HomeMy WebLinkAboutItem 07 February 21, 2017 Item No. ______
LAKEVILLE CHRISTIAN CHURCH CONDITIONAL USE PERMIT
Proposed Action
Staff recommends adoption of the following motion: Move to approve the Lakeville Christian Church
conditional use permit and adopt the findings of fact.
Overview
Lakeville Christian Church representatives have submitted an application for a conditional use permit
to allow the conversion of a 932 square foot split level single family home to a church use with a 40
seat main assembly hall (worship area) and a 16 stall parking lot in the RS-3, Single Family Residential
District located at 16701 Joplin Way. The plan proposes to maintain the existing residential character
of the building by keeping the residential design and exterior building materials intact. For this
reason, an exception from the exterior building material requirements for institutional uses is also
being requested by church representatives as allowed by conditional use permit. Lakeville Christian
Church owns another property in Lakeville that had been converted from a single family home located
at 9880 – 192nd Street. That conditional use permit was approved in 2013.
The Planning Commission held a public hearing on the conditional use permit at their February 2,
2017 meeting and recommended unanimous approval subject to 18 stipulations. There was no public
comment at the meeting. A revised site plan was submitted after the public hearing to increase the
screening between the parking lot and the single family home to the south and to make the parking lot
and rear of the church more visible from 167th Street.
Primary Issue to Consider
Will the proposed church use of the property be compatible with the single family neighborhood? There
will be little noticeable alteration to the exterior of the existing building. The parking lot will be accessed
from 167th Street, a minor collector road. Little or no church traffic will use Joplin Way. There have been no
issues or complaints of incompatibility communicated to City staff regarding the Lakeville Christian
Church’s other location in a former single family home at 9880 – 192nd Street since it was established in
2013.
Supporting Information
• Conditional use permit form
• Findings of fact
• Revised site plan (landscaping modification)
• Resident emails
• Locations of other Lakeville Christian Church sites in Lakeville
• February 2, 2017 Planning Commission draft meeting minutes
• January 27, 2017 planning report and January 23, 2017 engineering report
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Financial Impact: $ None Budgeted: Y/N ____ Source: ____________________________________
Related Documents (CIP, ERP, etc.): Zoning Ordinance ____________________________________________________
Community Values: _A Sense of Community and Belonging ________________________________________________
Report Completed By: Frank Dempsey, AICP, Associate Planner_____________________________________________
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(Reserved for Dakota County Recording Information)
CITY OF LAKEVILLE
DAKOTA COUNTY, MINNESOTA
CONDITIONAL USE PERMIT NO. 17-____
1. Permit. Subject to the terms and conditions set forth herein, the City of Lakeville
approves a Conditional Use Permit for Minneapolis Meeting Rooms, Inc. to allow a church
in the RS-3, Single Family Residential District and an exception to the exterior building
material requirements to convert a single family home to a religious institutional use
located at 16701 Joplin Way.
2. Property. The permit is for the following described property located in the City of Lakeville,
Dakota County, Minnesota and legally described as follows:
Lot 1, Block 4 Rolling Oaks South Plat Two
3. Conditions. The permit is issued subject to the following conditions:
a) The parking lot and other site improvements on the property shall be completed
consistent with the site plan approved by the City Council.
b) Site development is subject to the recommendations outlined in the January 23,
2017 engineering report.
c) The existing house exterior shall remain residential in character consistent with
other single family homes in the neighborhood.
d) An easement encroachment agreement shall be approved by the City Council prior
to construction of the parking lot and related site grading.
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e) Landscaping shall be installed according to the approved site plan. The eight foot
tall conifer trees along the south boundary shall be staggered 15 feet on center. The
landscaping shall remain alive and in healthy condition to act as an effective screen
of the parking lot. Any dead landscaping shall be promptly replaced with like
landscaping in compliance with the approved site plan and Zoning Ordinance
requirements.
f) Parking shall be restricted to the on-site parking lot and shall not occur on any
public street.
g) When the property is no longer used for a church or religious institution, the
building shall be reconverted for single family residential use, the parking lot shall
be removed and groundcover reestablished in compliance with Zoning Ordinance
requirements prior to building occupancy.
h) The property shall not be used for commercial, residential or residential shelter
purposes for the church use allowed as part of this conditional use permit.
i) Amplification of sound outdoors is not permitted.
j) Required parking spaces shall not be used for snow storage.
k) The parking lot shall be constructed with raised concrete curb and gutter and paved
with concrete, asphalt or paving brick as required by the Zoning Ordinance prior to
occupancy of the building for church assembly purposes.
l) Provisions shall be made for periodic litter control and an interior location for
recycling and trash handling and storage.
m) The use and property shall be in compliance with any federal, state or county law or
regulation that is applicable and any related permits shall be obtained and
documented to the city.
n) A building permit is required prior to commencing any building remodeling.
o) The fence encroachments shall be corrected and brought into compliance with
Zoning Ordinance requirements. A fence permit must be submitted for the
relocation or for any new fence construction.
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p) Any future proposed building expansion or other intensification of the use,
including seating greater than 40 persons, shall require a conditional use permit
amendment and must meet Zoning Ordinance requirements.
q) A wall signs shall not be allowed on the church building. Any other signs shall
require a sign permit and must meet Zoning Ordinance requirements.
r) A financial security of $20,000 shall be submitted to guarantee completion of the
site improvements required by this conditional use permit.
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 use has not commenced,
this permit shall lapse.
6. Criminal Penalty. Violation of the terms of this conditional use permit is a criminal
misdemeanor.
Dated: February 21, 2017
CITY OF LAKEVILLE
BY:________________________
Douglas P. Anderson, Mayor
BY:________________________
Charlene Friedges, City Clerk
The following instrument was acknowledged before me this 21st day of February, 2017
by Douglas P. Anderson, 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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CITY OF LAKEVILLE
DAKOTA COUNTY, MINNESOTA
LAKEVILLE CHRISTIAN CHURCH CONDITIONAL USE PERMIT
FINDINGS OF FACT AND DECISION
On February 2, 2017, the Lakeville Planning Commission met at its regularly scheduled meeting
to consider the application of Lakeville Christian Church for a conditional use permit to allow: 1)
a religious institution in the RS-3, Single Family Residential District and, 2) an exception to the
exterior building material requirements for institutional uses on property located at 16701 Joplin
Way. 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. The City Council
hereby adopts the following:
FINDINGS OF FACT
1. The property is zoned RS-3, Single Family Residential District.
2. The property is located in Planning District No. 2 of the 2008 Comprehensive Plan, which
guides the property for residential uses. Religious institutions, including churches, are
allowed by conditional use permit in residential zoning districts.
3. The legal description of the property is as follows:
Lot 1, Block 4 Rolling Oaks South Plat Two
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.
FINDING: The proposed church use and existing exterior building materials are consistent
with the RS-2, Single Family Residential zoning and residential guided use of the property
and are consistent with the residential character of the neighborhood.
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b. The proposed use is or will be compatible with present and future land uses of the area.
FINDING: Provided compliance with the stipulations of the conditional use permit, the
church use and existing exterior building materials will be compatible with existing and
future residential uses in the area.
c. The proposed use conforms with all performance standards contained in the Zoning
Ordinance.
FINDING: Provided compliance with the stipulations of the conditional use permit, the
church re-use of an existing single family home will conform with all performance
standards contained in the Zoning Ordinance and the City Code.
d. The proposed use can be accommodated with existing public services and will not
overburden the City’s service capacity.
FINDING: The subject property lies within the existing MUSA. The property is served with
city sanitary sewer and city water. The church facility will not overburden the City’s service
capacity.
e. Traffic generation by the proposed use is within capabilities of streets serving the
property.
FINDING: The church facility will not overburden the streets serving the property.
5. The planning report dated January 27, 2017 prepared by Associate Planner Frank Dempsey
is incorporated herein.
DECISION
The City Council approves the Lakeville Christian Church conditional use permit in the form
attached hereto.
DATED: February 21, 2017
CITY OF LAKEVILLE
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BY: ________________________
Douglas P. Anderson, Mayor
BY: ________________________
Charlene Friedges, City Clerk
City of Lakeville
Planning Department
Memorandum
To : Planning Commission
From: Frank Dempsey, AICP, Associate Planner
Date: January 27, 2017
Subject: Packet Material for the February 2, 2017 Planning Commission Meeting
Agenda Item: Conditional Use Permit for Lakeville Christian Church
Application Action Deadline: March 22, 2017
INTRODUCTION
Lakeville Christian Church representatives have submitted an application for a conditional use
permit to allow the conversion of a 932 square foot (foundation) split level single family home
to a church use with a 40 seat main assembly hall (worship area) and a 16 stall parking lot in the
RS-3, Single Family Residential District located at 16701 Joplin Way. The church also
proposes to maintain the existing residential character of the building by keeping the residential
design and exterior building materials intact. For this reason, an exception from the exterior
building material requirements for institutional uses is also being requested as allowed by
conditional use permit. The property is 0.57 acres in area.
Lakeville Christian Church has two other church properties in Lakeville. One is at 21151 Idaho
Avenue, west of Dodd Boulevard and north of 212th Street that received conditional use permit
approval in 2011. The other is a converted single family home located at 9880 – 192nd Street at
the corner of Iteri Avenue and 192nd Street that received conditional use permit approval in 2013.
According to the application narrative provided with the application, the church proposes to
have a small third church assembly location in Lakeville to serve the needs of their
congregation.
Planning Department and Engineering Division staff has reviewed the conditional use permit
plans for compliance with the Zoning Ordinance.
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The following exhibits are attached for your information:
EXHIBITS
A. Location and Zoning Map
B. Aerial Photo
C. Neighborhood Meeting Letter/Project Narrative
D. Survey/Site Plan, Grading, Drainage and Landscape Plan
E. Existing and Proposed Floor Plans (2 Pages)
F. Street View Images (2 Pages)
G. Meeting Notes of the January 12, 2017 Neighborhood Meeting
H. Resident Email
PLANNING ANALYSIS
Zoning. Section 11-52-7 of the Zoning Ordinance allows churches and other religious
institutions by conditional use permit in all single family residential districts. The property is part
of the Rolling Oaks Plat Two approved in 1985.
Surrounding Land Uses and Zoning
North – 167th Street and Rolling Oaks Park
South – Single family homes (RS-3 District)
East – Single family homes (RS-3 District)
West – Four acres of undeveloped commercial zoned property (C-3 District)
Comprehensive Plan. The subject property is located in Planning District No. 2 and is guided
for low density residential land use by the City’s 2030 Land Use Plan. Public and quasi-public
land uses such as schools, churches, and government buildings are allowed in residential zoned
areas by conditional use permit. In such locations where public and quasi-public uses abut
residential land uses, the Comprehensive Plan suggests that site design, building orientation,
access locations, setbacks, landscaping and screening be provided for buffering and transition to
mitigate potential compatibility issues.
The undeveloped four acres of properties to the west are guided and zoned for future commercial
development. The Minnesota Department of Transportation maintenance shop property is
located approximately 80 feet to the west and south of the proposed church property.
Rolling Oaks South Plat Subdivision. The eight phases of the Rolling Oaks single family
residential development were allowed reduced lot sizes (6,000 square feet), lot widths (55 feet),
side yard setbacks (five feet) by planned unit development-conditional use permit. The subject
property is the largest lot in the Rolling Oaks South development at 25,265 square feet (0.57
acres) and meets or exceeds the minimum required lot area and setback requirements for the RS-
3 District.
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The Rolling Oaks South residential developed included a combined 330 lots over approximately
122 acres.
Building Re-Use. If the religious institution use of the property is discontinued, any future use
of the property will be subject to the uses allowed by the Zoning Ordinance at that time. If the
property is no longer used for a church or religious institution, the building shall be reconverted
for single family residential use, the parking lot shall be removed and groundcover reestablished
in compliance with Zoning Ordinance requirements prior to building occupancy.
Grading, Drainage, Erosion Control and Utilities. The existing house on the property is
connected to City sewer and water. The project engineer has submitted a grading, drainage and
erosion control plan for the proposed site and the construction of the proposed parking lot. The
Engineering Division recommends approval of the conditional use permit plans subject to the
recommendations outlined in the engineering report dated January 23, 2017.
CONDITIONAL USE PERMIT ANALYSIS
Section 11-52-7D of the Zoning Ordinance requires that churches or other religious uses provide a
side yard building setback double that required by the zoning district but not greater than 30 feet.
The required side yard setbacks in the Rolling Oaks South development are 5 feet interior side and
20 feet corner side yard. The existing building has a 10 foot interior side yard setback and a 34 foot
corner side yard setback, which meets Zoning Ordinance requirements.
Section 11-4-7 of the Zoning Ordinance includes general performance standards for the
evaluation of conditional use permit requests. Staff’s review of the applicable criteria as they
pertain to the conditional use permit request of Lakeville Christian Church is as follows:
A. The use and the site in question shall be served by a street of sufficient capacity to
accommodate the type and volume of traffic which would be generated and adequate
right of way shall be provided.
The subject property abuts 167th Street to the north which is a minor collector as identified by
the City’s Transportation Plan. 167th Street is a 42 foot wide street within an 80 foot right-
of-way.
The subject site currently has a driveway located on Joplin Way. The church parking lot is
proposed to access 167th Street. The parking lot access will be located approximately 190 feet
north of the 167th Street and Joplin Way intersection. The proposed driveway location is
considered acceptable given the small size of the church and parking lot and the low volume
of traffic on 167th Street. Vehicle trips to the property for the church use as proposed and
described in the narrative will result in approximately 56 vehicle trips per week, consistent
with the number of vehicle trips for a single family home which is typically 70 trips per
week.
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B. The site design for access and parking shall minimize internal as well as external traffic
conflicts and shall be in compliance with chapter 19 of this title.
The proposed 16 stall parking lot will be located in what is now the rear yard of the property
minimizing traffic impacts to Joplin Way.
C. If applicable, a pedestrian circulation system shall be clearly defined and appropriate
provisions made to protect such areas from encroachment by parked or moving
vehicles.
A concrete sidewalk will be constructed between the parking lot and the church entrance at
what is currently the rear of the house. There is no sidewalk along the south side of 167th
Street or along Joplin Way.
D. Adequate off street parking and off street loading shall be provided in compliance with
chapters 19 and 20 of this title.
The church proposes seats for up to 40 persons. The Zoning Ordinance requires that
churches provide parking at a ratio of one parking space for each three seats of the capacity
of the main assembly hall. The Zoning Ordinance requires 14 parking spaces. Sixteen (16)
parking spaces are proposed in the parking lot including one handicap accessible parking
space. The site plan will have to be revised to show the handicap accessible space prior to
City Council consideration. Vehicle parking for the church use shall not occur on any public
street. The parking stall size and driveway aisle width meets Zoning Ordinance
requirements. The parking lot is set back 15 feet from the 167th Street property line in
compliance with Zoning Ordinance requirements. Construction of the parking lot will
require the removal of three mature shade trees which will be replaced by the proposed new
evergreen trees as shown on the site plan.
E. Loading areas and drive-up facilities shall be positioned so as to minimize internal site
access problems and maneuvering conflicts, to avoid visual or noise impacts on any
"adjacent" residential use or district, and provided in compliance with chapter 20 of
this title.
A loading is not applicable for the proposed church.
F. Whenever a nonresidential use "is adjacent to" a residential use or district, a buffer
area with screening and landscaping shall be provided in compliance with chapter 21 of
this title.
The parking lot will include landscape screening to act as a visual and noise buffer to the
adjacent residential area to the south. The nearest residential home to the proposed parking
lot is approximately 30 feet to the south. Eight (8), eight foot tall evergreen trees are
proposed to be planted as a screening buffer between the south side of the proposed parking
lot and the adjacent single family home. The landscape buffer between the parking lot and
the adjacent single family home should be increased by staggering the evergreen trees as
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required by the Zoning Ordinance for screening purposes. An additional nine (9), eight foot
tall evergreen trees will be planted along the north property line adjacent to Joplin Way.
Some of the nine trees along 167th Street could be used to create the recommended staggered
row adjacent to the single family home to the south. A financial security in the sum of
$20,000 shall be required to guarantee completion of the improvements shown on the site
plan such as the parking lot construction, landscaping installation, grading and erosion
control and other related site construction improvements.
G. General site screening and landscaping shall be provided in compliance with chapter 21
of this title.
Proposed landscaping is identified on the site plan. The proposed landscaping and screening
meet the size and height requirements of the Zoning Ordinance. All evergreen trees are
required to be a minimum of eight feet in height.
H. All exterior lighting shall be so directed so as not to cast glare toward or onto the public
right of way or neighboring residential uses or districts, and shall be in compliance with
section 11-16-17 of this title.
Exterior lighting is proposed to be installed in the parking lot in the form of four foot tall
bollard fixtures similar to the church’s 192nd Street parking lot. Lighting is allowed by the
Zoning Ordinance but it must be down-cast type lighting and shall not glare onto adjacent
properties. Lighting is not allowed to exceed one foot candle of intensity at any property
line.
I. Potential exterior noise generated by the use shall be identified and mitigation measures
as may be necessary shall be imposed to ensure compliance with section 11-16-25 of this
title.
The applicants have not indicated that any outdoor services or other formal gatherings will
occur outside the building. No outdoor sound amplification is permitted. Noise is restricted
to the thresholds allowed by the Minnesota Pollution Control Agency.
J. The site drainage system shall be subject to the review and approval of the city
engineer.
Please refer to the attached engineering report prepared by Matt Decur, Project Engineer
dated January 23, 2017. The west two-thirds of the parking area and driveway will be
located in an oversized drainage and utility easement. A stormwater pipe is located at the
rear 10-12 feet of the lot that serves as the drainage conduit for the single family lots on the
west side of Joplin Way. The proposed site development will not negatively affect drainage
in the neighborhood. Staff recommends that the City Council approve an easement
encroachment agreement as a stipulation of the conditional use permit.
K. The architectural appearance and functional design of the building and site shall not be
so dissimilar to the existing or potential buildings and area so as to cause a blighting
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influence. All sides of the principal and accessory structures are to have essentially the
same or coordinated, harmonious exterior finish materials and treatment.
The church representatives have indicated that they wish to maintain the residential character
of the single family home that is currently on the property. The building consists of beige
residential lap siding and asphalt roof shingles. There is no proposal to increase or modify
the outside dimensions or appearance of the building.
The main living room, kitchen and dining room area will be converted to assembly area as
shown on the attached floor plan. The house will be required to provide a handicapped
accessible entrance from the parking lot area. A stairway will be constructed to provide
access from the parking area to the main level at the rear (main) entrance of the building. A
lift will be available for those that need lift access to the main level assembly area.
Section 11-17-9D of the Zoning Ordinance states that commercial, office and institutional
uses, of which churches are included, must provide exterior finishes composed of at least
sixty five percent (65%) grade A materials; not more than thirty five percent (35%) grade B
or grade C materials and not more than ten percent (10%) grade D materials (excluding
windows, doors or roof area). The Zoning Ordinance allows for an exception from the
architectural requirements subject to the approval of a conditional use permit. The criteria
required for the exception is listed in 11-17-9G of the Zoning Ordinance as follows:
1. The use is an essential service as defined by this title; or
2. The applicant shall have the burden of demonstrating that:
a. The proposed building maintains the quality in design and materials intended by this
title.
By keeping the existing building exterior intact, the building will be consistent with
the character of the neighborhood, meeting the intent of the Zoning Ordinance.
b. The proposed building design and materials are compatible and in harmony with other
structures within the district.
The exterior building materials on the existing building are consistent with other
single family homes in the area.
c. The justification for deviation from the requirements of this section shall not be based
on economic considerations.
By keeping the existing exterior building materials the church intends to compliment
and blend into the predominant architecture of the Rolling Oaks South neighborhood.
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L. Provisions shall be made for daily litter control, an interior location for recycling, and
trash handling and storage or an outdoor, enclosed receptacle area shall be provided in
compliance with section 11-18-11 of this title.
This provision will be a stipulation of the conditional use permit. No outdoor trash storage is
proposed as part of this conditional use permit.
M. All signs and informational or visual communication devices shall be in compliance
with chapter 23 of this title.
No identifying signage is proposed with this conditional use permit and variance. If signage
is proposed at a later date, it would be required to be in compliance with Zoning Ordinance
requirements. Staff recommends that no wall signs be allowed to be in keeping with the
single family residential character of the neighborhood.
N. The use and site shall be in compliance with any federal, state or county law or
regulation that is applicable and any related permits shall be obtained and documented
to the city.
This provision shall be a stipulation of the conditional use permit.
O. Any applicable business licenses mandated by this code are approved and obtained.
No business licenses are required for the proposed church use. No commercial business shall
be operated from the property.
P. The hours of operation may be restricted when there is judged to be an incompatibility
with a residential use or district.
The church’s proposed days of occupancy are twice per week on Sunday morning arrivals
around 6:00 AM and Monday evenings around 7:00 PM. The proposed days and hours of
assembly occupancy are considered compatible with the residential character of the
neighborhood.
Q. The use complies with all applicable performance standards of the zoning district in
which it is located and where applicable, any nonconformities shall be eliminated.
The survey shows that an existing fence encroaches over the 167th Street and west property
lines. The fence shall either be removed or relocated onto the subject property. There are no
other known zoning non-conformities with the property or building.
R. All additional conditions pertaining to a specific site are subject to change when the
council, upon investigation in relation to a formal request, finds that the general welfare
and public betterment can be served as well or better by modifying or expanding the
conditions set forth herein.
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Neighborhood Meeting. On January 12, 2017 at 6:00 PM, the church representatives hosted a
neighborhood meeting at Brunswick Zone XL to introduce their proposal and to answer
questions from neighborhood residents. My notes from the neighborhood meeting are attached
as Exhibit G of the planning report.
Resident Letters/Emails. At the time of this planning report, one email was submitted by a
resident of the neighborhood. This email is attached as Exhibit H. Any additional emails or
letters received prior to the public hearing will be provided to the Planning Commission at the
February 2, 2017 meeting.
RECOMMENDATION
Planning Department staff has reviewed the Lakeville Christian Church conditional use permit
application and plans and has determined that the requests meet Zoning Ordinance requirements
and therefore recommends approval subject to the following stipulations:
1. The parking lot and other site improvements on the property shall be completed
consistent with the site plan approved by the City Council.
2. Site development is subject to the recommendations outlined in the January 23, 2017
engineering report.
3. The existing house exterior shall remain residential in character consistent with other
single family homes in the neighborhood.
4. An easement encroachment agreement shall be approved by the City Council prior to
construction of the parking lot and related site grading.
5. Landscaping shall be installed according to the approved site plan. The eight foot tall
conifer trees along the south boundary shall be staggered 15 feet on center. The
landscaping shall remain alive and in healthy condition to act as an effective screen of the
parking lot. Any dead landscaping shall be promptly replaced with like landscaping in
compliance with the approved site plan and Zoning Ordinance requirements.
6. Parking shall be restricted to the on-site parking lot and shall not occur on any public
street.
7. When the property is no longer used for a church or religious institution, the building
shall be reconverted for single family residential use, the parking lot shall be removed
and groundcover reestablished in compliance with Zoning Ordinance requirements prior
to building occupancy.
8. The property shall not be used for commercial, residential or residential shelter purposes
for the church use allowed as part of this conditional use permit.
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9. Amplification of sound outdoors is not permitted.
10. Required parking spaces shall not be used for snow storage.
11. The parking lot shall be constructed with raised concrete curb and gutter and paved with
concrete, asphalt or paving brick as required by the Zoning Ordinance prior to occupancy
of the building for church assembly purposes.
12. Provisions shall be made for periodic litter control, an interior location for recycling, and
trash handling and storage.
13. The use and property shall be in compliance with any federal, state or county law or
regulation that is applicable and any related permits shall be obtained and documented to
the city.
14. A building permit is required prior to commencing any building remodeling.
15. The fence encroachments shall be corrected and brought into compliance with Zoning
Ordinance requirements. A fence permit must be submitted for the relocation or for any
new fence construction.
16. Any future proposed building expansion or other intensification of the use, including
seating greater than 40 persons, shall require a conditional use permit amendment and
must meet Zoning Ordinance requirements.
17. A wall signs shall not be allowed on the church building. Any other signs shall require a
sign permit and must meet Zoning Ordinance requirements.
18. A financial security of $20,000 shall be submitted to guarantee completion of the site
improvements required by this conditional use permit.
Findings of fact are attached to this report
C-3
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16701 JOPLIN WAYLAKEVILLE CHRISTIAN CHURCH
EXHIBIT A
LAKEVILLE CHRISTIAN CHURCH CONDITIONAL USE PERMIT
Property Information
January 11, 2017
0 225 450112.5 ft
0 60 12030 m
1:2,400
Disclaimer: Map and parcel data are believed to be accurate, but accuracy is not guaranteed. This is not a legal document and should not be substituted for a title search,appraisal, survey, or for zoning verification.
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EXHIBIT F
EXHIBIT F
City of Lakeville
Planning Department
Memorandum
TO: Planning Commission
FROM: Frank Dempsey, AICP, Associate Planner
DATE: January 13, 2017
SUBJECT: Lakeville Christian Church Neighborhood Meeting Notes
On January 12, 2017 at 6:00 p.m., representatives of Lakeville Christian Church hosted a
neighborhood meeting at Brunswick Zone XL for their proposed conditional use permit
to convert an existing single family home into a 40 seat religious institution facility
(church). The property is located at 16701 Joplin Way. The church representatives
purchased the property in August 2016.
The meeting was attended by the following individuals:
•Six church representatives
•Approximately eight residents
The Lakeville Christian Church representatives introduced themselves and gave a brief
presentation of the church’s plans for the property and building. The property consists
of a single family home on a corner lot and is approximately 25,000 square feet (.57
acres) in area. The property is proposed to include 16 parking spaces for the proposed
occupancy of the main assembly area. The church representatives will be asking the
City of Lakeville for approval of a conditional use permit to allow the religious
institution use of the property.
The following questions were raised by neighbors:
1.How large is the proposed assembly area?
EXHIBIT G
2. What will be the days and hours of services?
3. Will the City allow parking on 167th Street or Joplin Way?
4. What sort of interior modifications will be made and can these modifications
easily be replaced to convert back to a single family dwelling?
5. Can the property be used for anything other than a church if the CUP is
approved?
6. Will the parking lot be screened?
7. Handicapped accessibility and required modifications?
8. What will be the financial impact of the parking lot to property values in the
neighborhood? Is there any evidence of reduced property values near the 192nd
Street location?
9. On site and parking lot lighting?
10. Any proposed signs?
The meeting adjourned at 7:00 pm
EXHIBIT H
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: January 23, 2017
Subject: Lakeville Christian Church – 16701 Joplin Way
• Conditional Use Permit Review
• Site and Grading Plan Review
BACKGROUND
Lakeville Christian Church Corp. has submitted a Conditional Use Permit application to
construct a parking lot at 16701 Joplin Way. The property is located west of and
adjacent to Joplin Way and south of and adjacent to 167th Street. The parcel is zoned
RS-2, Single Family Residential District.
The proposed site plan application will be completed by:
Applicant: Lakeville Christian Church Corp.
Engineer/Architect: Jacobson
SSIITTEE CCOONNDDIITTIIOONNSS
Lot 1, Block 4, Rolling Oaks South Plat Two currently contains a residential house. The
property drains outward to property line swales and eventually to storm sewer within
167th Street. Existing utility services connect the house to utilities within Joplin Way.
Street lights are located along all streets adjacent to the site.
EEAASSEEMMEENNTTSS
The subject parcel contains existing drainage and utility easements, per the plat of
Rolling Oaks South Plat Two. These easements will remain.
LLAAKKEEVVIILLLLEE CCHHRRIISSTTIIAANN CCHHUURRCCHH –– 1166770011 JJOOPPLLIINN WWAAYY
CCUUPP,, SSIITTEE AANNDD GGRRAADDIINNGG PPLLAANN
JJAANNUUAARRYY 2233,, 22001177
PPAAGGEE 22 OOFF 44
SSIITTEE PPLLAANN RREEVVIIEEWW
Lakeville Christian Church proposes to construct a 16 stall parking lot, private sidewalk,
and landscaping. The parking lot will drain to a proposed private raingarden.
Much of the proposed driveway, parking lot, and landscaping improvements are within
existing drainage and utility easements and will require an encroachment agreement.
An access driveway will be constructed on 167th Street to serve the new parking lot. A
Driveway/Curb Cut permit and escrow will be required for construction of the driveway.
Existing fence along 167th Street extends into the right of way. This fence will need to
be relocated or be included in the encroachment agreement.
PPUUBBLLIICC SSTTRREEEETTSS AANNDD AACCCCEESSSS
Joplin Way
The subject parcel is located west of and adjacent to Joplin Way, a local roadway, as
identified in the City’s Transportation Plan. 60-feet of right-of-way was dedicated for
Joplin Way with the Rolling Oaks South Plat Two plat. No additional right-of-way will be
dedicated at this time.
Joplin Way is currently constructed as a thirty-two foot wide urban roadway consisting of
one lane in each direction.
167th Street
The subject parcel is located south of and adjacent to 167th Street, a minor collector
roadway, as identified in the City’s Transportation Plan. 80-feet of right-of-way was
dedicated for 167th Street with the Rolling Oaks South Plat Two plat. No additional right-
of-way will be dedicated at this time.
167th Street is currently constructed as a forty-two foot wide urban roadway consisting
of one lane in each direction. A 4-foot wide sidewalk is constructed along the north side
of 167th Street.
CCOONNSSTTRRUUCCTTIIOONN AACCCCEESSSS
Construction traffic access and egress for site grading and construction shall be
restricted to the proposed driveway access off of 167th Street.
PPAARRKKSS,, TTRRAAIILLSS AANNDD SSIIDDEEWWAALLKKSS
There is no public trail or sidewalk construction as a part of this application.
UUTTIILLIITTIIEESS
SSAANNIITTAARRYY SSEEWWEERR
The subject parcel is located within OL-54600 of the South Creek sanitary sewer district
as identified in the City’s Comprehensive Sanitary Sewer Plan. Wastewater is conveyed
via existing trunk sanitary sewer to the MCES Farmington Interceptor and continues to
the Empire Wastewater Treatment Facility. The downstream facilities have sufficient
capacity to serve the proposed commercial site plan.
LLAAKKEEVVIILLLLEE CCHHRRIISSTTIIAANN CCHHUURRCCHH –– 1166770011 JJOOPPLLIINN WWAAYY
CCUUPP,, SSIITTEE AANNDD GGRRAADDIINNGG PPLLAANN
JJAANNUUAARRYY 2233,, 22001177
PPAAGGEE 33 OOFF 44
An existing private sanitary sewer service, extended from sanitary sewer within Joplin
Way, provides service to the subject parcel. Existing sanitary sewer also runs adjacent
to the parcel along 167th Street.
WWAATTEERRMMAAIINN
Existing 6-inch public watermain extends adjacent to the subject parcel along Joplin
Way and provides water service to the existing house. Existing 12-inch public
watermain extends adjacent to the subject parcel along 167th Street.
DDRRAAIINNAAGGEE AANNDD GGRRAADDIINNGG
The subject parcel is located within subdistrict CL-9 of the Crystal Lake Stormwater
District, as identified in the City’s Water Resources Management Plan.
The subject parcel was previously graded and improved with the Rolling Oaks South
Plat Two development. The site drains to the northeast to 167th Street. Runoff is
conveyed via storm sewer to regional stormwater basins and eventually to Crystal Lake.
The proposed site adds under an acre of impervious surface which is under the
threshold of the permitting requirements of the MPCA Construction General Permit with
respect to the water quality volume.
SSTTOORRMM SSEEWWEERR
No public or private storm sewer is proposed to be constructed in conjunction with the
site plan improvements. Drainage from the new pavement will drain overland to
proposed curb cuts. Runoff will be treated in the proposed private rain garden on site.
Existing public storm sewer lies within a drainage and utility easement on the parcel.
No grading or improvements are planned over the storm sewer. Improvements within
the drainage and utility easement will require an encroachment agreement.
WWEETTLLAANNDDSS
There are no wetlands on the site.
TTRREEEE PPRREESSEERRVVAATTIIOONN
There are several large trees on the site that will be removed for construction of the
parking lot.
EERROOSSIIOONN CCOONNTTRROOLL
The Developer is responsible for obtaining a MPCA Construction Permit for the site as
well as developing and maintaining the SWPPP throughout construction phase. The
permit requires that all erosion and sediment BMPs be clearly outlined in a site’s
SWPPP. Changes made throughout construction should be documented in the SWPPP.
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 site and grading plan for Lakeville Christian
Church, subject to the requirements within this report, including:
LLAAKKEEVVIILLLLEE CCHHRRIISSTTIIAANN CCHHUURRCCHH –– 1166770011 JJOOPPLLIINN WWAAYY
CCUUPP,, SSIITTEE AANNDD GGRRAADDIINNGG PPLLAANN
JJAANNUUAARRYY 2233,, 22001177
PPAAGGEE 44 OOFF 44
1. The Applicant shall submit the final construction drawings in an electronic format.
The electronic format shall be in either .dwg (AutoCAD) or .dxf format.
2. Obtain an Encroachment Agreement for construction of private facilities within
the public drainage and utility easement and right of way.
3. Obtain a Driveway/Curb Cut permit for construction of the new driveway access
onto 167th Street