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HomeMy WebLinkAboutEUGENE FREDERICK ADDITION1 City of Lakeville Planning Department 2 3 4 5 6 7 8 ± 160TH STREET (CSAH 46) JOPLIN WAYJOPLINAVENUE K E NRIC K AVEN U E City of Lakeville Lake46 Plat, CUP, Variance,and VacationEXHIBIT A ±JOPLIN WAYJOPLIN AVEC-3 C-3 C-3 RM-1 RS-3 162ND ST (CSAH 46) C-3 C-3 City of LakevilleZoning Map Lake46 Plat,CUP, Variance,and VacationEXHIBIT B RST-1 RST-1 RS-3 P/OS ROW KE N R I C K A V EKENR I C K A V E KENRICKLOOP 7699AnagramDriveEdenPrairie,MN55344Phone(952)937-5150Fax(952)937-5822TollFree(888)937-5150 7699 Anagram DriveEden Prairie, MN 55344Phone(952) 937-5150Fax(952) 937-5822Toll Free(888) 937-5150 RETAIL 12,103 SFRETAIL 21,307 SFEXISTING LIQUOR9,848 SF 7699 Anagram DriveEden Prairie, MN 55344Phone(952) 937-5150Fax(952) 937-5822Toll Free(888) 937-5150 RETAIL 12,103 SFRETAIL 21,307 SFEXISTING LIQUOR9,848 SF 7699 Anagram DriveEden Prairie, MN 55344Phone(952) 937-5150Fax(952) 937-5822Toll Free(888) 937-5150, , 7699 Anagram DriveEden Prairie, MN 55344Phone(952) 937-5150Fax(952) 937-5822Toll Free(888) 937-5150 7699 Anagram DriveEden Prairie, MN 55344Phone(952) 937-5150Fax(952) 937-5822Toll Free(888) 937-5150 7699 Anagram DriveEden Prairie, MN 55344Phone(952) 937-5150Fax(952) 937-5822Toll Free(888) 937-5150 7699 Anagram DriveEden Prairie, MN 55344Phone(952) 937-5150Fax(952) 937-5822Toll Free(888) 937-5150 7699 Anagram DriveEden Prairie, MN 55344Phone(952) 937-5150Fax(952) 937-5822Toll Free(888) 937-5150 R E T A I L 1 2, 1 0 3 S F R E T A I L 2 1, 3 0 7 S F EXISTING LIQUOR9,848 SF0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.3 0.3 0.4 0.4 0.4 0.4 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.2 0.2 0.2 0.3 0.3 0.3 0.3 0.3 0.3 0.4 0.4 0.5 0.5 0.6 0.6 0.6 0.4 0.3 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7.1 7.2 7.4 7.9 8.4 7.8 6.3 5.2 4.4 3.6 3.1 2.5 1.9 1.5 1.1 0.9 0.7 0.6 0.5 0.4 0.4 0.3 0.3 0.2 0.2 0.2 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 1.0 1.3 1.7 2.1 2.6 3.2 4.3 7.2 9.1 11.0 9.8 9.3 9.8 11.4 13.7 16.9 17.1 16.2 16.8 16.9 15.7 13.8 12.9 11.0 9.3 8.0 7.2 6.7 6.5 6.5 6.5 6.6 6.7 6.3 5.4 4.6 3.9 3.3 2.7 2.2 1.6 1.2 0.9 0.7 0.5 0.5 0.4 0.3 0.3 0.2 0.2 0.2 0.2 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 1.0 1.3 1.7 2.1 2.5 3.3 4.9 7.8 9.7 11.0 10.5 10.1 11.1 12.9 15.4 17.3 16.2 14.5 14.5 15.9 16.7 14.9 13.3 10.9 8.8 7.3 6.5 6.2 6.0 5.8 5.8 5.7 5.5 5.2 4.6 4.0 3.5 3.0 2.4 1.9 1.4 1.0 0.7 0.6 0.4 0.4 0.3 0.3 0.2 0.2 0.2 0.2 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 1.0 1.3 1.6 1.9 2.4 3.3 5.1 7.4 8.9 10.5 11.2 11.3 12.9 14.7 16.6 17.4 15.3 13.7 14.1 15.5 16.0 13.2 11.0 9.0 7.4 6.4 5.8 5.5 5.3 5.2 5.1 4.9 4.7 4.4 4.0 3.5 3.1 2.6 2.1 1.6 1.2 0.9 0.7 0.5 0.4 0.3 0.2 0.2 0.2 0.2 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.9 1.2 1.4 1.8 2.3 3.2 4.7 6.6 8.1 9.8 11.1 11.7 12.9 14.2 15.2 16.9 16.8 15.0 15.0 16.2 14.0 11.0 8.9 7.3 6.2 5.6 5.1 4.8 4.7 4.6 4.4 4.3 4.1 3.8 3.4 3.1 2.7 2.3 1.9 1.5 1.1 0.8 0.6 0.5 0.3 0.3 0.2 0.2 0.2 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.8 1.1 1.3 1.7 2.2 3.0 4.2 5.7 7.0 8.3 9.4 10.0 10.5 11.4 12.3 13.9 15.8 16.6 16.5 14.9 11.9 9.6 7.4 6.1 5.3 4.8 4.4 4.2 4.1 4.0 3.8 3.6 3.4 3.2 2.9 2.6 2.3 2.0 1.7 1.3 1.0 0.7 0.6 0.4 0.3 0.3 0.2 0.2 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.7 1.0 1.2 1.6 2.1 2.8 3.7 4.8 5.8 6.8 7.5 8.1 8.4 9.1 10.0 11.5 12.6 14.3 15.1 12.9 10.1 7.9 6.2 5.2 4.7 4.2 3.8 3.6 3.4 3.3 3.1 3.0 2.8 2.6 2.4 2.2 2.0 1.7 1.4 1.1 0.9 0.7 0.5 0.4 0.3 0.2 0.2 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.7 0.9 1.1 1.5 1.9 2.5 3.3 4.1 4.9 5.6 6.1 6.5 6.9 7.3 7.9 9.0 10.2 11.8 13.2 11.6 8.8 6.8 5.4 4.7 4.1 3.6 3.3 3.0 2.8 2.7 2.5 2.4 2.3 2.1 2.0 1.8 1.6 1.4 1.2 1.0 0.8 0.6 0.5 0.4 0.3 0.2 0.2 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.6 0.8 1.0 1.3 1.7 2.3 2.9 3.5 4.1 4.6 5.1 5.4 5.7 6.1 6.5 7.1 8.2 9.6 10.9 9.8 7.5 5.9 4.9 4.2 3.7 3.2 2.8 2.4 2.2 2.1 2.0 1.9 1.8 1.7 1.6 1.5 1.3 1.2 1.0 0.8 0.7 0.5 0.4 0.3 0.3 0.2 0.2 0.1 0.1 0.1 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.6 0.7 0.9 1.2 1.5 2.0 2.5 3.0 3.5 3.9 4.2 4.5 4.9 5.2 5.5 6.0 6.6 7.4 8.3 7.9 6.3 5.2 4.4 3.7 3.2 2.8 2.3 2.0 1.8 1.6 1.5 1.5 1.4 1.3 1.3 1.2 1.0 0.9 0.8 0.7 0.6 0.5 0.4 0.3 0.2 0.2 0.1 0.1 0.1 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.5 0.6 0.8 1.0 1.3 1.6 2.1 2.5 2.8 3.2 3.5 3.8 4.1 4.4 4.7 5.1 5.5 5.9 6.3 6.1 5.3 4.5 3.9 3.3 2.9 2.4 2.0 1.6 1.4 1.3 1.2 1.1 1.1 1.0 1.0 0.9 0.8 0.7 0.6 0.5 0.5 0.4 0.3 0.3 0.2 0.2 0.1 0.1 0.1 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.4 0.5 0.6 0.8 1.0 1.3 1.6 1.9 2.2 2.5 2.8 3.1 3.4 3.8 4.0 4.3 4.6 4.8 4.9 4.8 4.4 3.8 3.4 3.0 2.5 2.1 1.7 1.4 1.1 1.0 0.9 0.9 0.8 0.8 0.7 0.7 0.6 0.6 0.5 0.4 0.4 0.3 0.3 0.2 0.2 0.1 0.1 0.1 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.4 0.4 0.5 0.6 0.8 1.0 1.2 1.4 1.7 1.9 2.2 2.5 2.8 3.1 3.4 3.6 3.8 3.9 4.0 3.9 3.6 3.3 2.9 2.6 2.2 1.8 1.4 1.2 1.0 0.8 0.8 0.7 0.6 0.6 0.5 0.5 0.5 0.4 0.4 0.4 0.3 0.3 0.2 0.2 0.2 0.1 0.1 0.1 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.3 0.4 0.4 0.5 0.6 0.7 0.9 1.1 1.3 1.4 1.7 1.9 2.2 2.5 2.8 3.0 3.2 3.3 3.3 3.3 3.1 2.8 2.6 2.3 2.0 1.6 1.3 1.0 0.8 0.7 0.6 0.6 0.5 0.4 0.4 0.4 0.4 0.3 0.3 0.3 0.3 0.2 0.2 0.2 0.1 0.1 0.1 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.3 0.3 0.3 0.4 0.5 0.6 0.7 0.8 1.0 1.1 1.3 1.5 1.8 2.0 2.3 2.5 2.7 2.7 2.8 2.7 2.6 2.4 2.2 2.0 1.7 1.4 1.1 0.9 0.7 0.6 0.5 0.5 0.4 0.4 0.3 0.3 0.3 0.3 0.3 0.2 0.2 0.2 0.2 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.2 0.2 0.3 0.3 0.4 0.4 0.5 0.6 0.7 0.9 1.0 1.2 1.4 1.6 1.9 2.1 2.2 2.3 2.3 2.3 2.2 2.0 1.9 1.7 1.5 1.2 1.0 0.8 0.7 0.6 0.5 0.4 0.3 0.3 0.3 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.2 0.2 0.2 0.2 0.3 0.3 0.4 0.5 0.6 0.7 0.8 0.9 1.1 1.3 1.5 1.7 1.8 1.9 1.9 1.9 1.8 1.7 1.6 1.4 1.2 1.0 0.9 0.7 0.6 0.5 0.4 0.3 0.3 0.3 0.2 0.2 0.2 0.2 0.2 0.2 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.2 0.2 0.2 0.3 0.3 0.4 0.4 0.5 0.7 0.8 0.9 1.0 1.2 1.4 1.5 1.5 1.5 1.5 1.4 1.4 1.3 1.1 1.0 0.9 0.7 0.6 0.5 0.4 0.4 0.3 0.3 0.2 0.2 0.2 0.2 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.1 0.2 0.2 0.2 0.3 0.4 0.4 0.5 0.6 0.7 0.8 1.0 1.1 1.2 1.2 1.2 1.2 1.1 1.1 1.0 0.9 0.8 0.7 0.6 0.5 0.4 0.4 0.3 0.3 0.2 0.2 0.2 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.1 0.1 0.1 0.2 0.2 0.3 0.4 0.4 0.5 0.6 0.7 0.8 0.9 0.9 0.9 0.9 0.9 0.9 0.8 0.8 0.7 0.6 0.6 0.5 0.4 0.4 0.3 0.3 0.2 0.2 0.2 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 11 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 7699 Anagram Drive Eden Prairie, MN 55344 Phone (952) 937-5150 Fax (952) 937-5822 Toll Free (888) 937-5150 Phone(952)937-51507699AnagramDriveFax(952)937-5822EdenPrairie,MN55344TollFree(888)937-5150 Page 1 of 3 NARRATIVE MINOR VARIANCE: Building Setback – Lake46 Proposed Development Request: Due to government action by Dakota County taking twenty-five (25) of additional right-of-way (ROW) for County Road 46, the Applicant is requesting a minor building setback variance to allow for a small, triangular, corner portion of a 2,103 square foot retail addition to extend into a thirty (30) foot building setback along County Road 46 as shown on the attached Exhibit: “Setback Variance Detail.” Background and Summary: The Applicant responded to a City RFP to address a current demand and interest from retailers to join Lakeville Liquors at their location at 16179 Kenrick Avenue. Adding complimentary retailers will increase retail activity and lower annual operating costs to Lakeville Liquor as maintenance and utilities costs are spread out among more operators. To accommodate this demand, the applicant proposes to add 3,410 square feet of retail space to the existing 9,848 square foot Lakeville Liquor building. The original 1998 approval and development of the Lakeville Liquor building contemplated and anticipated such future retail expansion. The current Lakeville Liquor building sits on 91,459 square feet of land or 2.10 acres. That equates to a building to land ratio of 11%. A more common commercial development land to building ratio is 20%. At a 20% land to building ratio, this parcel, in theory, could contain slightly over 18,000 square feet of retail space rather than the 9,848 square feet currently on the site. However, it is not possible to expand and accommodate an 18,000 square foot building and required parking on this particular parcel of land due to the following unusual circumstances:  It is surrounded on all four sides by major right-of-way (ROW) easements and setbacks. They are; Interstate 35 (on the west), County Road 46 (on the south), and Kenrick Avenue (surrounding the east and north).  Dakota County requires twenty-five (25) feet more ROW for County Road 46 future needs.  The property is not square, but rather formed in more of a “triangle shape” giving it large undevelopable corner areas.  The property has extreme slopes on the southern and western property lines. Because of this, the development team is only seeking to add an additional 3,410 square feet making the total proposed building only 13,258 square feet rather than 18,000 square feet. With the new Plat and new County ROW, the new land area is 92,134 square feet or 2.12 acres. This equates to a building to land ratio of only 14.4%. Existing Thirty (30) Foot Setback: Currently, there is a thirty (30) foot building setback requirement along the southern property line adjacent to County Road 46. However, Dakota County is taking an additional twenty-five (25) feet of ROW for future needs of County Road 46, so the thirty (30) foot setback moves into the property by twenty-five (25) feet. Area in Setback: Therefore, as a result of the taking, a small corner of the newly proposed retail expansion will sit inside the new thirty (30) foot building setback line. The total area in the setback is 136 square feet. The shape of the area in the setback is triangular. The Page 2 of 3 measurements of the triangle in the setback are approximately: (12.9 feet) x (22.32 feet) x (25.27 feet). The maximum protrusion at the very corner of the building is 10.76 feet into the 30 foot setback. Mitigation Effort Summary: The development team made several modifications to the site and the building design to try and avoid and/or minimize encroaching in the thirty (30) foot setback. First, the team narrowed the width of the retail bay to a minimum for standard retail operations with a drive-thru user with two (2) ADA restrooms. Then, the team pushed the drive-thru lane as far west as possible to the southwest corner of the property to the extent that a retaining wall may be required. Next, the team slid the 2,103 square foot southern retail bay west until the southwest corner of the retail bay abutted the proposed drive-thru curb. You will notice that the new retail frontage is pushed back 8 feet from the existing liquor store front. The following is a summary of mitigation efforts:  Pushed the proposed drive-thru as far west as possible using a possible retaining wall to maximize the push to the west.  Minimized the size of the retail bay to minimum retail operational width for a drive-thru user with two (2) ADA restrooms.  Slid the southern bay west to abut the drive-thru lane.  Experimented and analyzed the idea of “clipping” off the triangular corner of the building and removing the encroaching 136 square feet. However, this makes the interior retail space functionally obsolete for a drive-thru operation with two (2) ADA restrooms. NOTE: The encroaching tip of the building is almost 70 feet (69.45’) from the back of curb at County Road 46. Also, the building’s finished floor is 6 feet below the County Road 46 trail. Therefore, the building is protected by a 6 foot high hill. QUALIFYING VARIANCE REQUIREMENTS Variance applications must meet the “Review Criteria” set by the Board of Zoning Adjustments and Appeals. The following criteria must be met: A. The variance would be consistent with the comprehensive plan. Yes. The land use does not change because of the minor variance. B. The variance must be in harmony with the general purposes and intent of this title. Yes. The architecture, uses, traffic flow, and parking are consistent with the current use. C. The plight of the land owner is due to circumstances unique to the property not created by the landowner. Yes. The land is subject to government action due to a twenty-five (25) foot ROW taking by Dakota County for future needs of County Road 46. D. The purpose of the variance is not exclusively economic considerations. Yes. The development team has worked to minimize the size of the retail leasable area to a size well below common market size and ratios. The applicant is not seeking a maximum building to land ratio. E. The granting of the variance will not alter the essential character of the neighborhood in which the parcel of land is located. Page 3 of 3 Yes. The variance will not alter the use and will keep the same architectural character and theme of the existing development. F. The variance is the minimum action required to eliminate the practical difficulty. Yes. The development team has done the following efforts to minimize the building setback encroachment; (i) pushed the proposed drive-thru as far west as possible using a possible retaining wall to maximize the push to the west; (ii) minimized the size of the retail bays; (iii) slid the southern bay west to avoid the setback; (iv) experimented and analyzed the idea of “clipping” off the corner of the building and removing the encroaching 136 square feet (this makes the interior retail space functionally obsolete for a drive-thru operation). Therefore the applicant respectfully seeks and requests the grant of a small, triangular, 136 square foot portion of a 3,410 square foot retail addition to extend into a thirty (30) foot setback along County Road 46 as shown on the attached Exhibit: Setback Variance Detail. # # # Page 1 of 3 NARRATIVE MINOR VARIANCE: Parking Setback – Lake46 Proposed Development Request: The Applicant is requesting a minor variance to allow for some perimeter parking stalls in the newly proposed Lakeville Liquor store retail addition to encroach, at varying points, into a fifteen (15) foot parking setback on portions of the perimeter of the land parcel. The variance is due to government action from Dakota County taking twenty-five (25) feet of right-of-way (ROW) along County Road 46 as depicted on the attached Exhibit: “Setback Variance Detail.” Background and Summary: The Applicant responded to a City RFP to address a current demand and interest from retailers to join Lakeville Liquors at their location at 16179 Kenrick Avenue. Adding complimentary retailers will increase retail activity and lower annual operating costs to Lakeville Liquor as maintenance and utilities costs are spread out among more operators. To accommodate this demand, the applicant proposes to add 3,410 square feet of retail space to the existing 9,848 square foot Lakeville Liquor building. The original 1998 approval and development of the Lakeville Liquor building contemplated and anticipated such future retail expansion. The current Lakeville Liquor building sits on 91,459 square feet of land or 2.10 acres. That equates to a building to land ratio of 11%. A more common commercial development land to building ratio is 20%. At a 20% land to building ratio, this parcel, in theory, could contain slightly over 18,000 square feet of retail space rather than the 9,848 square feet currently on the site. However, it is not possible to expand and accommodate an 18,000 square foot building and required parking on this particular parcel of land due to the following unusual circumstances:  It is surrounded on all four sides by major right-of-way (ROW) easements and setbacks. They are; Interstate 35 (on the west), County Road 46 (on the south), and Kenrick Avenue (surrounding the east and north).  Dakota County requires twenty-five (25) more ROW for County Road 46 future needs.  The property is not square, but rather formed in more of a “triangle shape” giving it large undevelopable corner areas.  The property has extreme slopes on the southern and western property lines. Because of this, the development team is only seeking to add an additional 3,410 square feet making the total proposed building only 13,258 square feet rather than 18,000 square feet. With the new Plat and ROW the new land area is 92,134 square feet or 2.12 acres. This equates to a building to land ratio of only 14.4%. Note: When the original Lakeville Liquor building was approved and developed in 1998, parking setbacks were five (5) feet from property lines. It did not anticipate future parking setbacks of 15 feet. Municipal Parking Requirements: Per current City of Lakeville Code, the additional 3,410 square feet of retail space to the existing 9,848 building requires a total of seventy-five (75) parking spaces. Mitigation Effort Summary: Over the course of time and design of this proposed retail addition, the development team made the following efforts to meet the 15 foot setback requirement for all perimeter Page 2 of 3 stalls. With the impending twenty-foot (25) ROW taking by Dakota County, the development team agreed to acquire right-of-way (ROW) adjacent to Kenrick Avenue to increase the size of land. Through right-of way acquisition, the proposed size of the property will be 92,134 square feet or 2.10 acres after the ROW taking for County Road 46 by Dakota County. In addition to acquiring ROW adjacent to Kenrick Avenue, the following mitigation efforts were implemented by the development team:  Reduced the length of each perimeter stall from 20 feet to 18 feet.  Further reduced nine of those stalls to “compact size” 9 feet by 16 feet.  Adjusted and smoothed the property line along Kenrick Avenue to follow the natural curvature of Kenrick, eliminating existing property line “jogs.”  Reduced the size of each retail bay to minimum operational functionality to reduce parking needs. BENEFITS:  Increased pervious area to 33% of land parcel to meet current area watershed requirements.  Added a new storm water management system to control and treat storm water runoff. NET EFFECT OF PARKING SETBACK VARIANCE: Of the 75 parking stalls on the property, nineteen (19) of the parking stalls included in the setback variance request are along County Road 46 (162nd Street), and fifteen (15) of the parking stalls are along Kenrick Avenue. The distance the nineteen (19) perimeter parking stalls are from the back-of-curb to back-of-curb along County Road 46 ranges from 59.25 feet to 56.04 feet. The amount these nineteen (19) stalls are from from the property line ranges from 6.37 feet to 5.72 feet. The distance the fifteen (15) perimeter parking stalls are from the back-of-curb to back-of-curb along Kenrick ranges from 38.84 feet to 17.70 feet. The amount these fifteen (15) stalls are from the property line ranges from 11.98 feet to 7.52 feet. QUALIFYING VARIANCE REQUIREMENTS Variance applications must meet the “Review Criteria” set by the Board of Zoning Adjustments and Appeals. The following criteria must be met: A. The variance would be consistent with the comprehensive plan. Yes. The land use does not change because of the minor variance. B. The variance must be in harmony with the general purposes and intent of this title. Yes. The architecture, uses, traffic flow, and parking are consistent with the current use. C. The plight of the land owner is due to circumstances unique to the property not created by the landowner. Yes. The land is subject to government action due to a twenty-five (25) foot ROW taking by Dakota County and the land has; (i) an unusual triangular shape not allowing it to maximize its building to land ratio; (ii) the land is surrounded by road major ROW easements on all sides; Page 3 of 3 (iii) the property was initially approved with five (5) foot parking setbacks and not 15 foot setbacks. D. The purpose of the variance is not exclusively economic considerations. Yes. The development team has worked to minimize the size of the retail leasable area to a size well below common market size and ratios. The applicant is not seeking maximum building to land ratio. E. The granting of the variance will not alter the essential character of the neighborhood in which the parcel of land is located. Yes. The variance will not alter the use and will keep the same architectural character and theme of the existing development. F. The variance is the minimum action required to eliminate the practical difficulty. Yes. The development team has done the following efforts to minimize parking setback encroachment; (i) acquired additional land to accommodate the parking; (ii) reduced the size of the retail addition to reduce the amount of parking stalls required; (iii) reduced the size of each of the perimeter stalls and; (iv) changed the property line to reflect the curvature of Kenrick Avenue. Therefore the applicant respectfully seeks and requests the grant of a minor variance to allow for perimeter parking stalls to encroach into the 15 foot setback as shown on the Lake46 Site Plan as depicted on the attached Exhibit: “Setback Variance Detail.” # # # RETAIL 12,103 SFRETAIL 21,307 SFEXISTING LIQU O R 9,848 S F RETAIL 12,103 SF7699 Anagram DriveEden Prairie, MN 55344Phone(952) 937-5150Fax(952) 937-5822Toll Free(888) 937-5150 NOPARKINGRETAIL12,103SFRETAIL21,307SFEXISTINGLIQUOR9,848SF COMPACTNOPARKING COMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACT7699 Anagram DriveEden Prairie, MN 55344Phone(952) 937-5150Fax(952) 937-5822TollFree(888) 937-5150 Dakota County Surveyor’s Office Western Service Center  14955 Galaxie Avenue  Apple Valley, MN 55124 952.891-7087  Fax 952.891-7127  www.co.dakota.mn.us January 24, 2018 City of Lakeville 20195 Holyoke Ave. Lakeville, MN 55044 Re: EUGENE FREDRICKS ADDITION The Dakota County Plat Commission met on January 22, 2018, to consider the preliminary plat referenced above. The plat is adjacent to CSAH 46, and is therefore subject to the Dakota County Contiguous Plat Ordinance. The proposed plat includes an existing City liquor store with two proposed retail additions. The right-of-way needs along CSAH 46 are 100 feet of half right-of-way. The existing right of way is 75 feet of half right of way. The plat dedicates 25 feet of additional right of way along CSAH 46, which is different than previously discussed as 15 feet of dedication and a 10-foot trail, drainage, utility and wall easement. Restricted access is shown along all of CSAH 46. A quit claim deed to Dakota County for restricted access is required at the time of recording the plat mylars. As noted, the Transportation Department is in the process of transferring City right of way from the prior CSAH 46/TH35 interchange project. The Plat Commission has approved the preliminary plat provided that the described conditions are met, and reviewed the final plat and recommends approval to the County Board of Commissioners provided that the described conditions are met. Traffic volumes on CSAH 46 are 36,400 ADT and are anticipated to be 42,000 ADT by the year 2030. No work shall commence in the County right of way until a permit is obtained from the County Transportation Department and no permit will be issued until the plat has been filed with the County Recorder’s Office. The Plat Commission does not review or approve the actual engineering design of proposed accesses or other improvements to be made in the right of way. Nothing herein is intended to restrict or limit Dakota County’s rights with regards to Dakota County rights of way or property. The Plat Commission highly recommends early contact with the Transportation Department to discuss the permitting process which reviews the design and may require construction of highway improvements, including, but not limited to, turn lanes, drainage features, limitations on intersecting street widths, medians, etc. Please contact Gordon McConnell regarding permitting questions at (952) 891-7115 or Todd Tollefson regarding Plat Commission or Plat Ordinance questions at (952) 891-7070. Sincerely, Todd B. Tollefson Secretary, Plat Commission c: 1 2 1 2 • • • • • EEUUGGEENNEE FFRREEDDEERRIICCKK AADDDDIITTIIOONN –– PPRREELLIIMMIINNAARRYY AANNDD FFIINNAALL PPLLAATT JJAANNUUAARRYY 2255,, 22001188 PPAAGGEE 22 OOFF 88 • • • EEUUGGEENNEE FFRREEDDEERRIICCKK AADDDDIITTIIOONN –– PPRREELLIIMMIINNAARRYY AANNDD FFIINNAALL PPLLAATT JJAANNUUAARRYY 2255,, 22001188 PPAAGGEE 33 OOFF 88 EEUUGGEENNEE FFRREEDDEERRIICCKK AADDDDIITTIIOONN –– PPRREELLIIMMIINNAARRYY AANNDD FFIINNAALL PPLLAATT JJAANNUUAARRYY 2255,, 22001188 PPAAGGEE 44 OOFF 88 EEUUGGEENNEE FFRREEDDEERRIICCKK AADDDDIITTIIOONN –– PPRREELLIIMMIINNAARRYY AANNDD FFIINNAALL PPLLAATT JJAANNUUAARRYY 2255,, 22001188 PPAAGGEE 55 OOFF 88 EEUUGGEENNEE FFRREEDDEERRIICCKK AADDDDIITTIIOONN –– PPRREELLIIMMIINNAARRYY AANNDD FFIINNAALL PPLLAATT JJAANNUUAARRYY 2255,, 22001188 PPAAGGEE 66 OOFF 88 EEUUGGEENNEE FFRREEDDEERRIICCKK AADDDDIITTIIOONN –– PPRREELLIIMMIINNAARRYY AANNDD FFIINNAALL PPLLAATT JJAANNUUAARRYY 2255,, 22001188 PPAAGGEE 77 OOFF 88 EEUUGGEENNEE FFRREEDDEERRIICCKK AADDDDIITTIIOONN –– PPRREELLIIMMIINNAARRYY AANNDD FFIINNAALL PPLLAATT JJAANNUUAARRYY 2255,, 22001188 PPAAGGEE 88 OOFF 88