HomeMy WebLinkAboutItem 06City of Lakeville
Planning Department
Memorandum
To : Planning Commission
From: Frank Dempsey, AICP, Associate Planner
Date: July 29, 2015
Subject: Packet Material for the August 6, 2015 Planning Commission Meeting
Agenda Item: Conditional Use Permit to allow building height in excess of 35 feet in
the C-3, General Commercial District
Action Deadline: September 7, 2015
INTRODUCTION
Lakeville Hospitality, LLC representatives have submitted an application and plans for a
conditional use permit to allow the construction of a three story, 83 room, extended stay
Candlewood Suites hotel on an existing parcel zoned C-3, General Commercial District
located at 21060 Keswick Loop (formerly 11734 – 210th Street at the southeast intersection
of 210th Street (CSAH 70) and Keswick Loop. The proposed building would be up to 43
feet, 1-1/2 inches tall. The C-3 District allows a building height up to 35 feet in unless
additional height is approved by conditional use permit. The proposed hotel use is a
permitted use of the property. The applicant is requesting conditional use permit approval
at this time for the proposed building height only. City staff will review and approve the
site plan, grading plan and utility plan separately in conjunction with the building permit
application.
EXHIBITS
The following exhibits are attached for your reference:
A. Location and Zoning Map
B. Aerial Photo Map
C. Draft Site Plan
D. Building Elevations Plan
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Surrounding Land Uses and Zoning
North –210th Street (CSAH 70) and undeveloped commercial property (C-3 District)
South – Keswick Loop
East –Undeveloped Commercial Property (C-3 District)
West – Keswick Loop and undeveloped commercial property (C-3 District)
The subject property is surrounded by undeveloped commercial zoned property or public
road right-of-way. The nearest residential zoned properties are located to the northwest
on the north side of 210th Street (CSAH 70), and to the west.
PLANNING ANALYSIS
Section 11-17-7.E of the Zoning Ordinance allows building heights in excess of 35 feet, and
up to six stories or 65 feet, in the C-3 District subject to additional setback requirements
and approval of a conditional use permit. The additional setback requirements are an
additional five foot setback for every 10 feet of additional building height. In this case the
Candlewood Suites building would require 35 foot setbacks to the north, south and west
property/street right-of-way lines and 10 feet to the east interior property line.
Section 11-17-7.D of the Zoning Ordinance excludes certain building elements from the
height limitations not to exceed 10 feet in height and not more than 25% of the area of the
roof. These excluded elements include building parapets not to exceed three feet in
height. Approximately two-thirds of the proposed hotel building would be less than 35
feet tall (approximately 33 feet tall). About one-third of the building will include
architectural parapets walls that will exceed 35 feet with a total height of between 39 feet
and just over 43 feet as shown on the building elevation plan.
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 plus an additional 5 feet = 35 feet
Interior Side and Rear – 10 feet
Parking Lot – 15 feet abutting street right-of-way/5 feet interior lot line
Proposed Building and Parking Lot Setbacks:
Abutting Public Street – 121 feet (west) and 159.5 feet (north) and 91.5 feet (south)
Interior Side (east) – 92.5 feet
Parking Lot – 49 feet minimum abutting streets, 33 feet interior lot line
Access and Circulation. Access to the property will be from two driveways off of Keswick
Loop. There will be no access to or from 210th Street (CSAH 70)
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Parking Requirements. The 83 room hotel requires a total of 91 parking spaces determined
as follows:
One space per room = 83 spaces, plus;
One additional space per 10 rooms (8.3)
Total Spaces Required = 91 spaces
Total Spaces Provided on Site = 92 spaces (including four handicap accessible
spaces)
Site Plan Review. A complete site plan and building plan review for compliance with
Zoning Ordinance and Building Code requirements will commence with the submittal of a
building permit application following favorable action by the City Council on the proposed
conditional use permit for building height.
RECOMMENDATION
Planning Department staff recommends approval of the Lakeville Hospitality, LLC request
for a conditional use permit for building height in excess of 35 feet subject to the following
stipulations:
1. The building height shall not exceed 44 feet as shown on the building elevation plans
prepared by Truman Howell Architects dated July 1, 2015 and as approved by the City
Council.
2. The project shall receive approval of a site plan application and building permit
prior to commencement of construction.
Findings of fact for approval of the conditional use permit request are attached.
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CITY OF LAKEVILLE
DAKOTA COUNTY, MINNESOTA
LAKEVILLE HOSPITALITY, LLC CONDITIONAL USE PERMIT
On August 6, 2015 the Lakeville Planning Commission met at it’s regularly
scheduled meeting to consider the request of Lakeville Hospitality, LLC for a
conditional use permit to allow a building height in excess of 35 feet in the C-3,
General Commercial District located at 11734 – 210th Street. The Planning Commission
conducted a public hearing on the proposed conditional use permit 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-3, General Commercial District.
2. The property is located in Planning District No. 6, Fairfield Business Campus/I-
35/CR 70 and is classified as Commercial on the Comprehensive Land Use Plan.
3. The legal description of the property is:
The North 544.5 feet of the West 280 feet of the Northeast Quarter of the
Northeast Quarter of Section 35, Township 1114, Range 21, subject to
Parcel 32, Dakota County Right of Way, Map 300.
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 building height in excess of 35 feet 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.
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The proposed hotel use and building height in excess of 35 feet will be
compatible with existing and future land uses in the area.
c) The proposed use conforms with all performance standards
contained in the Zoning Ordinance and the City Code.
The proposed hotel use and building height in excess of 35 feet will conform to
all performance standards set forth in the Zoning Ordinance.
d) The proposed use can be accommodated with existing public
services and will not overburden the City’s service capacity.
The proposed hotel use and building height in excess of 35 feet will be served with
existing public services and will not overburden the City’s service capacity.
e) Traffic generation by the proposed use is within capabilities of
streets serving the property.
Traffic generation from the hotel use can be accommodated by the adjacent public
streets.
5. The planning report dated July 29, 2015 prepared by Associate Planner Frank
Dempsey is incorporated herein.
Dated: August 6, 2015
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CITY OF LAKEVILLE
BY: ________________________
Matt Little, Mayor
BY: ________________________
Charlene Friedges, City Clerk