HomeMy WebLinkAboutItem 07City of Lakeville
Planning Department
Memorandum
To : Planning Commission
From: Frank Dempsey, AICP, Associate Planner
Date: August 11, 2017
Subject: Packet Material for the August 17, 2017 Planning Commission Meeting
Agenda Item: Bethlehem Baptist Church, Continued from August 3, 2017 Meeting:
1. The Preliminary and Final Plat of Bethlehem Baptist Church
2. A Conditional Use Permit to allow: a) a religious institution in the C-3, General
Commercial District, b) building height greater than 35 feet, and c) an exception to
the exterior building material requirements for an institutional use.
Application Action Deadline: October 19, 2017
BACKGROUND
At the August 3, 2017 public hearing, the Planning Commission heard from the applicant,
Planning Department staff and residents of the adjacent Enclave at St. Frances Woods
neighborhood regarding the request of Bethlehem Baptist Church for the construction of a
church on their property located east of Kenrick Avenue and south of 205th Street. Public
comment centered around possible impacts from the development of the church property on the
Enclave at St. Frances Woods neighborhood to the east, including: tree removal, the future phase
parking lot, freeway noise, and property values.
The Planning Commission closed the public hearing and requested that staff work with church
representatives to revise the site plan and landscape plan to improve the screening of the future
parking lot.
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EXHIBITS
A. Revised Site Plan
B. Revised Landscape Plan
C. Emails received from residents following the August 3, 2017 public hearing (9 pages)
D. Petition Submitted by Enclave at St. Frances Woods residents (6 pages)
REVISED SITE PLAN AND LANDSCAPE PLAN
The existing topography of the site rises approximately 22 feet from Kenrick Avenue to the east
property line. There is a natural drop in elevation of approximately 50 feet from the south end to
the north end of the property where the stormwater infiltration and retention ponds will be
located. The site topography presents challenges for locating the building pad, parking lots and
stormwater basins.
Planning and Engineering staff met with church representatives on August 7th to discuss
revisions to the site and landscape plans. Subsequently, a revised site plan (see Exhibit A) was
submitted that includes a reduction of 41 future parking spaces on the east side of the site and
shifting the future parking lot approximately 50 feet to the west to provide an overall buffer
setback of approximately 150 feet between the future parking lot and the closest single family
residential lots to the east. A revised landscape plan (Exhibit B) was submitted that includes a
total of 25 Balsam Fir, Black Hills Spruce and White Pine evergreen trees with the first phase
of site development to allow a head start for the landscape screening in the area between the
future parking lot and the single family residential lots to the east. The trees will be planted on
a two foot tall berm and will be located entirely outside of the gas pipeline easement. The
proposed future storage building was also relocated to the southeast corner of the future
parking lot. Juniper shrubs will be planted east of the future storage building to provide
additional screening.
Section 11-21-9 of the Zoning Ordinance requires that the church provide a minimum 20 foot
wide landscaped buffer with materials that will provide screening eight feet in height. The
revised plans submitted by the church exceed the Zoning Ordinance requirements for buffer
width and the installation of the landscape screen in advance of the future parking lot
construction.
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RECOMMENDATION
The Bethlehem Baptist Church preliminary and final plat and conditional use permit meet the
requirements of the Zoning and Subdivision Ordinances. City staff recommends approval
subject to the following stipulations:
1. The recommendations listed in the Engineering Department memorandum dated July
26, 2017.
2. The building and site shall be developed consistent with the plans approved by the
City Council including the revised site plan and landscape plan dated August 8, 2017.
3. The Grade A and Grade B exterior building materials shall not be painted.
4. The height of the cross shall not exceed 52 feet in height.
5. Outlot A shall be deeded to the City with the final plat.
6. A $20,000 landscape security shall be submitted with the final plat.
7. A sign permit application shall be submitted and approved by the City prior to the
installation of any signage.
8. The future building addition and/or parking expansion requires approval of a
conditional use permit amendment.
Updated findings of fact for approval are attached
cc: Jon Hendricks, Bethlehem Baptist Church
Norman Schroeder
EXHIBIT A
EXHIBIT B
EXHIBIT C
EXHIBIT D
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CITY OF LAKEVILLE
DAKOTA COUNTY, MINNESOTA
CONDITIONAL USE PERMIT
FINDINGS OF FACT AND RECOMMENDATION
On August 3, 2017 and August 17, 2017, the Lakeville Planning Commission met at it’s
regularly scheduled meetings to consider the application of Bethlehem Baptist Church for a
conditional use permit to allow: 1) a religious institution in the C-3, General Commercial
District, 2) building height greater than 35 feet, and 3) an exception to the exterior building
material requirements for an institutional use. The Planning Commission conducted a
public hearing on the proposed conditional use permit on August 3, 2017 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 located in Comprehensive Planning District No. 6, Fairfield
Business Campus/I-35/CR 70, which guides the property for commercial uses.
2. The property is zoned C-3, General Commercial District.
3. The legal description of the property is:
Outlot F, St. Frances Woods 7th Addition;
And
That part of the South Half of the Southwest quarter of Section 25, Township 114
North, Range 21 West, Dakota County, Minnesota, described as follows:
The northerly fifteen (15) feet of the parcel of land described as follows:
Commencing at the Northeast corner of the South half of the Southwest
quarter of said section; thence bearing South 89 degrees 56 minutes 29
seconds West (assumed bearing), along the North line of the said South half of
the Southwest quarter, 760.32 feet to the actual point of beginning of the tract
to be described; thence bearing South 01 degrees 10 minutes 58 seconds West,
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500.00 feet; thence bearing South 89 degrees 56 minutes 29 seconds West,
parallel with said North line, 671.20 feet, more or less, to the center line of old
Minnesota Trunk Highway No. 65, as laid out and traveled; thence North
along said center line, 500.00 feet, more or less, to the North line of said South
half of the Southwest Quarter; thence bearing North 89 degrees 56 minutes 29
seconds East, along said North line, 671.20 feet to the actual point of
beginning.
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 religious institution is consistent with uses allowed in
commercial areas of the City. The building and cross height in excess of 35 feet
and the exterior building materials exception for a church use is consistent with
the policies and provisions of Planning District 6 of the Comprehensive Land
Use Plan.
b) The proposed use is or will be compatible with future land uses of the area.
Finding: The proposed religious institution in the C-3 District will be
compatible with existing and future land uses in the area provided
compliance with the stipulations outlined in the conditional use permit.
c) The proposed use conforms with all performance standards contained
in the Zoning Ordinance and the City Code.
Finding: The proposed religious institution use in the C-3 District conforms to
the performance standards set forth in the Zoning Ordinance required for a
conditional use permit for the religious institution, building height and
exterior building materials.
d) The proposed use can be accommodated with existing public services
and will not overburden the City’s service capacity.
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Finding: The proposed religious institution use 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.
Finding: Traffic generation from the religious institution use can be accommodated
by minor arterial Kenrick Avenue.
5. The planning reports dated July 27, 2017 and August 11, 2017 prepared by Associate
Planner Frank Dempsey are incorporated herein.
RECOMMENDATION
Dated: August 17, 2017
The Planning Commission recommends that the City Council approve the conditional
use permit in the form attached thereto.
LAKEVILLE PLANNING COMMISSION
_______________________
Jason Swenson, Chair