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HomeMy WebLinkAboutItem 06City of Lakeville Planning Department Memorandum To : Planning Commission From: Frank Dempsey, AICP, Associate Planner Date: October 26, 2018 Subject: Packet Material for the November 1, 2018 Planning Commission Meeting Agenda Item: Southfork West Property Rezoning Action Deadline: December 9, 2018 INTRODUCTION Representatives of Valerian, LLC have submitted an application for the rezoning of the property and entire building previously occupied by Schneiderman’s Furniture showroom from C-3, General Commercial District to PUD, Planned Unit Development District. Valerian, LLC recently purchased the property and plans to convert the interior of the building to allow occupancy by several new occupants in the space vacated by Schneiderman’s Furniture. The purpose of the applicant’s request to rezone the property from C-3 to PUD is to allow the introduction of low occupancy, variable peak traffic businesses as a means to managing the limited number of available parking spaces on site. EXHIBITS The following exhibits are attached for your reference: A. Location Aerial Photo B. Existing and Proposed Zoning Map C. Application Narrative D. Site and Parking Study Plan with Conceptual Tenancy 2 Surrounding Land Uses and Zoning North – Kenrick Avenue, hotel and commercial (C-3) South – Juniper Path and commercial (C-3) East – Southfork Center commercial (C-3) West – Juniper Path and office (C-3 District) PLANNING ANALYSIS The proposal by Valerian, LLC to convert the previously single tenant building (Schneiderman’s Furniture) to a multi-tenant commercial building requires compliance with C-3 District zoning requirements, including a minimum number of on-site parking spaces. The 5.8 acre property was platted in 1984 and includes a 94,600 square foot building with 189 on-site parking spaces. The site is currently occupied by Total Hockey, an on and off-ice hockey training facility, and four other tenants. Total Hockey has occupied 22,221 square feet of the south end of the building for the past few years since relocating from downtown Lakeville. Rezoning. The rezoning of the property from C-3, General Commercial District to PUD District would allow multi-tenant occupancy by a restricted selection of possible tenants and a reduced number of parking spaces on the property. This option will require that proposed and future tenants be selected that would include alternating peak hour traffic demand and/or low vehicle traffic uses. The means of achieving tenants with reduced parking demand requires restrictions on the type of C-3 District uses that would be allowed in the building. Staff has worked with the applicant to develop a list of C-3 District uses that would be restricted from occupying any space in the building. These selected restricted uses include the following: • Hotels • Private clubs or lodges serving food and beverages with on and off-sale liquor • Restaurants, general with on and off-sale liquor • Brew on premises • Brewpub • Commercial or business buildings accessory to the principal use • Community gardens • Automobile repair, major or minor • Commercial recreation, outdoor • Convenience restaurants • Motor vehicle fuel sales • Multiple principal buildings on a single lot of record • Religious institutions such as churches, chapels, temples, and synagogues, including social services • Theaters, indoor • Micro-distilleries with tasting rooms • Small breweries with taprooms 3 • Outdoor service, sale and rental as an accessory use • Outdoor storage as an accessory use • Open or outdoor sales, rental or display as an accessory use in association with an allowed principal use • Unattended outdoor receptacles for accepting donations to an organization as a secondary use Building. The building was constructed in 1984 as a 67,110 square foot furniture store occupied by Gephart’s Furniture which relocated from downtown Lakeville. In early 1989, Schneiderman’s Furniture occupied the building and received approval of a 27,490 square foot showroom/warehouse addition in 1996. While the furniture showroom and storage addition was an allowed use of the Zoning Ordinance, it did pose a potential challenge for future reuse of the building for typical C-3 uses as identified in the staff report at that time. City staff authorized the issuance of building permits to the current owner for the conversion and occupancy of the interior space of the original building constructed in 1984, excluding the expanded space constructed in 1996. The purpose of this approach was to allow the proposed commercial uses to occupy the building area constructed in compliance with C-3 District parking requirements in 1984. Conversion of the 27,490 square foot 1996 showroom/storage addition to more intensive commercial uses is delayed until approval of the proposed PUD rezoning. Existing Tenants. The building proposes 81,325 square feet of leasable space. The building is currently being leased to five tenants which includes approximately 57% of the building. The current five tenants include (by square feet of leasable area): 1. Total Hockey (22,221) 2. Hockey equipment retail (4,174) 3. Sports training (4,708) 4. Restored thrift store (12,873) 5. Dance studio (7,836) Possible Future Tenants. Exhibit D identifies existing tenants and possible future tenants of the building, including: 1. Youth activity tenant indoor play area (19,108) 2. Fitness training facility (4,705) 3. Activity use – (5,700) Other possible tenants for the remaining 9,708 square feet of usable space are undetermined at this time but would be limited to the uses allowed by the PUD agreement. Parking. The Zoning Ordinance currently requires multi-tenant commercial buildings to provide one parking space for each 160 square feet of floor area (532 spaces). At the time the 4 building was constructed, the property was being developed in coordination with, and under the same ownership as, the property and building that is now Southfork Shopping Center located to the east, and each site was designed to be self-sufficient for parking. The two buildings were approved as part of a Planned Unit Development/Conditional Use Permit (PUD/CUP) in 1984 which allowed more than one principal building on one property as well as shared parking. A total of 281 parking spaces were required with the 1996 Schneiderman’s Furniture warehouse addition. A parking deferment was approved at that time for 70 parking spaces with 211 parking spaces to be constructed on site. An inventory of existing on-site parking submitted with the rezoning application shows there are 189 parking spaces, 22 parking spaces less than required with the 1996 PUD/CUP agreement and parking deferment agreement. The parking deferment of 70 parking spaces approved in 1996 will remain in force allowing the City to require the construction of the additional parking spaces if evidence of a parking shortage can be demonstrated, as stated in the parking deferment agreement. A minimum of 22 additional parking spaces shall be constructed on site in compliance with the 1996 parking deferment no later than June 1, 2019. Handicapped Accessible Parking. There are five handicapped accessible parking spaces on site. The minimum required number of handicapped accessible parking spaces for a parking lot with 189 spaces is six. One additional handicapped accessible parking space must be constructed on site. Trash Enclosure. Trash containers are currently being stored in the parking lot adjacent to Juniper Path. Trash containers must be stored inside an enclosure and must meet setback requirements as established by the Zoning Ordinance. Previously, trash enclosures were located at the rear of the building outside of public view. CONCLUSION. The transition of the property and building from a low-traffic, large single occupancy building to a multi-tenant commercial building requires careful management of variable peak day and hour businesses and a balance of available off-street parking. The developer has agreed to restrict certain high-traffic, high occupancy uses allowed in the C-3 District with the PUD rezoning as a reasonable accommodation for long term viability of this unique building and property. RECOMMENDATION Planning Department staff recommends approval of the rezoning from C-3, General Commercial District to PUD, Planned Unit Development District subject to the following stipulations: 5 1. A building permit is required prior to commencing remodeling of the interior tenant spaces. 2. A minimum of 22 additional parking spaces shall be constructed on site in compliance with the 1996 parking deferment no later than June 1, 2019. 3. A total of six handicapped accessible parking spaces is required to be compliant with the Minnesota handicapped accessible parking requirements. 4. Outdoor trash containers shall be stored within a Zoning Ordinance compliant enclosure. The site plan shall be amended to identify the location of any new trash enclosures. 5. The ordinance rezoning the property to PUD shall prohibit the uses listed on pages 2 and 3 of this report, as may be amended by the Planning Commission and City Council. Findings of fact are attached 17630 JUNIPER PATH - REZONING Property Information Octo ber 11 , 2018 0 875 1,750437.5 ft 0 270 540135 m 1:9,600 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. OP C-3 PUD RH-1 C-3 P/OS P/OS RS-2 RST-1RST-2 C3 O-R RS-2 PUD P/OS C-3 35 50 STEVENLN SHIRLEYLN KE N WOOD T RLROLLIE RDR O B E R T R D JEFFREYRD175TH ST W KENYON AVEK E N R IC K A V E J U N E L LEPATH175 T H C T W RICKY LN JAMES LN 1 75TH ST W THOMASRDJUNEL LECTMICHEALRDJUBILEE CIR JUB IL EE WAY K E N R IC K A V EJU NIPER PATH JUNELLEPATH 1 7 6 3 0 J U N I P E R PA T H - R E Z O N I N G OP C-3 PUD RH-1 C-3 P/OS P/OS RS-2 RST-1RST-2 C3 O-R RS-2 PUD P/OS PUD 35 50 STEVENLN SHIRLEYLN KE N WOOD T RLROLLIE RDR O B E R T R D JEFFREYRD175TH ST W KENYON AVEK E N R IC K A V E J U N E L LEPATH175 T H C T W RICKY LN JAMES LN 1 75TH ST W THOMASRDJUNEL LECTMICHEALRDJUBILEE CIR JUB IL EE WAY K E N R IC K A V EJU NIPER PATH JUNELLEPATH CURRENT ZONING PROP OSED ZON IN G 22221 SF HOCKEY TRAINING SPACE Building Area Legend ACTIVITY TENANT ACTIVITY USE COMMON AREA DANCE STUDIO FITNESS HOCKEY TRAINING SPACE MAIL ORDER SALES RESTORED SERVICE/SALES STORAGE SPACE 12873 SF RESTORED 5709 SF ACTIVITY USE 4043 SF ACTIVITY USE 19108 SF ACTIVITY TENANT 1782 SF STORAGE SPACE 499 SF STORAGE SPACE 495 SF STORAGE SPACE 5198 SF COMMON AREA 406 SF COMMON AREA 7836 SF DANCE STUDIO 193 SF COMMON AREA 4705 SF FITNESS 4664 SF SERVICE/SALES 4174 SF MAIL ORDER SALES 176th STREET WESTJ U N IP E R P A T H 20 4 10 19 7 6 10 20 27 27 16 16 8 EXISTING DEFERRED PARKING AREA - 34 SPACES EXISTING DEFERRED PARKING AREA - 9 SPACES EXISTING DEFERRED PARKING AREA - 27 SPACES Scale Project number Date Drawn by Checked by 21476 GRENADA AVENUE LAKEVILLE, MN 55044 PH: 952-469-2171 FAX: 952-469-2173 EMAIL: office@approdevelopment.com Copyright © by APPRO Development. Inc ISSUED FOR BID AND PERMIT 1" = 30'-0"10/11/2018 5:15:55 PMA0-1 PARKING STUDY 18-04-0040 17630 JUNIPER PATH, LAKEVILLE MN 55044 INTERIOR BUILDING REMODEL 07/11/18 JAC JJC 1" = 30'-0"A0-1 1 PARKING STUDY USE AREA SIZE PARKING DEMANDTENANT NAME INNERACTIVE UNDETERMINED HALLWAYS, METER ROOMS, ETC DANCE STUDIO NEXXUS XHOCKEY TRAINING XHOCKEY PRODUCTS RESTORED THIFT STORE UNDETERMINED GENERAL STORAGE SPACE 19,108 SF 9,752 SF 5,797 SF 7,836 SF 4,708 22,221 SF 4,174 SF 12,873 SF 4,664 SF 2,776 SF 40 CARS ANTICIPATED PER EVENT UNDETERMINED NO PARKING SPACES 20 CARS ANTICIPIATED BASED ON OTHER LOCATIONS 10 CARS ANTICIPATED PER TRAINING GROUP 50 SPACES CURRENTLY BEING UTILIZED DURING PEAK TIMES 2 SPACES, 2 EMPLOYEES (NO OUTSIDE TRAFFIC) 40 SPACES PEAK, 20-30 SPACES FRIDAY AND SATURDAY EVENINGS USUAL HIGH COUNT UNDETERMINED NO PARKING SPACES AS THIS WOULD USED BY TENANTS IN THE BUILDING 160 PARKING SPACES NEEDED 194 PARKING SPACES COUNTED ONSITE NORTH 30'15'0'30' EXISTING BUILDING SIZE = 94,600 SF (93,490 from old PUD/CUP Doc) 23,574 SF OF AREA RECONFIGURED INTO MULTI-TENANT SPACE EXISTING PARKING REQUIREMENT FROM 1996 PUD/CUP AGREEMENT: RETAIL: 42,000 SF - 10% = 37,800 SF/200 = 189 WAREHOUSE: 24,000 SF - 10% = 21,600 SF/500 = 43 WAREHOUSE (ADDED): 27,490 SF - 10% = 24,470 SF/500 = 49 EXISTING PARKING REQUIREMENT = 281 SPACES WITH 70 SPACES DEFERRED EXISTING PARKING SPACES ONSITE = 189 SPACES PARKING ORDINANCE SHOPPING CENTER = 5.5 PER 1,000 SF OF GROSS LEASABLE AREA (15% REDUCTION MAY BE AVAILABLE, AT ZONING ADMINSTRATORS DISCRETION RETAIL SALES AND SERVICE WITH 50% AS STORAGE = 8 SPACES OR 1/200 SF OF PUBLIC SALES AREA PLUS 1/500 SF OF STORAGE RETAIL COMMERCIAL USES = 1/200 SF OFFICE SPACE = 1/200 SF INSTRUCTIONAL CLASSES (DANCE STUDIOS, KARATE) = 1/200 SF FITNESS CENTERS = 1 SPACE PER EXERCISE STATION, PLUS ONE SPACE FOR EMPLOYEE PLUS ADDITIONAL PARKING FOR ANCILLARY USES ADDED PARKING STUDY TO PLAN SET 9/11/18 No. Description Date 1 REVISION #1 09/14/18 2 REVISION #2 10/11/18 UPDATED PARKING COUNT TO MATCH SURVEY 2 1 CITY OF LAKEVILLE DAKOTA COUNTY, MINNESOTA SOUTHFORK WEST ZONING MAP AMENDMENT FINDINGS OF FACT AND RECOMMENDATION On November 1, 2018 the Lakeville Planning Commission met at it’s regularly scheduled meeting to consider the request of Valerian, LLC for a Zoning Map amendment to rezone property from C-3, General Commercial District to PUD, Planned Unit Development District. The Planning Commission conducted a public hearing on the proposed Zoning Map amendment 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 Planning District No. 1 of the Comprehensive Plan which guides the property for commercial land use. 2. The current zoning of the property is C-3, General Commercial District. The property is proposed to be rezoned PUD, Planned Unit Development District. 3. The legal description of the property to be rezoned is: All that part of Lot 1, Block 1, SOUTHFORK CENTER 1ST ADDITION, according to the recorded plat thereof, Dakota County, Minnesota, lying westerly of the following described line: Commencing at the northwest corner of said Lot 1; thence North 67 degrees 28 minutes 40 seconds East, assumed bearing along the north line of said Lot 1, a distance of 154.78 feet; thence continuing along said north line along a tangential curve concave to the south having a central angle of 22 degrees 52 minutes 25 seconds, a radius of 528.45 feet, an arc length of 210.97 feet; thence continuing along said north line South 89 degrees 38 minutes 55 seconds East, along tangent, a distance of 143.86 feet to the point of beginning of the line to be described; thence South 02 degrees 23 minutes 38 seconds West a distance of 238.19 feet; thence South 25 degrees 06 minutes 14 seconds East a distance of 298.57 feet; thence South 00 degrees 33 minutes 50 seconds West a distance of 91.23 feet to the South line of said Lot 1 and there terminating. 4. Section 11-3-3E of the City of Lakeville Zoning Ordinance provides that a Zoning Map amendment may not be issued unless certain criteria and 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. 2 Finding: The existing property and building are used for commercial occupancy consistent with the comprehensive plan. b. The proposed use is or will be compatible with present and future land uses of the area. Finding: The continued use of the property for commercial occupancy is compatible with present and future land uses of the area. The commercial uses restricted by the PUD will ensure that available on-site parking supply meets demand. c. The proposed use conforms with all performance standards contained in the Zoning Ordinance. Finding: The proposed PUD with restricted commercial tenant occupancy to meet on-site parking supply and other stipulations listed in the planning report will ensure compliance with all performance standards contained in the Zoning Ordinance. d. The proposed use can be accommodated with existing public services and will not overburden the City’s service capacity. Finding: The property and building was designed for commercial occupancy. Existing public services will not be overburdened. e. Traffic generation by the proposed use is within capabilities of streets serving the property. Finding: The rezoning from C-3 District to PUD District will not impact the streets serving the property. 5. The planning report, dated October 26, 2018, prepared by Associate Planner Frank Dempsey is incorporated herein. RECOMMENDATION The Planning Commission recommends that the City Council approve the Zoning Map amendmen. DATED: November 1, 2018 LAKEVILLE PLANNING COMMISSION BY: ________________________ Pat Kaluza, Chair