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Item 12
Date: Item No. SOUTHFORK WEST PUD REZONING Proposed Action Staff recommends adoption of the following motion: Move to approve: 1) an ordinance rezoning the west part of the Southfork 1st Addition to PUD, Planned Unit Development District and adoption of the findings of fact, and 2) a summary ordinance for publication. Overview Valerian, LLC representatives have submitted an application to rezone the west Southfork Center building and property from C-3 District to PUD. The building was previously occupied by Schneiderman’s Furniture until they moved into their new building on Kenyon Avenue last year. The Southfork West building was constructed in 1984 and occupied by Gephart’s Furniture until 1989 when Schneiderman’s Furniture moved into the building. In 1996, Schneiderman’s Furniture constructed a warehouse addition. The site met Zoning Ordinance requirements for a furniture warehouse/showroom use, with the approval of a parking deferment. Because multiple tenant commercial buildings have a higher parking requirement than furniture warehouse/showrooms, the reuse of the building poses a challenge. In working with the applicant, staff determined that rezoning the property to PUD and restricting the allowed uses would allow viable reuse of the building while still meeting on-site parking demand. The PUD ordinance establishes the allowed uses (which are typically lower parking demand uses) and performance standards to address this challenge. The Planning Commission held a public hearing on the PUD rezoning request at their November 1, 2018 meeting. There was public comment from the owner of the original Southfork Center. The Planning Commission unanimously recommended approval of the PUD rezoning. Primary Issues to Consider • Why is a parking demand study required with this PUD rezoning? Supporting Information • Staff response to primary issues to consider • PUD ordinance and summary for publication • Findings of fact • Parking demand study dated November 28, 2018 • November 1, 2018 Planning Commission meeting minutes • October 26, 2018 planning report Financial Impact: $ Budgeted: Y☐ N☐ Source: Related Documents: (CIP, ERP, etc.): Envision Lakeville Community Values: Diversified Economic Development Report Completed by: Daryl Morey, Planning Director December 3, 2018 Zoning Ordinance Staff Response to Primary Issues to Consider • Why is a parking demand study required with this PUD rezoning? Because the Zoning Ordinance currently requires more on-site parking spaces than there is room to provide on the site, an alternative method to address reuse of the building is required to prevent a portion of the building from not being able to be occupied as tenant space. The November 28, 2018 parking demand study utilizes Institute of Engineers (ITE) parking generation forecasts as well as on-site parking counts conducted by Spack Consulting. Currently, only three of the nine tenant spaces in the Southfork West building are occupied (Total Hockey, Restored, and a mail order sales business). The Lakeville School District is proposing to occupy two of the tenant spaces for their district offices, meeting rooms, and community education. Other tenant spaces are proposed to be occupied by a dance studio and a fitness use, which would leave two tenant spaces to be filled, all following completion of the interior remodeling of the building, which is contingent upon City Council approval of the PUD rezoning. While the PUD ordinance establishes the allowed uses for this building, which exclude higher parking demand uses such as restaurants, there is a need to monitor parking supply and demand when there is a change in occupancy in the building. Section 4, Performance Standards, of the PUD ordinance requires approval of an administrative permit with any change in occupancy of the building. Planning Department staff may require preparation of a parking demand study as part of the administrative permit process to ensure the available supply of off-street parking stalls can meet peak parking demands of the building tenants. It should be noted that Section 4.D of the PUD ordinance requires a minimum of 215 off-street parking spaces be provided on-site by June 30, 2019. This reflects the number of parking spaces identified by the ITE forecasts as stated in the parking demand study. There are currently 189 spaces provided on-site with 70 deferred spaces. Construction of the additional 26 spaces would leave 44 deferred parking spaces if needed for future building tenants. The City has employed the use of a parking demand study in the past when there was concern that parking demand might exceed on-site parking supply, most notably when the Lakeville School District proposed to occupy the Kenwood Center for an early childhood and adult education facility in the mid-1990s. 1 ORDINANCE NO. 2018-___ CITY OF LAKEVILLE DAKOTA COUNTY, MINNESOTA AN ORDINANCE ESTABLISHING A PUD, PLANNED UNIT DEVELOPMENT DISTRICT FOR THE WEST PART OF SOUTHFORK 1ST ADDITION THE CITY COUNCIL OF THE CITY OF LAKEVILLE ORDAINS: Section 1. Legal Description. The legal description of the property included in the PUD District shall be as described by Exhibit A. Section 2. Zoning Map Amendment. The property is hereby rezoned from C-3, General Commercial District to PUD, Planned Unit Development District subject to the terms and conditions set forth herein. Section 3. Allowed Uses. The allowed uses within the PUD District shall include the following uses as provided for and subject to the approval process as required within the C-3 District: A. Permitted uses: 1. Bank, savings and loan, savings credit unions and other financial institutions. 2. Commercial recreation, indoor. 3. Community preschool, latchkey and adult education facilities. 4. Funeral homes and mortuaries. 5. Governmental and public utility buildings and structures; city of Lakeville only. 6. Instructional classes. 7. Office businesses. 8. Pawnshops. 9. Retail businesses. 10. Service businesses, on and off site. 11. Sexually oriented uses, principal. 2 12. Tattoo parlors. 13. Data centers. 14. Fitness centers and health clubs. B. Permitted accessory uses: 1. Fences as regulated by Chapter 21 of the Zoning Ordinance. 2. Ground source heat pump systems as regulated by Chapter 29 of the Zoning Ordinance. 3. Off street loading as regulated by Chapter 20 of the Zoning Ordinance. 4. Off street parking as regulated by Chapter 19 of the Zoning Ordinance, but not including semitrailer trucks, except in designated loading areas not to exceed four (4) hours, and Section 4 of this Ordinance. 5. Satellite TVROs as regulated by Chapter 30 of the Zoning Ordinance. 6. Secondary or accessory use antennas or satellites as regulated by Chapter 30 of the Zoning Ordinance. 7. Sexually oriented uses, accessory. 8. Signs as regulated by Chapter 23 of the Zoning Ordinance. 9. Solar energy systems as regulated by Chapter 29 of the Zoning Ordinance. C. Conditional uses. 1. Bottled gas sales outside of activities included with motor fuel sales. 2. Commercial car washes (drive-through, mechanical and self-service) 3. Daycare facilities as a principal use provided that the use complies with the provisions of Chapter 31 of the Zoning Ordinance. 4. Essential services involving transmission pipelines and transmission or substation lines in excess of thirty three kilovolts (33 kV) and up to one hundred kilovolts (100 kV), as regulated by Chapter 26 of the Zoning Ordinance. 5. Governmental and public utility buildings and structures; other than City of Lakeville. 6 Nursing homes, residential care facilities, continuing care retirement communities and senior housing with services establishments licensed by the Minnesota Department of Health. 3 7. Personal wireless service antennas not located on an existing structure or tower, as regulated by Chapter 30 of the Zoning Ordinance. 8. Pet shops which may include pet grooming, pet supplies, and/or pet accessories. 9. Principal building height of up to six (6) stories or sixty five feet (65'), whichever is less. 10. Veterinary clinics. 11. Commercial boarding or kenneling of domestic animals. D. Interim uses: 1. WECS exceeding the height limit of this district, as regulated by Chapter 29 of the Zoning Ordinance. E. Uses by administrative permit: 1. Essential services, except transmission pipelines and transmission or substation lines in excess of thirty three (33) kV and up to one hundred (100) kV, as regulated by Chapter 26 of the Zoning Ordinance. 2. Personal wireless service antennas located upon an existing structure or tower or temporary mobile tower as regulated by Chapter 30 of the Zoning Ordinance. 3. Temporary, outdoor promotional events and sales. 4. Temporary structures as regulated by Chapter 28 of the Zoning Ordinance. 5. WECS that comply with the height limit of this district, as regulated by Chapter 29 of the Zoning Ordinance. 6. Daycare facilities as an accessory use provided that the use complies with the provisions of Chapter 31 of the Zoning Ordinance. Section 4. Performance Standards. Uses within the PUD District shall be subject to the performance standards applicable to uses developed within the C-3 District, subject to the following modifications: A. Any change of occupancy of a principal building, including expansion of a principal building, within the PUD District shall require approval of an administrative permit in accordance with Section 8 of the Zoning Ordinance subject to the provisions outlined in this section of this Ordinance. B. Occupancy of a principal building within the PUD District shall only be allowed if the available supply of off-street parking stalls is equal to or greater than the peak parking demand as determined by the Zoning Administrator. 4 C. Uses within the PUD District shall provide for a minimum number of off-street parking stalls by ownership, easement, and/or lease calculated as follows: 1. As required for the uses specified with Section 11-19-13 of the Zoning Ordinance; or, 2. As determined by the Zoning Administrator subject to the following criteria: a. The developer shall demonstrate that the use will have a peak parking demand less than the number of parking stalls required by Section 11-19-13 of the Zoning Ordinance. b. The calculation of peak parking demand shall be based upon, but not limited to: (1) Preparation of a parking demand study prepared specifically for the proposed use of the subject site. (2) Reference to generalized parking demand studies of the same or similar uses prepared by a professional organization in a related technical field, such as the Institute of Transportation Engineers or American Planning Association. 3. Disability accessible parking stalls shall be provided as required by Section 11-19-7.E of the Zoning Ordinance. D. Minimum number of off- street parking stalls required for the property described in Section 1 of this Ordinance: 1. A minimum of two hundred fifteen (215) off-street parking stalls shall be provided on the subject site, at a location to be determined by the Zoning Administrator, before June 30, 2019. 2. A financial security equal to one hundred twenty-five (125) percent of the estimated cost of construction, as determined by the City Engineer, of additional off-street parking areas required to comply with Section 4.D.1 of this ordinance shall be submitted to the City prior to issuance of a building permit for any interior construction within the principal building. E. Parking areas, including parking stalls, drive aisles, and loading areas, existing on lots within the PUD District as of December 3, 2018 shall not be altered, nor shall any lease expire or terminate, sale of land, or subdivision of a lot, occur that reduces the area necessary for off-street parking as required by this Section of this ordinance or the Zoning Ordinance. Section 5. Lot Requirements. Lots within the PUD District shall be subject to the minimum lot area, lot width, and setback requirements applicable to lots within the C- 3 District. 5 Section 6. Amendments. Modification of the allowed uses, performance standards, and lot requirements established by this PUD District or the inclusion of additional lands within this PUD District shall be processed in accordance with Section 11- 96-21 of the Zoning Ordinance. Section 7. Zoning Map. The Zoning Map of the City of Lakeville shall not be republished to show the aforesaid Zoning Map amendment, but the City Clerk shall appropriately mark the Zoning Map on file in the City Clerk’s office for the purpose of indicating the amendment hereinabove provided for in this Ordinance, and all of the notations, references and other information shown thereon are hereby incorporated by reference and made part of this Ordinance. Section 8. Effective Date. This Ordinance shall be effective upon its passage and publication. ADOPTED by the Lakeville City Council this 3rd day of December 2018. CITY OF LAKEVILLE BY: _____________________________ Douglas P. Anderson, Mayor ATTEST BY: _____________________________ Charlene Friedges, City Clerk 6 EXHIBIT A 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. SUMMARY ORDINANCE NO. _____ CITY OF LAKEVILLE DAKOTA COUNTY, MINNESOTA AN ORDINANCE ESTABLISHING A PUD, PLANNED UNIT DEVELOPMENT DISTRICT FOR THE WEST PART OF SOUTHFORK 1ST ADDITION This ordinance includes the following sections: Section 1. Legal Description Section 2. Zoning Map Amendment Section 3. Allowed Uses Section 4. Performance Standards Section 5. Lot Requirements Section 6. Amendments Section 7. Zoning Map Section 8. Effective Date A printed copy of the entire ordinance is available for inspection by any person during the City Clerk’s regular office hours. Approved for publication by the City Council of the City of Lakeville, Minnesota this 3rd day of December 2018. CITY OF LAKEVILLE BY: _________________________ Douglas P. Anderson, Mayor ATTEST: _________________________ Charlene Friedges, City Clerk 1 CITY OF LAKEVILLE DAKOTA COUNTY, MINNESOTA SOUTHFORK WEST ZONING MAP AMENDMENT FINDINGS OF FACT AND DECISION On November 1, 2018 the Lakeville Planning Commission met at its 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. The City Council hereby adopts the following: FINDINGS OF FACT 1. The subject property is located in Comprehensive Planning District 1, I-35/CR50/Orchard Lake, which guides the property for Commercial land uses. 2. The current zoning of the subject property is C-3, General Commercial District. The property is proposed to be rezoned to PUD, Planned Unit Development District. 3. The legal description of the subject 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. Chapter 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 allowed by the PUD ordinance 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 PUD ordinance with allowed commercial uses and specific performance standards to meet on-site parking demand will ensure compliance with Zoning Ordinance requirements, except as allowed by the PUD zoning designation. 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. DECISION The City Council approves the Zoning Map amendment in the form attached hereto. DATED: December 3, 2018 CITY OF LAKEVILLE BY: _________________________ Douglas P. Anderson, Mayor 3 BY: __________________________ Charlene Friedges, City Clerk One SE Main St #204, Minneapolis, MN 55414 888.232.5512 www.SpackConsulting.com Technical Memorandum To: Michael Margulies, Valerian LLC From: Max Moreland, PE Date: November 28, 2018 Re: Parking Study – 17630 Juniper Path in Lakeville, MN The property located at 17630 Juniper Path in Lakeville, Minnesota is segmented into nine different leasable spaces. Three of those spaces are currently being used with the other six currently vacant. This memorandum documents the expected automobile par king generation for the property when it is fully leased. Conclusions/Recommendations The site currently has 189 parking stalls with 70 deferred spaces for a total of 259 potential parking spaces. This is short of City requirements for off-street parking. Based on forecasted parking demands for the site using forecasts from the Institute of Transportation Engineers’ Parking Generation 4th Edition, the peak parking demand for the fully occupied site will be 215 vehicles on a weekday and 134 vehicles on a Saturday. The weekday peak parking demand was also forecasted using site specific sources where possible. This includes: • Using existing parking demands for the existing three building units . • Forecasted parking needs from Independent School District #194 for the two building units they are proposed to occupy. • Institute of Transportation Engineers’ Parking Generation 4th Edition forecasts for the remaining four vacant building units. Combining these sources, the forecast weekday peak parking demand for the fully occupied site is 201 vehicles. Weekend peak parking demands are anticipated to be less than the weekday demands due to a number of the building units being office uses that will have little to no parking demand on the weekends. Because of the site specific information used in this forecast, this forecast is recommended to be used over the forecast relying solely on the Institute of Transportation Engineers’ Parking Generation 4th Edition. It is recommended that secure, convenient bicycle parking spaces be included on site as well as carpooling system for employees. Spack Consulting 2 of 6 17630 Juniper Path in Lakeville, MN Parking Study One SE Main St #204, Minneapolis, MN 55414 888.232.5512 www.SpackConsulting.com Existing Development The existing building at 17630 Juniper Path is currently sectioned into nine different units. Of those nine units, three are currently occupied. Table 1 below lists the sizes of each unit and whether they are occupied or not. There is a site plan attached showing the building layout. Table 1 – Existing Building Units Building Unit Description Parcel Size (square feet) Currently Occupied? Activity Tenant 19,108 No Activity Use A 4,043 No Restored 12,873 Yes Activity Use B 5,709 No Hockey Training Space 22,221 Yes Mail Order Sales 4,174 Yes Service/Sales 4,664 No Fitness 4,705 No Dance Studio 7,836 No The existing parking lot for the building has a total of 189 parking spaces. To determine the parking demand of the existing uses at the building, a parking lot count was conducted. This count was conducted over a 24-hour period on Tuesday, November 20, 2018. Counts were conducted at each of the access points to the parking lot giving the total number of vehicles in the lot at any one point over the course of the day. The count data is shown in 15-minute intervals in the Appendix. With a number of the building units to be used as offices, it is anticipated those units will have close to zero parking demand on weekends. Therefore, the weekday parking demand is the focus for this analysis. Weekend parking demand may potentially be higher at some of the building units, but with several of the units having no weekend parking demand, that should lower the overall building parking demand on weekends to be less than on weekdays. From this data, it was found that the peak parking demand occurred at 6:45 p.m. and was 77 vehicles. With 189 parking spaces in the lot, that means that there were at least 112 available spaces at any time throughout the day. It should be noted that about a dozen of the 77 vehicles during the peak period were parked on the street close to the southern parking lot access making the actual number of available spaces in the lot closer to 125 during the peak period. Proposed Development As shown in Table 1, there are six units within the building that are currently unoccupied. Of those six units, two of them are proposed to be occupied by Independent School District #194. The units proposed to be used by the school district are the Activity Tenant and Activity Use A. These would be used for offices and training rooms for the school district as well as community education. The Dance Studio unit is also proposed to be occupied as a dance studio. Spack Consulting 3 of 6 17630 Juniper Path in Lakeville, MN Parking Study One SE Main St #204, Minneapolis, MN 55414 888.232.5512 www.SpackConsulting.com For the purposes of this study, the remaining three units are forecast to be occupied to determine parking demand for the entire building. It is assumed the Activity Use B unit will be occupied by general retail, the Service/Sales unit will be occupied by general office and the Fitness unit will be occupied by a fitness use. The owner of the building is proposing to include an additional automobile parking spaces on site. City Parking Requirements The City of Lakeville has City Code requirements that list the minimum required amount of off- street parking for different developments. Title 11, Chapter 19 of the City Code documents these parking requirements. There are two different ways parking requirements for this site could be calculated; by calculating the parking requirement for each individual unit and summing them up or by combining the entire building into one large unit and calculating the parking requirement. Looking at the different units and separately calculating parking demand, there are four types of land uses to examine. Those are: • Fitness centers. This would apply to the Fitness unit. • Instructional classes, dance studios, karate centers, music schools and similar uses. This would apply to the Hockey Training Space and Dance Studio units. • Office buildings and professional offices; banks, public administration (other than medical). This would apply to the Activity Tenant, Activity Use A, Service/Sales and Mail Order Sales units. • Retail commercial uses (other). This would apply to the Activity Use B and Restored units. Using these designations along with the unit sizes listed in Table 1, Table 2 shows the parking requirement per building unit. Altogether, the parking requirement for the building using this calculation method is 438 spaces. Table 2 – City Parking Requirements per Building Unit Building Unit Description Parking Requirement* Required Spaces Activity Tenant 1 space per 200 SF of GFA 96 Activity Use A 1 space per 200 SF of GFA 20 Restored 1 space per 200 SF of GFA 64 Activity Use B 1 space per 200 SF of GFA 29 Hockey Training Space 1 space per 200 SF of GFA 111 Mail Order Sales 1 space per 200 SF of GFA 21 Service/Sales 1 space per 200 SF of GFA 23 Fitness 1 space per exercise station plus 1 space per shift employee 35** Dance Studio 1 space per 200 SF of GFA 39 TOTAL 438 *SF = square feet, GFA = gross floor area ** Estimated 30 exercise stations and five employees Spack Consulting 4 of 6 17630 Juniper Path in Lakeville, MN Parking Study One SE Main St #204, Minneapolis, MN 55414 888.232.5512 www.SpackConsulting.com Calculating the parking requirement the second way, all units were added together and classified as “multiple occupancy retail or service buildings with 3 or more tenants.” This has a parking requirement of one space per 160 square feet of gross leasable floor area. Summing up the unit sizes from Table 1 leads to 85,333 square feet, or a parking requirement of 533 parking spaces. Either way, the parking supply on site falls short of City requirements. Looking at just the units that are currently being occupied in the building (the Hockey Training Space, Restored and Mail Order Sales), the parking requirement would be either 196 parking stalls or 245 parking stalls depending on which calculation method is used. Either way, with the maximum weekday parking demand being 77 vehicles for these uses, the parking requirement is significantly higher than the parking demand on a weekday. Weekend demand may vary for these land uses. Parking Demand - ITE The Institute of Transportation Engineers (ITE) provides the Parking Generation Manual, 4th Edition, a compilation of parking demand data for various land uses from existing developments throughout the United States. This national standard provides a basis to forecast parking demand for new developments. Table 3 shows the peak parking demand on a weekday and a Saturday for each unit of the building based on the ITE forecasts. The office uses are assumed to have no parking demand on the weekends. Table 3 – Forecast Parking Generation Based on ITE Building Unit Land Use Description (ITE Code) Development Parking Demand Weekday Saturday Activity Tenant Office Building (ITE 701) 19,108 square feet 2.84 stalls per KSF* = 54 stalls -- Activity Use A Office Building (ITE 701) 4,043 square feet 2.84 stalls per KSF = 11 stalls -- Restored Shopping Center (ITE 820) 12,873 square feet 2.55 stalls per KSF = 33 stalls 2.87 stalls per KSF = 37 stalls Activity Use B Shopping Center (ITE 820) 5,709 square feet 2.55 stalls per KSF = 15 stalls 2.87 stalls per KSF = 16 stalls Hockey Training Space Health/Fitness Club (ITE 492) 22,221 square feet 5.27 stalls per KSF = 117 stalls 2.89 stalls per KSF = 64 stalls Mail Order Sales Office Building (ITE 701) 4,174 square feet 2.84 stalls per KSF = 12 stalls -- Service/Sales Office Building (ITE 701) 4,664 square feet 2.84 stalls per KSF = 13 stalls -- Fitness Health/Fitness Club (ITE 492) 4,705 square feet 5.27 stalls per KSF = 25 stalls 2.89 stalls per KSF = 14 stalls Dance Studio Health/Fitness Club (ITE 492) 7,836 square feet 5.27 stalls per KSF = 41 stalls 2.89 stalls per KSF = 23 stalls TOTAL (if all peaks occur at the same time) 321 stalls 154 stalls *KSF = 1,000 square feet Spack Consulting 5 of 6 17630 Juniper Path in Lakeville, MN Parking Study One SE Main St #204, Minneapolis, MN 55414 888.232.5512 www.SpackConsulting.com With these different land uses, it is unlikely that they will experience their peak parking demand at the same time. To be able to determine the total parking demand on site during different times, a time-of-day analysis was done. Hourly results of the time-of-day parking analysis are attached. This analysis forecasts that the peak parking demand for the entire site for a weekday and Saturday will be: • 215 vehicles on a weekday between 1:00 p.m. and 2:00 p.m. • 134 vehicles on a Saturday between 1:00 p.m. and 2:00 p.m. Parking Demand – Site Specific Forecast Two of the currently unused building units have specific parking projections determined. Using those projections, along with the existing counts for the existing building units plus the ITE projections for the other units should give a more accurate forecast of the parking demand when the building is fully occupied with the site specific developments. Once again, since the weekends are likely to have no parking demand for several of the building units, weekdays are focused on in the analysis. The two building units with specific parking demand projections are: • Activity Tenant • Activity Use Both the Activity Tenant and the Activity Use are proposed to be occupied by the school district. The Activity Tenant use is proposed to be used as regular office space with a daily parking demand of 58 spaces plus an additional 10 spaces in either the morning or the afternoon for daily part-time needs. There will be meetings/trainings held at the Activity Tenant unit that will require an additional 25 parking spaces. That puts the typical parking demand for this unit at 93 spaces. Additionally, there will be occasional meetings (up to 10 per quarter) that may have a parking demand of up to 70 vehicles. These meetings would not occur at the same time as any other meetings or the part-time needs. That puts the parking demand for the Activity Tenant unit up to 128 spaces. The Activity Use unit will be utilized by the school district as a community education space. This space will not be used during the day but will have a parking demand of up to 35 spaces during weekday evenings. Parking demand data for the Restored, Hockey Training Space and Mail Order Sales units is captured in the parking lot count conducted on November 20, 2018. Parking demands for the Dance Studio, Fitness, Service/Sales and Activity Use B units are forecast using the ITE data. Table 4 lists the sources for the site specific parking demand forecast for each building unit. Spack Consulting 6 of 6 17630 Juniper Path in Lakeville, MN Parking Study One SE Main St #204, Minneapolis, MN 55414 888.232.5512 www.SpackConsulting.com Table 4 – Sources for Site Specific Parking Demand Forecast Building Unit Description Forecast Source Activity Tenant School District Provided Information Activity Use A School District Provided Information Restored Existing Parking Count Activity Use B ITE Hockey Training Space Existing Parking Count Mail Order Sales Existing Parking Count Service/Sales ITE Fitness ITE Dance Studio ITE Utilizing all of this data, a time-of-day parking analysis was conducted for the site. Hourly results of the time-of-day parking analysis are attached. The peak parking demand for the site on a weekday is found to be 201 vehicles from 1:00 p.m. to 2:00 p.m. It is recommended that this parking demand forecast be used over the forecast that relies solely on ITE’s Parking Generation Manual, 4th Edition, because of the site specific information used. Parking Reduction Strategies To aid in reducing the site’s automobile parking demand , it is recommended that convenient, secure bicycle parking spaces be included around the site. It is also recommended that carpooling system be set up for all employees of the site. Attachments A. Site Plan B. Existing Parking Count Data C. Time-of-Day Parking Demand Forecasts – ITE D. Time-of-Day Parking Demand Forecasts – Site Specific Attachment A - Site PlanParking StudyA1 17630 Juniper Path, Lakeville Time Vehicles Entering Lot Vehicles Exiting Lot Parking Demand Time Vehicles Entering Lot Vehicles Exiting Lot Parking Demand 0:00 0 0 0 12:00 12 9 22 0:15 0 0 0 12:15 5 9 18 0:30 0 0 0 12:30 8 7 19 0:45 0 0 0 12:45 3 7 15 1:00 0 0 0 13:00 10 6 19 1:15 0 0 0 13:15 3 5 17 1:30 0 0 0 13:30 6 6 17 1:45 0 0 0 13:45 5 5 17 2:00 0 0 0 14:00 8 10 15 2:15 0 0 0 14:15 4 2 17 2:30 0 0 0 14:30 7 6 18 2:45 0 0 0 14:45 5 6 17 3:00 0 0 0 15:00 11 4 24 3:15 0 0 0 15:15 5 5 24 3:30 0 0 0 15:30 15 13 26 3:45 0 0 0 15:45 8 8 26 4:00 0 0 0 16:00 12 10 28 4:15 0 0 0 16:15 20 6 42 4:30 0 0 0 16:30 36 16 62 4:45 0 0 0 16:45 5 20 47 5:00 0 0 0 17:00 8 5 50 5:15 0 0 0 17:15 12 4 58 5:30 0 0 0 17:30 18 9 67 5:45 0 0 0 17:45 9 23 53 6:00 0 0 0 18:00 5 11 47 6:15 0 0 0 18:15 5 11 41 6:30 0 0 0 18:30 23 6 58 6:45 0 0 0 18:45 38 19 77 7:00 0 0 0 19:00 12 45 44 7:15 0 0 0 19:15 4 5 43 7:30 1 0 1 19:30 3 1 45 7:45 2 1 2 19:45 8 4 49 8:00 0 0 2 20:00 16 18 47 8:15 2 1 3 20:15 3 28 22 8:30 2 0 5 20:30 3 9 16 8:45 2 3 4 20:45 5 2 19 9:00 0 0 4 21:00 5 2 22 9:15 1 0 5 21:15 16 29 9 9:30 2 2 5 21:30 1 6 4 9:45 8 1 12 21:45 0 2 2 10:00 10 5 17 22:00 0 2 0 10:15 8 9 16 22:15 0 0 0 10:30 1 6 11 22:30 0 0 0 10:45 8 5 14 22:45 1 1 0 11:00 9 6 17 23:00 0 0 0 11:15 10 6 21 23:15 0 0 0 11:30 7 9 19 23:30 0 0 0 11:45 10 10 19 23:45 0 0 0 TOTAL 466 466 Parking Lot Counts - Tuesday, November 20, 2018 Attachment B - Existing Parking Lot Counts Parking Study B1 17630 Juniper Path, Lakeville Activity Tenant Activity Use A Restored Activity Use B Hockey Training Space Mail Order Sales Service/Sales Fitness Dance Studio Office Building Office Building Shopping Center Shopping Center Health/Fitness Club Office Building Office Building Health/Fitness Club Health/Fitness Club 12:00 AM 1 0 0 0 0 0 0 0 0 1 1:00 AM 1 0 0 0 0 0 0 0 0 1 2:00 AM 1 0 0 0 0 0 0 0 0 1 3:00 AM 1 0 0 0 0 0 0 0 0 1 4:00 AM 1 0 1 0 0 0 0 0 0 2 5:00 AM 1 0 2 1 0 0 0 0 0 4 6:00 AM 2 1 6 3 23 1 1 5 8 50 7:00 AM 15 3 18 8 23 3 4 5 8 87 8:00 AM 37 8 20 9 23 8 9 5 8 127 9:00 AM 49 10 19 8 30 11 12 6 11 156 10:00 AM 52 11 20 9 60 11 13 13 21 210 11:00 AM 52 11 19 8 56 11 13 12 20 202 12:00 PM 48 10 33 15 49 11 12 10 17 205 1:00 PM 54 11 27 12 55 12 13 12 19 215 2:00 PM 52 11 19 8 44 11 13 9 16 183 3:00 PM 46 10 13 6 48 10 11 10 17 171 4:00 PM 24 5 12 5 71 5 6 15 25 168 5:00 PM 8 2 13 6 98 2 2 21 35 187 6:00 PM 3 1 10 5 107 1 1 23 38 189 7:00 PM 2 0 6 3 117 0 1 25 41 195 8:00 PM 2 0 1 1 59 0 0 12 21 96 9:00 PM 1 0 0 0 35 0 0 7 12 55 10:00 PM 1 0 0 0 0 0 0 0 0 1 11:00 PM 0 0 0 0 0 0 0 0 0 0 Activity Tenant Activity Use A Restored Activity Use B Hockey Training Space Mail Order Sales Service/Sales Fitness Dance Studio Office Building Office Building Shopping Center Shopping Center Health/Fitness Club Office Building Office Building Health/Fitness Club Health/Fitness Club 12:00 AM 0 0 2 1 0 0 0 0 0 3 1:00 AM 0 0 1 0 0 0 0 0 0 1 2:00 AM 0 0 0 0 0 0 0 0 0 0 3:00 AM 0 0 0 0 0 0 0 0 0 0 4:00 AM 0 0 0 0 0 0 0 0 0 0 5:00 AM 0 0 0 0 0 0 0 0 0 0 6:00 AM 0 0 0 0 13 0 0 3 5 21 7:00 AM 0 0 1 0 32 0 0 7 11 51 8:00 AM 0 0 2 1 49 0 0 10 17 79 9:00 AM 0 0 4 2 60 0 0 13 21 100 10:00 AM 0 0 12 5 61 0 0 13 22 113 11:00 AM 0 0 22 10 64 0 0 14 23 133 12:00 PM 0 0 29 13 56 0 0 12 20 130 1:00 PM 0 0 35 16 53 0 0 11 19 134 2:00 PM 0 0 36 16 50 0 0 11 18 131 3:00 PM 0 0 37 16 47 0 0 10 17 127 4:00 PM 0 0 33 15 49 0 0 10 17 124 5:00 PM 0 0 30 14 46 0 0 10 16 116 6:00 PM 0 0 28 12 44 0 0 9 15 108 7:00 PM 0 0 24 11 60 0 0 13 21 129 8:00 PM 0 0 19 8 32 0 0 7 11 77 9:00 PM 0 0 10 4 19 0 0 4 7 44 10:00 PM 0 0 5 2 0 0 0 0 0 7 11:00 PM 0 0 2 1 0 0 0 0 0 3 Saturday TOTAL Weekday TOTAL Time of Day Automobile Parking Needs - Based on ITE Not Adjusted for Pedestrian, Bicycle or Transit Usage Attachment C - Time of Day Parking Demand Forecasts - ITE Parking Study C1 17630 Juniper Path, Lakeville Activity Tenant Activity Use A Restored + Hockey Training Space + Mail Order Sales Activity Use B Service/Sales Fitness Dance Studio School Info School Info Existing Count Data ITE - Shopping Center ITE - Office Building ITE - Health/Fitness Club ITE - Health/Fitness Club 12:00 AM 1 0 0 0 0 0 0 1 1:00 AM 2 0 0 0 0 0 0 2 2:00 AM 2 0 0 0 0 0 0 2 3:00 AM 2 0 0 0 0 0 0 2 4:00 AM 1 0 0 0 0 0 0 1 5:00 AM 3 0 0 1 0 0 0 4 6:00 AM 6 0 0 3 1 5 8 23 7:00 AM 35 0 2 8 4 5 8 62 8:00 AM 88 0 4 9 9 5 8 123 9:00 AM 116 0 12 8 12 6 11 165 10:00 AM 123 0 14 9 13 13 21 193 11:00 AM 124 0 19 8 13 12 20 196 12:00 PM 114 0 15 15 12 10 17 183 1:00 PM 128 0 17 12 13 12 19 201 2:00 PM 122 0 17 8 13 9 16 185 3:00 PM 107 4 26 6 11 10 17 181 4:00 PM 56 18 47 5 6 15 25 172 5:00 PM 19 35 53 6 2 21 35 171 6:00 PM 7 35 77 5 1 23 38 186 7:00 PM 5 35 49 3 1 25 41 159 8:00 PM 4 35 19 1 0 12 21 92 9:00 PM 3 18 2 0 0 7 12 42 10:00 PM 2 0 0 0 0 0 0 2 11:00 PM 0 0 0 0 0 0 0 0 Weekday TOTAL Not Adjusted for Pedestrian, Bicycle or Transit Usage Time of Day Automobile Parking Needs - Based on Existing Parking Counts, School Provided Forecasts and ITE Data Attachment D - Time of Day Parking Demand Forecasts - Site Specific Parking Study D1 17630 Juniper Path, Lakeville Planning Commission Meeting Minutes, November 1, 2018 Page 3 construction of the deck, the tree shall be replaced on the property between the house and the OHWL with two similar species of tree in compliance with Section 11-21 (Landscaping) of the Zoning Ordinance. Ayes: Swenson, Einck, Kaluza, Kelvie, Witte, Drotning Nays: 0 6. Southfork West Chair Kaluza opened the public hearing to consider the application of Valerian, LLC for a Zoning Map amendment to rezone property from C-3, General Commercial District to PUD, Planned Unit Development, located at 17630 Juniper Path. Michael Margulies from Valerian, LLC provided an overview of the request. Mr. Margulies stated that they have reviewed and will comply with the stipulations listed in the October 26, 2018 planning report. Associate Planner Frank Dempsey presented the planning report. Mr. Dempsey stated that the applicant is requesting rezoning of the property and the building previously occupied by Schneiderman’s Furniture showroom from C-3, General Commercial District to PUD, Planned Unit Development District. The applicant is requesting the rezoning to allow the introduction of low occupancy, variable peak traffic businesses as a means of managing the limited number of available parking spaces on site. The building has been a single tenant building previously occupied as a furniture showroom and warehouse use. The applicant is proposing to convert the building to a multi-tenant commercial building. Rezoning the property to PUD would allow multi- tenant occupancy by a restricted selection of possible tenants and a reduced number of parking spaces on the property. Mr. Dempsey stated the October 26, 2018 planning report lists the uses proposed to be allowed in this PUD District, which are generally the lower intensity C-3 District uses. Mr. Dempsey described the history of the building and the existing tenants. He also listed possible future tenants of the building, which are identified in the applicant’s narrative attached to the October 26, 2018 planning report. The Zoning Ordinance currently requires multi-tenant commercial buildings to provide one parking space for each 160 square feet of floor area (532 spaces would be required). An inventory of existing on-site parking submitted with the rezoning application identifies 189 existing parking spaces, 22 parking spaces less than required with the 1996 PUD/CUP and parking deferment agreement. Mr. Dempsey stated that the deferment of 70 parking spaces approved in 1996 will remain in force. The planning report recommends that 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. Planning Commission Meeting Minutes, November 1, 2018 Page 4 Mr. Dempsey stated that the transition of the property will require careful management of variable peak day and peak hour businesses in relation to the balance of available off-street parking. Mr. Dempsey stated that staff recommends approval of the Zoning Map amendment, subject to the five stipulations listed in the October 26, 2018 planning report and adoption of the Findings of Fact dated November 1, 2018. Chair Kaluza opened the hearing to the public for comment. Roz Peterson, 12295 – 162nd Street Ms. Peterson is the President of D & T Properties Inc., owners of the original Southfork Center. She does not have any issues with the PUD rezoning application as it stands right now, but she wanted to point out the following: • The road that runs between Southfork Center and the applicant’s building is a private drive, not a public road. It is for the sole use of the two private properties. They want to make sure there are no storefronts off the back of the building with the public using the private drive. The trash enclosures behind the buildings are not visible to the public. The trash enclosures get hit by the garbage trucks and need constant repair. • She would like the 22 additional parking stalls required to be constructed to be in the southeast corner of the site so they can use them too for employee parking. Motion was made by Kelvie, seconded by Drotning to close the public hearing at 6:24 p.m. Voice vote was taken on the motion. Ayes - unanimous Chair Kaluza asked for comments from the Planning Commission. Discussion points included: • Mr. Dempsey clarified that there is a recorded shared access agreement between Southfork Center and the applicant’s building that was recorded when the properties were subdivided. • The applicant was not able to specifically name any of the proposed tenants. He agreed that they would have to be tenants that do not overburden the on- site parking. • The applicant confirmed that any public accesses would not be in the loading dock area behind the building. • The applicant stated that they would work with the City as to where the additional 22 parking spaces would be located so people do not end up parking on the street. • The Planning Commission agreed that the PUD rezoning is a great idea. It allows for more flexibility for the use of the building. They were very happy to see the building getting repurposed. Planning Commission Meeting Minutes, November 1, 2018 Page 5 • Commissioners Drotning and Swenson did not want the back side of the building to become retail space. • The applicant indicated that they are working out lease agreements to make sure they meet the requirements of the City. If they get the building fully leased, it will be to everyone’s advantage to ensure the tenants and the customers have enough parking on-site. • As long as the applicant understands that parking on City streets and private drives will not be allowed, and that the private drive/loading area will not be for customer access, the Planning Commission felt that an additional stipulation was not necessary. Motion was made by Drotning, seconded by Swenson to recommend to City Council approval of the Southfork West Zoning Map amendment to rezone property from C-3, General Commercial District to PUD, Planned Unit Development, located at 17630 Juniper Path, subject to the following stipulations, and adoption of the Findings of Fact dated November 1, 2018: 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. Ayes: Einck, Lillehei, Kaluza, Kelvie, Witte, Drotning, Swenson Nays: 0 7. Four Square Preschool and Daycare Chair Kaluza opened the public hearing to consider the application of Four Square Preschool and Daycare for a conditional use permit to allow a daycare facility, located west of Glacier Way and south of 175th Street. Joe Conti and Jack Matasosky from APPRO Development were in attendance representing Four Square Preschool and Daycare. Phillip and Amy Shaves, the owners of Four Square Preschool and Daycare were also in attendance. Mr. Matasosky provided an overview of the request. He wanted the Planning Commission to consider the revised exterior building materials for the north elevation that were distributed at tonight’s meeting. Ms. Shaves explained the history of the daycare facility and how they have outgrown their current space. She indicated that Pastor Paul from Crossroads Church suggested the separate building option that they are currently proposing. City 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