Permit No. 89-02.
The subject property is zoned C-3, General Commercial District. Section 11-73-7.S of the
Zoning Ordinance allows veterinary clinics by conditional use permit subject to certain
outlined criteria.
EXHIBITS
The following exhibits are attached for your reference:
A. Location and Zoning Map
B. Aerial Photo Map
C. Topographical Survey
D. Site Plan (2 Pages)
E. Grading, Drainage and Erosion Control Plan
F. Floor Plan (2 Pages)
2
G. Exterior Elevations
H. Street View Image of Existing North and West Elevation and Signage (2 Pages)
I. CUP 89-02
Surrounding Land Uses and Zoning
North – Icenic Trail and Threads and Ink (C-1 District)
South – Kwik Trip Fuel and Convenience Story (C-3 District)
East – Dodd Boulevard (CSAH 9) and Green Planet Car Wash (PUD)
West – McDonalds Restaurant (C-3 District)
BACKGROUND
The subject property is approximately one-half acre in area and was platted as Lot 1, Block
1, Viking Square in 1980. The 2,000 square foot Dakota Pet Hospital was constructed in
1989 following approval of Conditional Use Permit 89-02. The proposed 1,000 square foot
expansion will address the owner’s need for additional work space within the existing
building.
PLANNING ANALYSIS
The proposed building and parking lot expansion has been reviewed for compliance with
Zoning Ordinance performance standards as follows:
Required Building and Parking Lot Setbacks. The existing building meets all setback
requirements of the C-3 District as follows:
Abutting Public Street – 30 feet
Interior Side and Rear – 10 feet
Parking Lot – 15 feet abutting street/5 feet interior lot line
Proposed Building and Parking Lot Setbacks:
Abutting Public Street – 30.3 feet
Interior Side and Rear – 34.6 feet or greater
Parking Lot – 5 feet or greater
Building Height. The building remodel and new addition will be a single story of
approximately 13 feet and will not exceed the maximum building height of 35 feet allowed
in the C-3 District.
Floor Plan. The building floor plan proposes 1,000 square feet of additional veterinary
clinic space.
Access and Circulation. The property access will remain unaffected by the proposed
addition. The site is accessed via a driveway from Icenic Trail.
3
Parking Requirements. The 2,000 square foot building plus the proposed 1,000 square foot
addition will require 5 additional parking spaces for a total of 14 spaces on site as follows:
Existing Clinic: 2,000 sf – 10%/200 = 9 spaces
Proposed Addition: 1,000 sf – 10%/200 = 5 spaces
Subtotal Spaces Required =14 spaces
Total Spaces Provided on Site = 19 spaces (including one handicap accessible
space)
Building Elevations and Exterior Building Materials. All four sides of the existing
building exterior was constructed with a stone wainscot, brown prefinished metal siding
and asphalt shingled roof in compliance with Zoning Ordinance requirements at the time
of construction in 1989. The proposed addition will use the same exterior building
materials to match the existing building as allowed by Section 11-17-9H.10(b)of the
Zoning Ordinance for a building expansion of 50% or less in area.
Landscaping. The site is currently landscaped. No additional landscaping is proposed or
required with the building expansion.
Signs. Additional signage is not proposed with the expansion.
Lighting. No new site or building lighting is proposed with the expansion. All lighting
must be downcast and must not exceed one foot candle at the property line abutting a
street.
RECOMMENDATION
Planning Department staff recommends approval of the Dakota Pet Hospital 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. A building permit is required prior to commencing construction.
3. The new trash enclosure shall match or be of similar construction to the
architectural exterior materials of the principal building.
4. The veterinary use shall comply with all Zoning Ordinance requirements. In
addition, the stipulations of Conditional Use Permit No. 89-02 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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EXHIBIT F
EXHIBIT G
EXHIBIT H
1
CITY OF LAKEVILLE
DAKOTA COUNTY, MINNESOTA
DAKOTA PET HOSPITAL CONDITIONAL USE PERMIT AMENDMENT
FINDINGS OF FACT
On June 4, 2015 the Lakeville Planning Commission met at it’s regularly
scheduled meeting to consider the request of Dr. Anne Krake (Dakota Pet Hospital) for
a conditional use permit amendment to allow a building expansion for the veterinary
clinic located at 20136 Icenic Trail. 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.
1.The property is zoned C-3, General Commercial District.
2.The property is located in Planning District No. 5, Central Area/Heritage
Commons and is classified as Commercial on the Comprehensive Land Use
Plan.
3.The legal description of the property is:
(Lot 1, Block 1, Viking Square)
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 veterinary clinic is consistent with the policies and
provisions of Planning District 5 of the Comprehensive Land Use Plan.
b)The proposed use is or will be compatible with future land uses of the area.
The proposed expansion of the veterinary clinic use is compatible with existing land
uses in the area.
2
c)The proposed use conforms with all performance standards contained in
the Zoning Ordinance and the City Code.
The veterinary clinic 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 veterinary clinic 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
veterinary clinic use and can be accommodated by the adjacent public streets.
5.The planning report dated May 28, 2015 prepared by Associate Planner Frank
Dempsey is incorporated herein.