HomeMy WebLinkAboutItem 051
City of Lakeville
Planning Department
Memorandum
To Planning Commission
From: Frank Dempsey, AICP, Associate Planner
Date: August 12, 2016
Subject: Packet Material for the August 18, 2016 Planning Commission Meeting
Agenda
Item: 1) Schneiderman’s Furniture Preliminary Plat
2) Conditional Use Permit to allow an exception to the commercial district
exterior building materials requirements.
Application Action Deadline: Preliminary Plat (October 28, 2016)
INTRODUCTION
Representatives of JAS Lakeville Properties, LLC and Schneiderman’s Furniture have submitted
preliminary plat and conditional use permit plans for development of 4.8 acre Outlot B,
Celebration Second Addition located south of Celebration Church and west of Kenyon Avenue.
The proposal is to construct a 107,307 square foot, two story retail furniture store at this location.
The plans have been forwarded to the Engineering Division, the Parks and Recreation
Department and the Parks, Recreation and Natural Resources Committee.
EXHIBITS
A. Zoning Map
B. Aerial Photo
C. Applicant’s Building Design Narrative
D. Preliminary Plat
E. Existing Conditions Survey
F. Site Plan
G. Grading and Drainage Plan
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H. Stormwater and Pollution Prevention Plan
I. Utility Plan
J. Tree Preservation Plan
K. Landscape Plan
L. Building Sight Section Plans (2 Pages)
M. Upper and Lower Level Floor Plans (2 Pages)
N. Building Elevations Plan
O. Neighborhood Meeting Notes
P. Resident email received following the neighborhood meeting
Surrounding Land Uses and Zoning:
North – Celebration Church (PUD District/Underlying C-3 District)
South – Gander Mountain (C-3 District)
East – Kenyon Avenue and Interstate 35
West – Jackson Heights Second Addition (RS-3 District)
STAFF ANALYSIS
I. PRELIMINARY PLAT.
a. Existing Conditions. The subject property is platted as Outlot B, Celebration Second
Addition and is presently owned by Celebration Church. Schneiderman’s Furniture proposes
to purchase the property for the construction of their new furniture store. Celebration
Church purchased the property as part of their 2001 building and parking lot expansion
project with plans to possibly construct church associated buildings in the future. The
property consists of moderately sloping terrain that rises approximately 21 feet from the
lowest to highest point on the property from east to west between Kenyon Avenue and the
west property line. The property also includes a stand of mature trees.
b. Comprehensive Plan. The subject property is guided Commercial in the 2008
Comprehensive Land Use Plan and is located in Planning District No. 1, which incorporates
the area of Interstate 35/County Road 50/Orchard Lake. The proposed commercial use of the
property is consistent with the 2030 Land Use Plan and District 1 recommendations.
c. Zoning. The property is zoned C-3, General Commercial District. The C-3 District allows
retail, office, service and other commercial uses. The property has been zoned commercial
since 1969.
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d. Lots/Blocks. The Schneiderman’s Furniture preliminary plat consists of one lot on one
block totaling 4.8 acres.
e. Streets. The Schneiderman’s Furniture preliminary plat has frontage exclusively on
Kenyon Avenue. Kenyon Avenue is designated as a major collector in the City’s
Transportation Plan. Kenyon Avenue is a 44-foot wide road with a shared center left turn
lane and eight foot wide sidewalk on the west side of the road. No additional right-of-way is
required.
f. Grading, Drainage, Erosion Control and Utilities. Grading, drainage, erosion control and
utility plans have been submitted with the Schneiderman’s Furniture preliminary plat. A
stormwater pond will be constructed on the south side of the property to serve the
stormwater management needs from the development. The proposed new building will be
able to utilize existing sanitary sewer and water utilities adjacent to the property. The existing
City sanitary sewer and water utilities are adequate to accommodate the proposed
commercial building.
Grading, drainage, erosion control, and utility issues are addressed in the engineering review
memo prepared by Matt Decur, Civil Engineer and Mac Cafferty, Environmental Resources
Manager dated August 12, 2016. A copy of the engineering report is attached for your
review. The Engineering Division recommends approval of the Schneiderman’s Furniture
preliminary plat subject to the developer’s submittal of the following for City staff review for
compliance with City standards as required by the subdivision ordinance:
• Grading and construction plans for the deferred parking spaces.
• Stormwater management plan.
• Wetland determination and delineation, if applicable.
• Tree preservation plan.
• Stormwater Pollution Prevention Plan.
g. Wetlands. A wetland determination or delineation, if applicable, has not been submitted
for the subject property as required by the subdivision ordinance.
h. Tree Preservation. A tree preservation plan showing all significant trees on the property
has not been submitted.
i. Park Dedication. Schneiderman’s Furniture will be subject to the commercial park
dedication fee since the Park and Open Space Plan does not identify need for park purposes
in the vicinity of this preliminary plat. The commercial rate for park dedication is $7,693 per
acre which results in a total park dedication cash fee of $36,926.40 for the 4.8 acres.
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II. SITE PLAN
Setbacks.
Min. Required Setbacks Proposed Buildings
Public Right of Way--------30 feet Public Right of Way----------------158 feet
Side Yard --------------------10 feet Side Yards (north/south) –63 feet/166feet
Rear Yard -------------------30 feet Rear Yard (west) ---------------------45 feet
The proposed Schneiderman’s Furniture building meets the C-3 District setback requirements.
Site Access. Access to the property will be from two driveways onto Kenyon Avenue near the
north and souths sides of the property.
Parking. The minimum required number of parking spaces is determined by calculating the total
square footage of the building, minus a 10% floor area credit divided by the spaces-per-square-
foot requirement for the proposed use. Furniture stores with a total floor area greater than
45,000 square feet are calculated differently than other retail uses. The proposed two level
112,000 square foot building will require a total of 182 parking spaces, calculated as follows:
112,000 square feet – 10% floor area credit = 100,800 square feet
One parking space for each 400 square feet for the first 25,000 square feet = 56 spaces
One parking space for each 600 square feet thereafter (75,800 square feet)/600 = 126
spaces
Total Number of Spaces Required = 182
Total Spaces to be Constructed = 119
Total Spaces to be Deferred = 63
The Zoning Ordinance allows up to 50% of the parking spaces to be deferred provided the
applicant can demonstrate that the number of proposed parking spaces can reasonably
accommodate the anticipated parking demand. The site plan must be revised to provide the
correct number of required parking spaces plus three additional deferred parking spaces prior to
staff consideration of the parking deferment application. The grading plan needs to be modified
to provide reasonable accommodation of the deferred parking spaces in the event that they need
to be constructed.
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Landscaping/Screening. Section 11-21-9.A.1 requires that commercial uses adjacent to
residential zoned properties provide screening along the property line of a design that results in a
continuous 20 foot wide, eight foot tall visual screen of evergreen and/or deciduous trees.
Section 11-21-9.C.2.c requires that evergreen trees intended for screening be planted in a
staggered row. The landscape plan proposes 36 spruce, pine and fir trees along the length of the
building planted in a staggered row. The landscape plan proposes 18 additional deciduous trees
and numerous shrubs throughout the property including those for parking lot screening and
building foundation plantings. The proposed landscape materials meet the requirements of the
Zoning Ordinance for size and species of plant materials as guided by the Corridor and Gateway
Design Guidelines. The landscaped areas of the property will be irrigated as identified on the
landscape plan and in compliance with Zoning Ordinance requirements. A financial security
shall be submitted with City Council consideration of the final plat to guarantee installation of
the landscaping.
Cross Section Plan. Plan Sheets A1-1 and A1-2 provide a visual perspective between the west
and east building elevations to the adjacent properties (west) and Kenyon Avenue (east). The
grade elevations of the single family homes to the west sit at elevations between 1036 and 1020
feet (above sea level). The first floor elevation of the Schneiderman’s building will be 1032. The
evergreen trees along the west property boundary will be planted at grade elevations between
1030 and 1036 feet along the entire west property boundary to provide visual screening of the
building when the trees are a height of 18 feet or more as shown on Exhibit L. Trees planted
between the west property line and the building will be a minimum of eight feet in height in
compliance with Zoning Ordinance requirements.
Business Hours. The applicant indicates that business hours are anticipated to be between 10am
– 8pm Monday through Saturday and 11am – 6pm Sunday. Store pick-up hours are to be
Tuesday-Saturday, 10am – 6pm.
Loading/Unloading Dock. A loading/unloading dock will be located near the southwest corner
of the building. A 35 foot long, 12 foot tall wood composite board wall is proposed to provide
screening between the dock and the properties to the west. The landscape plan must be amended
to increase landscape screening by including staggered row of evergreen trees for the property
adjacent to the loading dock.
Roof-Top Mechanical Equipment Screening. An 18 inch tall parapet wall is designed into the
proposed commercial buildings which will provide screening for roof-top mechanical
equipment. The parapet wall will be 31 inches below the top of the parapet wall. All roof-top
mechanical units will be centered on the building’s roof. Including the elevation of the building
from the street or adjacent buildings and the proposed building design will provide adequate
screening.
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Trash Storage. Schneiderman’s Furniture proposes to have all trash/recycling storage located
inside the building. No outdoor trash enclosure is proposed.
Signage. Signage is permitted in accordance with Zoning Ordinance requirements for a
commercial use in the Freeway Corridor District. Section 11-23-19.E.1.a allows single occupancy
buildings with a gross floor area of 45,000 square feet or greater to have one individual wall sign
up to 440 square feet in area. A building of this size may also have a second wall sign not to
exceed 200 square feet. Additional secondary wall signage is allowed on one façade either
fronting a public street or the front building entrance, not exceeding a total of 144 square feet or
72 square feet per single sign. The Freeway Corridor District allows a single occupancy
commercial building greater than 100,000 square feet to have a freestanding sign with up to 400
square feet in area and 50 feet in height. A freestanding sign has not been designed and proposed
but the building signage, while not yet dimensioned, is designed to be modest in size and design
with a single sign fronting Kenyon Avenue. A sign permit must be issued by the Planning
Department prior to the installation of any signage.
Exterior Lighting. A site lighting and photometric plan has not been submitted. The plan must
be submitted prior to issuance of a building permit. The Zoning Ordinance required down-cast
lighting with light intensity not greater than one foot-candle at the property line.
III. CONDITIONAL USE PERMIT
Schneiderman’s Furniture proposes to construct a two level, 112,000 square foot, 35 foot tall
building facing Kenyon Avenue. The building design includes an 80 foot by 60 foot wide
architectural quadrilateral-shaped cupola located at the front of the building which will total 39
feet in height. The cupola is not occupied space and is used to provide natural light to the area of
the building near the main entrance and is not subject to building height requirements.
Exterior building materials are proposed to include limestone, glass, stucco and smooth and
sandblasted finish architectural pre-cast concrete panels. The applicant is requesting approval of
a conditional use permit to deviate from the minimum requirements for commercial exterior
building materials for this project.
Section 11-17- 9.D of the Zoning Ordinance requires minimum grades of exterior building
materials be designed into all four sides of the building. Building materials are categorized by
grades from brick and stone (Grade A) to integral colored concrete block (Grade D). A
conditional use permit is required for the architectural exterior materials to deviate from the
minimum requirements or to allow a variation in the required materials. The intent of the
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conditional use permit option was to allow for architectural design flexibility while maintaining a
high quality of both design and materials on all fours sides of the building.
In the case of the proposed Schneiderman’s building, approximately 30% of the building exterior
(west elevation) is not visible from the public street and the plan is to screen that entire elevation
from view of the residential neighborhood with evergreen trees. The entire proposed west wall
and portions of the north and south walls are proposed with maintenance free off-white integral
colored panels. This material is considered to be a Grade D material. The applicant’s narrative
(Exhibit C) reasons that the percentage of high quality exterior building materials concentrated
on the building’s east face (front) can be reasonably balanced with less visually appealing
materials, such as integral colored pre-cast concrete panels, on a portion of the sides and the
entire rear (west) wall.
The following breakdown of building materials on each building façades:
East (front) Elevation:
Natural Stone – 23%
Glass – 54%
Stucco – 20%
Precast Concrete Panels – 3%
South (side) Elevation:
Natural Stone – 26%
Glass – 13%
Stucco – 5%
Precast Concrete Panels – 56%
North (side) Elevation:
Glass – 1%
Stucco – 2%
Precast Concrete Panels – 97%
West (rear) Elevation:
Glass - >1%
Stucco – 2%
Precast Concrete Panels – 97%
RECOMMENDATION
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Planning Department staff recommends approval of the Schneiderman’s Furniture preliminary
plat and conditional use permit subject to the following stipulations:
1. Compliance with the stipulations listed in the August 12, 2016 engineering report.
2. Implementation of the recommendations of the Parks, Recreation and Natural Resources
Committee.
3. The site development and building exterior shall be developed in compliance with the plans
approved by the City Council.
4. Landscaping shall be installed according to the landscape plan approved by the City
Council. A financial security shall be submitted the final plat to guarantee installation of
the landscaping. The landscape plan must be amended to increase landscape screening by
including staggered row of evergreen trees for the property adjacent to the loading dock.
5. All signs shall comply with Zoning Ordinance requirement. A sign permit must be issued
by the City prior to the installation of any signs.
6. The site plan must be revised to provide the correct number of required and proposed
deferred parking spaces. A minimum of three additional deferred parking spaces must be
shown on the site plan prior to staff consideration of the parking deferment application. A
parking deferment application shall be submitted prior to issuance of a building permit.
7. Parking lot and building exterior lighting shall be down-cast cut-off type fixtures only. Tilt-
up light fixtures or fixtures that glare onto adjacent properties are not permitted. A lighting
and photometric plan shall be submitted with the building permit application.
8. All building materials shall be integral colored and shall not be painted.
9. Retaining walls shall not be constructed in a drainage and utility easement.
Findings of Fact for the conditional use permit are attached.
Lee
Lake
RS-3
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C-3
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SCHNEIDERMAN'S FURNITUREPRELIMINARY PLAT & CONDITIONAL USE PERMIT
EXHIBIT A
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M
7200 Hemlock Lane, Suite 300
Maple Grove, MN 55369
763.424.5505
www.loucksinc.com
PLANNING
CIVIL ENGINEERING
LAND SURVEYING
LANDSCAPE ARCHITECTURE
ENVIRONMENTAL
SUBMITTAL/REVISIONS
PROFESSIONAL SIGNATURE
QUALITY CONTROL
CADD files prepared by the Consultant for this project are
instruments of the Consultant professional services for use solely
with respect to this project. These CADD files shall not be used
on other projects, for additions to this project, or for completion
of this project by others without written approval by the
Consultant. With the Consultant's approval, others may be
permitted to obtain copies of the CADD drawing files for
information and reference only. All intentional or unintentional
revisions, additions, or deletions to these CADD files shall be
made at the full risk of that party making such revisions, additions
or deletions and that party shall hold harmless and indemnify the
Consultant from any & all responsibilities, claims, and liabilities.
CADD QUALIFICATION
SCHNEIDERMANS
FURNITURE
LAKEVILLE, MN
SCHNEIDERMANS
C1-1 EXISTING CONDITIONS PLAN
C2-1 SITE PLAN
C3-1 GRADING & DRAINAGE PLAN
C3-2 STORM WATER POLLUTION
PREVENTION PLAN
C3-3 SWPPP DETAILS & NOTES
C4-1 UTILITY PLAN
C8-1 DETAIL SHEET
06-21-16 PRELIMINARY CITY
SUBMITTAL
07-06-16 RESPONSE TO CITY
COMMENTS
07-13-16 PRELIMINARY PLAT
RESUBMITTAL
08/05/16 PRELIMINARY PLAT
RESUBMITTAL
Review Date
SHEET INDEX
License No.
Date
I hereby certify that this plan, specification or report was
prepared by me or under my direct supervision and that
I am a duly Licensed Professional Engineer under the
laws of the State of Minnesota.
Jeffrey A. Shopek - PE
19624
Project Lead
Drawn By
Checked By
Loucks Project No.16003
JAS
TRG
JDK
06-21-16
06-21-16
EXISTING
CONDITIONS
PLAN
C1-1
DESCRIPTION OF PROPERTY SURVEYED
OUTLOT B, CELEBRATION 2ND ADDITION, DAKOTA COUNTY, MINNESOTA.
ABSTRACT PROPERTY
WARNING:
THE CONTRACTOR SHALL BE RESPONSIBLE FOR CALLING FOR LOCATIONS OF ALL
EXISTING UTILITIES. THEY SHALL COOPERATE WITH ALL UTILITY COMPANIES IN
MAINTAINING THEIR SERVICE AND / OR RELOCATION OF LINES.
THE CONTRACTOR SHALL CONTACT GOPHER STATE ONE CALL AT 651-454-0002 AT
LEAST 48 HOURS IN ADVANCE FOR THE LOCATIONS OF ALL UNDERGROUND WIRES,
CABLES, CONDUITS, PIPES, MANHOLES, VALVES OR OTHER BURIED STRUCTURES BEFORE
DIGGING. THE CONTRACTOR SHALL REPAIR OR REPLACE THE ABOVE WHEN DAMAGED
DURING CONSTRUCTION AT NO COST TO THE OWNER.
N
EXISTING CONDITIONS GENERAL NOTES
1. THE INFORMATION SHOWN ON THIS EXISTING CONDITIONS PLAN WAS PREPARED
FROM A BOUNDARY AND TOPOGRAPHIC SURVEY PREPARED BY LOUCKS
ASSOCIATES. UTILITY INFORMATION SHOWN ON THIS PLAN, SUCH AS SANITARY
SEWER, WATERMAIN, STORM SEWER, FORCEMAIN, ETC. WAS PROVIDED BY THE CITY
OF SHAKOPEE RECORD PLANS.
2. THE BEARINGS FOR THIS SURVEY ARE BASED ON THE PLAT CELEBRATION 2ND
ADDITION.
3. BENCHMARK: TOP NUT HYDRANT AT SOUTHEAST CORNER OF PROPERTY AS
SHOWN HEREON. ELEVATION = 1025.68 (NAVD 88)
4. THE GROSS LAND AREA IS 212,541 +/- SQUARE FEET OR 4.88 +/- ACRES.
5. WE HAVE SHOWN BURIED STRUCTURES AND UTILITIES ON AND/OR SERVING THE
SITE TO THE BEST OF OUR ABILITY, SUBJECT TO THE FOLLOWING RESTRICTIONS:
A. UTILITY OPERATORS DO NOT CONSISTENTLY RESPOND TO LOCATE REQUESTS
THROUGH THE GOPHER STATE ONE CALL SERVICE FOR BOUNDARY AND
LOCATION PURPOSES SUCH AS THIS.
B. THOSE UTILITY OPERATORS THAT DO RESPOND, OFTEN WILL NOT LOCATE
SERVICES FROM THE MAIN LINE TO THE CUSTOMER'S STRUCTURE OR FACILITY -
THEY CONSIDER THOSE SEGMENTS PRIVATE INSTALLATIONS THAT ARE OUTSIDE
OF THEIR JURISDICTION. IF A PRIVATE SERVICE TO AN ADJOINER'S SITE CROSSES
THIS SITE OR A SERVICE TO THIS SITE CROSSES AN ADJOINER, IT MAY NOT BE
LOCATED SINCE MOST OPERATORS WILL NOT MARK SUCH "PRIVATE" SERVICES.
C. SNOW AND ICE CONDITIONS DURING WINTER MONTHS MAY OBSCURE
OTHERWISE VISIBLE EVIDENCE OF A BURIED STRUCTURE OR UTILITY.
D. MAPS PROVIDED BY UTILITY OPERATORS, EITHER ALONG WITH A FIELD
LOCATION OR IN LIEU OF SUCH A LOCATION, ARE VERY OFTEN INACCURATE OR
INCONCLUSIVE. MAPS PROVIDED BY UTILITY OPERATORS ARE VERY OFTEN AT A
VERY SMALL SCALE, OR NO SCALE.
E. EXTREME CAUTION MUST BE EXERCISED BEFORE AN EXCAVATION TAKES PLACE
ON OR NEAR THE SITE. BEFORE DIGGING, YOU ARE REQUIRED BY LAW TO
NOTIFY GOPHER STATE ONE CALL AT LEAST 48 HOURS IN ADVANCE AT
651-454-0002.
F. UTILITY INFORMATION SHOWN ON THIS PLAN, SUCH AS NATURAL GAS,
ELECTRIC LINES, TELEPHONE LINES, FIBEROPTIC LINES, CABLE TELEVISION LINES,
UNDERGROUND PIPELINES, ETC. WAS SUPPLIED OR LOCATED BY GOPHER STATE
ONE CALL, TICKET NUMBERS 161264910 & 161270014.
6. THIS PROPERTY IS CONTAINED IN ZONE X (AREAS DETERMINED TO BE OUTSIDE THE
0.2% ANNUAL CHANCE FLOODPLAIN) PER FLOOD INSURANCE RATE MAP,
COMMUNITY PANEL NO. 2701070183E, EFFECTIVE DATE OF DECEMBER 2, 2011.
EXHIBIT E
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7200 Hemlock Lane, Suite 300
Maple Grove, MN 55369
763.424.5505
www.loucksinc.com
PLANNING
CIVIL ENGINEERING
LAND SURVEYING
LANDSCAPE ARCHITECTURE
ENVIRONMENTAL
SUBMITTAL/REVISIONS
PROFESSIONAL SIGNATURE
QUALITY CONTROL
CADD files prepared by the Consultant for this project are
instruments of the Consultant professional services for use solely
with respect to this project. These CADD files shall not be used
on other projects, for additions to this project, or for completion
of this project by others without written approval by the
Consultant. With the Consultant's approval, others may be
permitted to obtain copies of the CADD drawing files for
information and reference only. All intentional or unintentional
revisions, additions, or deletions to these CADD files shall be
made at the full risk of that party making such revisions, additions
or deletions and that party shall hold harmless and indemnify the
Consultant from any & all responsibilities, claims, and liabilities.
CADD QUALIFICATION
SCHNEIDERMANS
FURNITURE
LAKEVILLE, MN
SCHNEIDERMANS
C1-1 EXISTING CONDITIONS PLAN
C2-1 SITE PLAN
C3-1 GRADING & DRAINAGE PLAN
C3-2 STORM WATER POLLUTION
PREVENTION PLAN
C3-3 SWPPP DETAILS & NOTES
C4-1 UTILITY PLAN
C8-1 DETAIL SHEET
L1-1 LANDSCAPE PLAN
L1-2 LANDSCAPE DETAILS
06-21-16 PRELIMINARY CITY
SUBMITTAL
07-06-16 RESPONSE TO CITY
COMMENTS
07-13-16 PRELIMINARY PLAT
RESUBMITTAL
08/05/16 PRELIMINARY PLAT
RESUBMITTAL
Review Date
SHEET INDEX
License No.
Date
I hereby certify that this plan, specification or report was
prepared by me or under my direct supervision and that
I am a duly Licensed Professional Engineer under the
laws of the State of Minnesota.
Jeffrey A. Shopek - PE
19624
Project Lead
Drawn By
Checked By
Loucks Project No.16003
JAS
TRG
JDK
06-21-16
06-21-16
SITE PLAN
C2-1
1.ALL PAVING, CONCRETE CURB, GUTTER AND SIDEWALK SHALL BE FURNISHED AND INSTALLED
IN ACCORDANCE WITH THE DETAILS SHOWN PER THE DETAIL SHEET(S) AND STATE/LOCAL
JURISDICTION REQUIREMENTS.
2. ACCESSIBLE PARKING AND ACCESSIBLE ROUTES SHALL BE PROVIDED PER CURRENT ADA
STANDARDS AND LOCAL/STATE REQUIREMENTS.
3. ALL CURB DIMENSIONS SHOWN ARE TO THE FACE OF CURB UNLESS OTHERWISE NOTED.
4. ALL BUILDING DIMENSIONS ARE TO THE OUTSIDE FACE OF WALL UNLESS OTHERWISE NOTED.
5. TYPICAL FULL SIZED PARKING STALL IS 9' X 18' UNLESS OTHERWISE NOTED.
6. ALL CURB RADII SHALL BE 5.0' UNLESS OTHERWISE NOTED.
7. BITUMINOUS IMPREGNATED FIBER BOARD TO BE PLACED AT FULL DEPTH OF CONCRETE
ADJACENT TO EXISTING STRUCTURES AND BEHIND CURB ADJACENT TO DRIVEWAYS AND
SIDEWALKS.
8. SEE SITE ELECTRICAL PLAN FOR SITE LIGHTING.
CURRENT ZONING: C3-GENERAL COMMERCIAL DISTRICT
PROPOSED ZONING: C3- GENERAL COMMERCIAL DISTRICT
PROPERTY AREA:4.88 AC
DISTURBED AREA:5.39 AC
EXISTING IMPERVIOUS AREA: 0.0 AC (0%)
PROPOSED IMPERVIOUS AREA: 2.66 AC (54%)
PARKING REQUIREMENT: 105,000 SF X 0.9=94,500 TOTAL SF FLOOR AREA
25,000/400 + 69,500/600= 63 + 116= 179 REQUIRED STALLS
TOTAL PARKING: 113 STALLS
85 STALLS-FUTURE PARKING
EXHIBIT F
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7200 Hemlock Lane, Suite 300
Maple Grove, MN 55369
763.424.5505
www.loucksinc.com
PLANNING
CIVIL ENGINEERING
LAND SURVEYING
LANDSCAPE ARCHITECTURE
ENVIRONMENTAL
SUBMITTAL/REVISIONS
PROFESSIONAL SIGNATURE
QUALITY CONTROL
CADD files prepared by the Consultant for this project are
instruments of the Consultant professional services for use solely
with respect to this project. These CADD files shall not be used
on other projects, for additions to this project, or for completion
of this project by others without written approval by the
Consultant. With the Consultant's approval, others may be
permitted to obtain copies of the CADD drawing files for
information and reference only. All intentional or unintentional
revisions, additions, or deletions to these CADD files shall be
made at the full risk of that party making such revisions, additions
or deletions and that party shall hold harmless and indemnify the
Consultant from any & all responsibilities, claims, and liabilities.
CADD QUALIFICATION
SCHNEIDERMANS
FURNITURE
LAKEVILLE, MN
SCHNEIDERMANS
C1-1 EXISTING CONDITIONS PLAN
C2-1 SITE PLAN
C3-1 GRADING & DRAINAGE PLAN
C3-2 STORM WATER POLLUTION
PREVENTION PLAN
C3-3 SWPPP DETAILS & NOTES
C4-1 UTILITY PLAN
C8-1 DETAIL SHEET
L1-1 LANDSCAPE PLAN
L1-2 LANDSCAPE DETAILS
06-21-16 PRELIMINARY CITY
SUBMITTAL
07-06-16 RESPONSE TO CITY
COMMENTS
07-13-16 PRELIMINARY PLAT
RESUBMITTAL
08/05/16 PRELIMINARY PLAT
RESUBMITTAL
Review Date
SHEET INDEX
License No.
Date
I hereby certify that this plan, specification or report was
prepared by me or under my direct supervision and that
I am a duly Licensed Professional Engineer under the
laws of the State of Minnesota.
Jeffrey A. Shopek - PE
19624
Project Lead
Drawn By
Checked By
Loucks Project No.16003
JAS
TRG
JDK
06-21-16
06-21-16
GRADING
& DRAINAGE
PLAN
C3-1
WARNING:
THE CONTRACTOR SHALL BE RESPONSIBLE FOR CALLING FOR LOCATIONS OF ALL
EXISTING UTILITIES. THEY SHALL COOPERATE WITH ALL UTILITY COMPANIES IN
MAINTAINING THEIR SERVICE AND / OR RELOCATION OF LINES.
THE CONTRACTOR SHALL CONTACT GOPHER STATE ONE CALL AT 651-454-0002 AT
LEAST 48 HOURS IN ADVANCE FOR THE LOCATIONS OF ALL UNDERGROUND WIRES,
CABLES, CONDUITS, PIPES, MANHOLES, VALVES OR OTHER BURIED STRUCTURES BEFORE
DIGGING. THE CONTRACTOR SHALL REPAIR OR REPLACE THE ABOVE WHEN DAMAGED
DURING CONSTRUCTION AT NO COST TO THE OWNER.
GRADING, DRAINAGE & EROSION CONTROL NOTES
1. SPOT ELEVATIONS REPRESENT FINISHED SURFACE GRADES, GUTTER/FLOW LINE, FACE OF
BUILDING, OR EDGE OF PAVEMENT UNLESS OTHERWISE NOTED.
2. CATCH BASINS AND MANHOLES IN PAVED AREAS SHALL BE SUMPED 0.04 FEET. ALL CATCH
BASINS IN GUTTERS SHALL BE SUMPED 0.16 FEET. RIM ELEVATIONS SHOWN ON PLANS DO NOT
REFLECT SUMPED ELEVATIONS.
3. GRADING OF THE INFILTRATION AREAS SHALL BE ACCOMPLISHED USING LOW-IMPACT
EARTH-MOVING EQUIPMENT TO PREVENT COMPACTION OF THE UNDERLYING SOILS. SMALL TRACKED
DOZERS AND BOBCATS WITH RUNNER TRACKS ARE RECOMMENDED.
4. ALL DISTURBED UNPAVED AREAS ARE TO RECEIVE MINIMUM OF 4 INCHES OF TOP SOIL AND
SEED/MULCH OR SOD. THESE AREAS SHALL BE WATERED/MAINTAINED BY THE CONTRACTOR UNTIL
VEGETATION IS ESTABLISHED.
5. FOR SITE RETAINING WALLS "TW" EQUALS SURFACE GRADE AT TOP FACE OF WALL (NOT TOP OF
WALL), "GW" EQUALS SURFACE GRADE AT WALL GRADE TRANSITION, AND "BW" EQUALS SURFACE
GRADE AT BOTTOM FACE OF WALL (NOT BOTTOM OF BURIED WALL COURSES).
6. REFER TO THE REPORT OF GEOTECHNICAL EXPLORATION AND REVIEW (REPORT NO.01-06859),
DATED JULY 11, 2016 AS PREPARED BY AMERICAN ENGINEERING TESTING, INC. FOR AN EXISTING
SUBSURFACE SITE CONDITION ANALYSIS AND CONSTRUCTION RECOMMENDATIONS.
7. STREETS MUST BE CLEANED AND SWEPT WHENEVER TRACKING OF SEDIMENTS OCCURS AND
BEFORE SITES ARE LEFT IDLE FOR WEEKENDS AND HOLIDAYS. A REGULAR SWEEPING SCHEDULE MUST
BE ESTABLISHED.
8. DUST MUST BE ADEQUATELY CONTROLLED.
9. SEE SWPPP FOR ADDITIONAL EROSION CONTROL NOTES AND REQUIREMENTS.
10. SEE UTILITY PLAN FOR WATER, STORM AND SANITARY SEWER INFORMATION.
11. SEE SITE PLAN FOR CURB AND BITUMINOUS TAPER LOCATIONS.
23EXHIBIT G
LOUCKS
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7200 Hemlock Lane, Suite 300
Maple Grove, MN 55369
763.424.5505
www.loucksinc.com
PLANNING
CIVIL ENGINEERING
LAND SURVEYING
LANDSCAPE ARCHITECTURE
ENVIRONMENTAL
SUBMITTAL/REVISIONS
PROFESSIONAL SIGNATURE
QUALITY CONTROL
CADD files prepared by the Consultant for this project are
instruments of the Consultant professional services for use solely
with respect to this project. These CADD files shall not be used
on other projects, for additions to this project, or for completion
of this project by others without written approval by the
Consultant. With the Consultant's approval, others may be
permitted to obtain copies of the CADD drawing files for
information and reference only. All intentional or unintentional
revisions, additions, or deletions to these CADD files shall be
made at the full risk of that party making such revisions, additions
or deletions and that party shall hold harmless and indemnify the
Consultant from any & all responsibilities, claims, and liabilities.
CADD QUALIFICATION
SCHNEIDERMANS
FURNITURE
LAKEVILLE, MN
SCHNEIDERMANS
C1-1 EXISTING CONDITIONS PLAN
C2-1 SITE PLAN
C3-1 GRADING & DRAINAGE PLAN
C3-2 STORM WATER POLLUTION
PREVENTION PLAN
C3-3 SWPPP DETAILS & NOTES
C4-1 UTILITY PLAN
C8-1 DETAIL SHEET
L1-1 LANDSCAPE PLAN
L1-2 LANDSCAPE DETAILS
06-21-16 PRELIMINARY CITY
SUBMITTAL
07-06-16 RESPONSE TO CITY
COMMENTS
07-13-16 PRELIMINARY PLAT
RESUBMITTAL
08/05/16 PRELIMINARY PLAT
RESUBMITTAL
Review Date
SHEET INDEX
License No.
Date
I hereby certify that this plan, specification or report was
prepared by me or under my direct supervision and that
I am a duly Licensed Professional Engineer under the
laws of the State of Minnesota.
Jeffrey A. Shopek - PE
19624
Project Lead
Drawn By
Checked By
Loucks Project No.16003
JAS
TRG
JDK
06-21-16
06-21-16
STORM WATER
POLLUTION
PREVENTION
PLAN
C3-2
WARNING:
THE CONTRACTOR SHALL BE RESPONSIBLE FOR CALLING FOR LOCATIONS OF ALL
EXISTING UTILITIES. THEY SHALL COOPERATE WITH ALL UTILITY COMPANIES IN
MAINTAINING THEIR SERVICE AND / OR RELOCATION OF LINES.
THE CONTRACTOR SHALL CONTACT GOPHER STATE ONE CALL AT 651-454-0002 AT
LEAST 48 HOURS IN ADVANCE FOR THE LOCATIONS OF ALL UNDERGROUND WIRES,
CABLES, CONDUITS, PIPES, MANHOLES, VALVES OR OTHER BURIED STRUCTURES BEFORE
DIGGING. THE CONTRACTOR SHALL REPAIR OR REPLACE THE ABOVE WHEN DAMAGED
DURING CONSTRUCTION AT NO COST TO THE OWNER.
23
NOTE
SEE SHEET C3-3 FOR SWPPP NOTES AND DETAILS.
EXHIBIT H
LOUCKS
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7200 Hemlock Lane, Suite 300
Maple Grove, MN 55369
763.424.5505
www.loucksinc.com
PLANNING
CIVIL ENGINEERING
LAND SURVEYING
LANDSCAPE ARCHITECTURE
ENVIRONMENTAL
SUBMITTAL/REVISIONS
PROFESSIONAL SIGNATURE
QUALITY CONTROL
CADD files prepared by the Consultant for this project are
instruments of the Consultant professional services for use solely
with respect to this project. These CADD files shall not be used
on other projects, for additions to this project, or for completion
of this project by others without written approval by the
Consultant. With the Consultant's approval, others may be
permitted to obtain copies of the CADD drawing files for
information and reference only. All intentional or unintentional
revisions, additions, or deletions to these CADD files shall be
made at the full risk of that party making such revisions, additions
or deletions and that party shall hold harmless and indemnify the
Consultant from any & all responsibilities, claims, and liabilities.
CADD QUALIFICATION
SCHNEIDERMANS
FURNITURE
LAKEVILLE, MN
SCHNEIDERMANS
C1-1 EXISTING CONDITIONS PLAN
C2-1 SITE PLAN
C3-1 GRADING & DRAINAGE PLAN
C3-2 STORM WATER POLLUTION
PREVENTION PLAN
C3-3 SWPPP DETAILS & NOTES
C4-1 UTILITY PLAN
C8-1 DETAIL SHEET
L1-1 LANDSCAPE PLAN
L1-2 LANDSCAPE DETAILS
06-21-16 PRELIMINARY CITY
SUBMITTAL
07-06-16 RESPONSE TO CITY
COMMENTS
07-13-16 PRELIMINARY PLAT
RESUBMITTAL
08/05/16 PRELIMINARY PLAT
RESUBMITTAL
Review Date
SHEET INDEX
License No.
Date
I hereby certify that this plan, specification or report was
prepared by me or under my direct supervision and that
I am a duly Licensed Professional Engineer under the
laws of the State of Minnesota.
Jeffrey A. Shopek - PE
19624
Project Lead
Drawn By
Checked By
Loucks Project No.16003
JAS
TRG
JDK
06-21-16
06-21-16
UTILITY PLAN
C4-1
WARNING:
THE CONTRACTOR SHALL BE RESPONSIBLE FOR CALLING FOR LOCATIONS OF ALL
EXISTING UTILITIES. THEY SHALL COOPERATE WITH ALL UTILITY COMPANIES IN
MAINTAINING THEIR SERVICE AND / OR RELOCATION OF LINES.
THE CONTRACTOR SHALL CONTACT GOPHER STATE ONE CALL AT 651-454-0002 AT
LEAST 48 HOURS IN ADVANCE FOR THE LOCATIONS OF ALL UNDERGROUND WIRES,
CABLES, CONDUITS, PIPES, MANHOLES, VALVES OR OTHER BURIED STRUCTURES BEFORE
DIGGING. THE CONTRACTOR SHALL REPAIR OR REPLACE THE ABOVE WHEN DAMAGED
DURING CONSTRUCTION AT NO COST TO THE OWNER.
23
UTILITY PLAN GENERAL NOTES
1. ALL SANITARY SEWER, STORM SEWER AND WATERMAIN UTILITIES SHALL BE
FURNISHED AND INSTALLED PER THE REQUIREMENTS OF THE SPECIFICATIONS, THE
CITY AND THE STANDARD UTILITIES SPECIFICATION OF THE CITY ENGINEERS
ASSOCIATION OF MINNESOTA (CEAM), 1999 EDITION. ALL HDPE CONNECTIONS TO
CONCRETE MANHOLES SHALL BE CONNECTED WITH AN INTERNAL RUBBER GASKET
OR BY USING ADS WATERSTOP GASKET. ALL SANITARY SEWER MAIN LINE SHALL BE
SDR 35. ALL SANITARY SEWER SERVICES SHALL BE SDR 26.
2. SEE SHEET C8-1 AND THE CONTRACT SPECIFICATIONS FOR SPECIFIC UTILITY DETAILS
AND UTILITY SERVICE DETAILS.
3. ALL UTILITY PIPE BEDDING SHALL BE COMPACTED SAND OR FINE GRANULAR
MATERIAL PER THE REQUIREMENTS OF THE CITY. ALL COMPACTION SHALL BE
PERFORMED PER THE REQUIREMENTS OF THE CEAM SPECIFICATION.
4. ALL CONNECTIONS TO EXISTING UTILITIES SHALL BE PERFORMED PER THE
REQUIREMENTS OF THE CITY. THE CITY DEPARTMENT OF ENGINEERING AND
BUILDING INSPECTIONS DEPARTMENT AND THE CONSTRUCTION ENGINEER MUST BE
NOTIFIED AT LEAST 48 HOURS PRIOR TO ANY WORK WITHIN THE PUBLIC RIGHT OF
WAY, OR WORK IMPACTING PUBLIC UTILITIES.
5. ALL SANITARY SEWER AND WATER SERVICES SHALL TERMINATE AT THE PROPERTY
LINE UNLESS OTHERWISE NOTED.
6. THE CONTRACTOR SHALL NOTIFY GOPHER STATE ONE CALL AT 651-454-0002 AT
LEAST 48 HOURS PRIOR TO PERFORMING ANY EXCAVATION OR UNDERGROUND
WORK.
7. THE CONTRACTOR SHALL FIELD ADJUST WATERMAIN TO AVOID CONFLICTS WITH
SANITARY SEWER, STORM SEWER, AND SERVICES AS REQUIRED. INSULATION OF
WATER AND SANITARY SEWER LINES SHALL BE PROVIDED WHERE 7.5 FEET MINIMUM
DEPTH CAN NOT BE ATTAINED.
8. ALL STREET REPAIRS AND PATCHING SHALL BE PERFORMED PER THE REQUIREMENTS
OF THE CITY. ALL TRAFFIC CONTROL SHALL BE PROVIDED BY THE CONTRACTOR AND
SHALL BE ESTABLISHED PER THE REQUIREMENTS OF THE MINNESOTA MANUAL OF
UNIFORM TRAFFIC CONTROL DEVICES (MUTCD) AND THE CITY. THIS SHALL INCLUDE
ALL SIGNAGE, BARRICADES, FLASHERS AND FLAGGERS AS NEEDED. ALL PUBLIC
STREETS SHALL BE OPEN TO TRAFFIC AT ALL TIMES. NO ROAD CLOSURES SHALL BE
PERMITTED WITHOUT THE EXPRESSED AUTHORITY OF OF THE CITY.
9. ALL NEW WATERMAIN MUST HAVE A MINIMUM OF 7.5 FEET OF COVER.
10. ADJUST ALL EXISTING STRUCTURES, BOTH PUBLIC AND PRIVATE TO THE PROPOSED
GRADES WHERE DISTURBED AND COMPLY WITH ALL REQUIREMENTS OF THE UTILITY
OWNERS. STRUCTURES BEING RESET TO PAVED AREAS MUST MEET OWNERS
REQUIREMENTS FOR TRAFFIC LOADING.
11. PROPOSED PIPE MATERIALS:
WATERMAIN DIP CLASS 52 NO LESS THAN 7.5' DEEP.
WATER SERVICE COPPER TYPE K,6" SERVICE TO PROPERTY LINE
SANITARY SEWER PVC SDR26 20' - 25' DEEP.
SANITARY SEWER PVC 8" SERVICE TO PROPERTY LINE.
STORM SEWER HDPE 12" TO 24" DIAMETER.
STORM SEWER RCP 18", CONNECTION TO EX. STUB
DRAINTILE POLYETHYLENE BACK OF CURB, INFILTRATION
BASIN.
EXHIBIT I
EXHIBIT M
EXHIBIT N
City of Lakeville
Planning Department
Memorandum
TO: Planning Commission
FROM: Frank Dempsey, AICP, Associate Planner
DATE: July 29, 2016
SUBJECT: Schneiderman’s Furniture Neighborhood Meeting Notes
On July 28, 2016, Schneiderman’s Furniture representatives hosted a neighborhood
meeting for the proposed development of a 112,000 square foot, two story furniture retail
store located between Gander Mountain and Celebration Church west of Kenyon
Avenue. The open house meeting was held between 5:30 PM and 7:00 PM.
The meeting was attended by the following individuals:
• Jason Schneiderman and Mrs. Schneiderman
• Jeremy Cunningham, OPUS
• Ernesto Ruis-Garcia and Katie Hughes, Architects OPUS
• Other representatives of OPUS and Loucks Associates
• Six to eight neighborhood residents representing properties to the west
• Associate Planner Frank Dempsey, Development Design Engineer Matt Decur
The neighborhood meeting was an open house arrangement located on the proposed
Schneiderman’s property. Property owners to the west that abut the Schneiderman’s
property were in attendance. Property owners walked the site and near the west property
line with the development representatives. Questions were raised about proposed
screening and effectiveness of the proposed screening, building setbacks, building height,
amount of excavation and proximity of grading to the property line.
The meeting adjourned at 7:00 PM
1
CITY OF LAKEVILLE
DAKOTA COUNTY, MINNESOTA
SCHNEIDERMAN’S CONDITIONAL USE PERMIT
FINDINGS OF FACT AND RECOMMENDATION
On August18, 2016 the Lakeville Planning Commission met at its regular meeting
to consider the application of JAS Lakeville Properties, LLC and Schneiderman’s
Furniture for a conditional use permit to allow an exception to the commercial district
exterior building material provisions of the Zoning Ordinance. 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. 1 and is classified for commercial
land use on the Comprehensive Land Use Plan.
3. The legal description of the property is:
Outlot B, Celebration 2nd Addition
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 commercial building is considered a permitted use within the C-3 District
and is consistent with the goals and objectives noted in Planning District 1 of the
Comprehensive Land Use Plan. The proposed exception to the commercial district
exterior building material requirements are due to the scale and single street frontage of
the building and compatibility with the existing large commercial buildings in the area,
2
which were constructed prior to the current exterior building materials requirements
being enacted.
3
b) The proposed use is or will be compatible with future land uses of the area.
The proposed commercial building’s exterior design will include architectural
elements equal to or greater in quality compared to other large commercial
buildings in the area.
c) The proposed use conforms with all performance standards contained in the
Zoning Ordinance and the City Code.
The integral colored smooth and rough surface concrete wall panels (Grade D)
proposed on the west, north and south sides of the building will be consistent with
other large commercial buildings in the area.
d) The proposed use can be accommodated with existing public services and will
not overburden the City’s service capacity.
The proposed building 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 by the proposed use can be accommodated on existing streets serving the
property.
5. The planning report dated August 12, 2016 prepared by Associate Planner Frank
Dempsey is incorporated herein.
Dated: August 18, 2016
RECOMMENDATION
The Planning Commission recommends that the City Council approve the conditional
use permit in the form attached thereto.
LAKEVILLE PLANNING COMMISSION
4
BY:_____________________________
Jason Swenson, Chair
City of Lakeville
Public Works – Engineering Division
Memorandum
To: Frank Dempsey, Associate Planner
From: Matt Decur, Project Engineer
McKenzie L. Cafferty, Environmental Resources Manager
John Hennen, Parks and Recreation Director
Copy: Zach Johnson, City Engineer
Jerilyn Erickson, Finance Director
Gene Abbott, Building Official
Date: August 12, 2016
Subject: Schneidermans Furniture
• Preliminary Plat Review
• Preliminary Site Plan Review
BBAACCKKGGRROOUUNNDD
JAS Lakeville Properties LLC has submitted a preliminary plat named Schneidermans
Furniture. The proposed development is located west of and adjacent to Kenyon Avenue. The
parent parcel consists of Outlot B, Celebration 2nd Addition. The site is zoned C-3, General
Commercial District.
The preliminary plat consists of one lot within one block on 4.88 acres.
The proposed development will be completed by:
Developer: JAS Lakeville Properties LLC
Engineer/Surveyor: Loucks
SSIITTEE CCOONNDDIITTIIOONNSS
The Schneidermans Furniture site consists of 4.88 acres of wooded, undeveloped land. The
property generally slopes east and west from a ridge at the center of the property.
SSCCHHNNEEIIDDEERRMMAANNSS FFUURRNNIITTUURREE –– PPRREELLIIMMIINNAARRYY PPLLAATT
AAUUGGUUSSTT 1122,, 22001166
PPAAGGEE 22 OOFF 55
EEAASSEEMMEENNTTSS
The parent parcel contains the following easements which will be vacated with the final plat:
•• DDrraaiinnaaggee aanndd uuttiilliittyy eeaasseemmeennttss ppeerr tthhee ppllaatt ooff CCeelleebbrraattiioonn 22nndd AAddddiittiioonn
•• RRooaaddwwaayy,, DDrraaiinnaaggee,, aanndd UUttiilliittyy EEaasseemmeenntt ppeerr DDoocc.. NNoo.. 1177008800660055
•• TTrraaiill EEaasseemmeenntt ppeerr DDoocc.. NNoo.. 1177008800660055
•• DDrraaiinnaaggee,, UUttiilliittyy,, && SSttrreeeett EExxppaannssiioonn EEaasseemmeenntt ppeerr DDoocc.. NNooss 116677446633 aanndd 11770088996677
SSTTRREEEETT AANNDD SSUUBBDDIIVVIISSIIOONN LLAAYYOOUUTT
Kenyon Avenue
Schneidermans Furniture is west of and adjacent to Kenyon Avenue, a major collector roadway as
identified in the City’s Comprehensive Transportation Plan. Currently, Kenyon Avenue is
constructed as a 44-foot wide three-lane urban roadway with a shared center left turn lane. An 8-
foot wide sidewalk is located along the west side of Kenyon Avenue.
Kenyon Avenue adjacent to the parent parcel was reconstructed in 2001 to a three lane
roadway with City Project No. 00-21/Dakota County Project No. 05-35. Right of way was
dedicated with the Celebration 2nd Addition plat over the roadway, drainage, and utility
easement being vacated with Schneidermans Furniture.
SSIITTEE PPLLAANN
The proposed development consists of a 112,000 square foot commercial building and
parking lot.
Access to the site will be from proposed driveways onto Kenyon Avenue. The parking lot will
provide capacity for 119 vehicles, including five accessible stalls. Parking is being deferred on
63 stalls. Grading and construction plans for the deferred parking were not provided, so
constructability of the proposed deferred parking was not reviewed. The construction of
deferred parking may require the construction of retaining walls and grading within the
stormwater management basin.
The landscaping plan provides for several types of trees and shrubs in landscaped areas
around the building and parking lot. A landscaping buffer is being provided to the west of
the building, adjacent to neighboring residential properties. Landscaping areas around the
main building will be sodded and irrigated.
CCOONNSSTTRRUUCCTTIIOONN AACCCCEESSSS
Construction traffic access and egress for grading, utility and site construction shall be from
Kenyon Avenue at the location of the proposed south driveway.
SSCCHHNNEEIIDDEERRMMAANNSS FFUURRNNIITTUURREE –– PPRREELLIIMMIINNAARRYY PPLLAATT
AAUUGGUUSSTT 1122,, 22001166
PPAAGGEE 33 OOFF 55
PPAARRKKSS,, TTRRAAIILLSS AANNDD SSIIDDEEWWAALLKKSS
The Parks, Trails and Open Space Plan identifies a multi-purpose trail on the west side of
Kenyon Avenue. An 8-foot wide concrete sidewalk was constructed adjacent to
Schneidermans Furniture in 2000 with City Project No. 00-21.
There are no other public sidewalks or trails proposed with the Schneidermans Furniture
improvements. Pedestrian curb ramps will be added to the existing sidewalk along Kenyon
Avenue at the location of new driveways.
The Park Dedication requirement has not been collected on the parent parcel, and will be
satisfied through a cash contribution that will be paid with the final plat based on the Park
Dedication Fee in effect at the time of final plat.
UUTTIILLIITTIIEESS
SSAANNIITTAARRYY SSEEWWEERR
Schneidermans Furniture is located within subdistrict OL-54000 of the Orchard Lake sanitary
sewer district as identified in the City’s Comprehensive Sanitary Sewer Plan. Wastewater will
be conveyed through subdistrict OL-51200 via existing trunk sanitary sewer to the MCES
Farmington Interceptor and continue to the Empire Wastewater Treatment Facility. The
downstream facilities have sufficient capacity to serve the proposed development.
Wastewater from Schneidermans Furniture will be conveyed through lift station LS07, which
is monitored for possible future capacity constraints. Lift Station LS07 is identified in the City’s
Comprehensive Sanitary Sewer Plan Capital Improvement Plan for upgrade in 2025-2030.
Public sanitary sewer will be extended to the Schneidermans Furniture north property line
from an existing stub located within an easement on the Celebration Church property.
Private sanitary sewer will be extended from the new sanitary sewer main to provide service
to the development.
The Sanitary Sewer Availability Charge has not been collected on the parent parcel and will
be collected at the time Schneidermans Furniture is final platted.
WWAATTEERRMMAAIINN
Development of Schneidermans Furniture includes connection to existing 8” service stubs
within Kenyon Avenue. Private watermain will be extended within the development to
provide water service to the development.
The Lateral Watermain Access Charge for trunk watermain in Kenwood Trail has not been
collected on the parent parcel. The Lateral Watermain Access Charge shall be collected at the
time of final plat approval, based on the current rate in effect at the time of final plat.
Final locations and sizes of all sanitary sewer and watermain facilities will be reviewed by City
staff with the final construction plans submitted with the building permit application.
SSCCHHNNEEIIDDEERRMMAANNSS FFUURRNNIITTUURREE –– PPRREELLIIMMIINNAARRYY PPLLAATT
AAUUGGUUSSTT 1122,, 22001166
PPAAGGEE 44 OOFF 55
OOVVEERRHHEEAADD LLIINNEESS
The existing private overhead service lines, located adjacent to the northwest corner of Lot 1,
Block 1 are not required by City Code to be buried and shall remain with the Schneidermans
Furniture development. All service lines installed for the Schneidermans Furniture
development shall be buried.
DDRRAAIINNAAGGEE AANNDD GGRRAADDIINNGG
Schneidermans Furniture is located within subdistricts CL-10 and CL-12 of the Crystal Lake
drainage district as identified in the City’s Water Resources Management Plan. The City’s plan
does not identify any trunk storm sewer improvements within the proposed plat.
Development of Schneidermans Furniture includes construction of a private stormwater
management basin to collect and treat runoff generated from the site. The basin will be
located in the southeast corner of the site.
The proposed stormwater management plan was reviewed by City staff and Barr Engineering
on July 22 and August 9, 2016. A revised stormwater management plan that meets City
requirements must be submitted.
The final grading plan must indicate any proposed borrow areas in which the building
footings will be placed on fill material. The grading specifications must indicate that all
embankments meet FHA/HUD 79G specifications. A final certificate of occupancy shall not be
issued until an as-built certified grading plan has been submitted and approved by the City
Engineer.
Schneidermans Furniture contains more than one acre of site disturbance. A National
Pollution Discharge Elimination System (NPDES) General Stormwater Permit for construction
activity is required from the Minnesota Pollution Control Agency (MPCA) for areas exceeding
one acre being disturbed by grading. A copy of the Notice of Stormwater Permit Coverage
must be submitted to the City.
SSTTOORRMM SSEEWWEERR
The development of Schneidermans Furniture includes the construction of a private storm
sewer system. Plans submitted August 10, 2016, indicate the privately-owned and maintained
storm sewer will be located within Lot 1, Block 1, and will collect and convey stormwater
runoff generated from within the development. Stormwater will be conveyed to proposed
private stormwater basin and eventually to an existing public stormwater basin in Outlot A,
Gander Mountain; and to an existing storm sewer stub within Kenyon Avenue.
The Trunk Storm Sewer Area Charge has not been collected on the parent parcel and will be
collected with the Schneidermans Furniture final plat.
SSCCHHNNEEIIDDEERRMMAANNSS FFUURRNNIITTUURREE –– PPRREELLIIMMIINNAARRYY PPLLAATT
AAUUGGUUSSTT 1122,, 22001166
PPAAGGEE 55 OOFF 55
Final locations and sizes of all storm sewer facilities will be reviewed by City staff with the final
construction plans.
FEMA FLOODPLAIN ANALYSIS
Schneidermans Furniture is shown on the Flood Insurance Rate Map (FIRM) as Zone X by the
Federal Emergency Management Agency (FEMA). Based on this designation, there are no
areas in the plat located within a Special Flood Hazard Area (SFHA), as determined by FEMA.
WWEETTLLAANNDDSS
A wetland determination of the parent parcel must be submitted.
TTRREEEE PPRREESSEERRVVAATTIIOONN
A Tree Preservation Plan showing proposed grading, utilities and the location of all significant
trees within the parent parcel must be submitted.
EERROOSSIIOONN CCOONNTTRROOLL
The Developer is responsible for obtaining a MPCA NPDES Construction Permit and
developing a Storm Water Pollution Prevention Plan (SWPPP) for the site prior to any land
disturbing activity. The permit requires all erosion and sediment Best Management Practices
(BMPs) be clearly outlined in the SWPPP. Changes made throughout construction must be
documented in the SWPPP. Slopes greater than 3:1 are not allowed. Erosion control blanket
is required on all 3:1 slopes, pond slopes and swales.
Additional erosion control measures may be required during construction as deemed
necessary by City staff or the Dakota County Soil and Water District. Any additional measures
required shall be installed and maintained by the Developer.
RREECCOOMMMMEENNDDAATTIIOONN
Engineering recommends approval of the preliminary plat and site plan for Schneidermans
Furniture, subject to the requirements within this report. The following must be submitted by
the Developer and approved by City staff:
• A revised storm water management plan
• A revised grading plan incorporating storm water management plan changes and
deferred parking areas
• A wetland determination
• A tree preservation plan
• A SWPPP