HomeMy WebLinkAboutItem 05City of Lakeville
Planning Department
Memorandum
To : Planning Commission
From: Frank Dempsey, AICP, Associate Planner
Date: May 3, 2019
Subject: Packet Material for the May 9, 2019 Planning Commission Meeting
Agenda Item: Amendment to Conditional Use Permit No. 15-10 to allow a building
expansion for Dakota Pet Hospital at 20136 Icenic Trail.
Action Deadline: May 25, 2019
INTRODUCTION
Dr. Anne Krake, owner of Dakota Pet Hospital, submitted an application and plans for a
conditional use permit amendment to allow an expansion to the existing veterinary clinic
located at 20136 Icenic Trail. The proposed addition will include a 668 square foot addition to
the west side of the existing 3,200 square foot building as well as an expansion to the parking
area. The proposed building expansion requires an amendment to the Conditional Use
Permit. The City Council approved a conditional use permit amendment for a 1,000 square
foot building addition and parking lot expansion in 2015.
The subject property is zoned C-3, General Commercial District. Section 11-73-7.S of the
Zoning Ordinance allows veterinary clinics by conditional use permit subject to certain
outlined criteria.
EXHIBITS
The following exhibits are attached for your reference:
A. Location and Zoning Map
B. Aerial Photo Map
C. Topographical Survey
D. Site Plan
E. Grading Plan
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F. Floor Plan
G. Exterior Elevations
Surrounding Land Uses and Zoning
North – Icenic Trail and Threads and Ink (C-1 District)
South – Kwik Trip Fuel and Convenience Story (C-3 District)
East – Dodd Boulevard (CSAH 9) and Green Planet Car Wash (PUD)
West – McDonalds Restaurant (C-3 District)
PLANNING ANALYSIS
The subject property is approximately one-half acre in area and was platted as Lot 1, Block 1,
Viking Square in 1980. The Dakota Pet Hospital building was constructed in 1989 following
approval of Conditional Use Permit 89-02 and was amended in 2015 with the approval of
Conditional Use Permit 15-10. The proposed 668 square foot expansion will address the
owner’s need for additional work space within the existing building.
The proposed building and parking lot expansion has been reviewed for compliance with
Zoning Ordinance performance standards as follows:
Required and Proposed Building and Parking Lot Setbacks. The existing building meets
all setback requirements of the C-3 District as follows:
Abutting Public Street – 30 feet
Interior Side and Rear – 10 feet
Parking Lot – 15 feet abutting street/5 feet interior lot line
Proposed Setbacks:
Abutting Public Street – 30 feet
Interior Side and Rear – 35 feet or greater
Parking Lot – 15 feet abutting Icenic Trail/5 feet from interior lot lines
Building Height. The building remodel and new addition will be a single story of
approximately 13 feet and will not exceed the maximum building height of 35 feet allowed in
the C-3 District.
Floor Plan. The building floor plan proposes 668 square feet of additional veterinary clinic
space.
Access and Circulation. The property access will remain unaffected by the proposed addition.
The site is accessed via a single driveway off of Icenic Trail.
Parking Requirements. The 3,868 square foot building will require three additional parking
spaces for a total of 17 spaces required:
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Existing Clinic and Proposed Addition: 3,868 sf – 10%/200 = 17 spaces
Total Spaces Provided on Site = 18 spaces including one handicap accessible space
per the grading plan. The architect is aware of the discrepancy between the number
of spaces and the setbacks of the parking lot. The architect has been out of town and
unable to submit the revised site plan prior to the planning report being completed.
The architect will submit the revised site plan to match the grading plan prior to the
public hearing.
The parking spaces and drive aisle meet Zoning Ordinance requirements.
Building Elevations and Exterior Building Materials. The exterior of the existing building
was constructed with a stone wainscot, brown prefinished metal siding and asphalt shingled
roof in compliance with Zoning Ordinance requirements at the time of construction in 1989.
The 2015 addition matched these exterior materials. The new addition will use the same
matching building exterior materials.
Landscaping. The site is currently landscaped. No additional landscaping is proposed or
required with the building expansion.
Signs. Additional signage is not proposed with the expansion.
Lighting. No new site or building lighting is proposed with the expansion. All lighting must
be downcast and must not exceed one-foot candle at the property line abutting a street.
Trash Enclosure. The business does not have outdoor trash storage.
RECOMMENDATION
Planning Department staff recommends approval of the Dakota Pet Hospital conditional use
permit amendment subject to the following stipulations:
1. The site plan and building addition shall be developed in accordance with the plans and
approved by the City Council and in compliance with Zoning Ordinance requirements.
2. A building permit is required prior to commencing construction of the building
addition.
3. The veterinary use shall comply with all Zoning Ordinance requirements. In addition,
the stipulations of Conditional Use Permit No. 15-10 shall remain in full force and
effect except as modified herein.
Findings of fact for approval of the conditional use permit amendment request are attached.
B L O C K 1
McDonalds Corp.LOT 1
EXISTING
BUILDING
F.F.=987.82
Convenience Store
Investments
TRANSFORMER
ENCROACHES ONTO
PROPERTY 4.2EXISTING LEGEND
LOT LINE
CONTOUR LINE
EASEMENT LINE
CONIFEROUS TREE
DECIDUOUS TREE
OVERHEAD ELECTRIC
STORM SEWER
WATER MAIN
SANITARY SEWER
LIGHT POLE
HYDRANT
TOP NUT HYDRANT
WATER VALVE
SANITARY MANHOLE
ELECTRIC TRANSFORMER
ELECTRIC METER
RIGHT-OF-WAY LINE STORM MANHOLE
GAS METER
TELEPHONE BOX
SETBACK LINE
ELECTRIC MANHOLE
AIR CONDITIONER
CHAIN LINK FENCE
DRAINAGE ARROW
PARKING STALL COUNT
B L O C K 1
McDonalds Corp.LOT 1
EXISTING
BUILDING
F.F.=987.82
Convenience Store
Investments
PROPOPSED
BUILDING ADDITION
FF=987.82
REMOVE EXISTING CURB 2'
SOUTH OF NEW WALK
REMOVE EXISTING
CURB TO HERE
24.0
NEW PAVEMENT AND
CURBING
NEW STRIPING FOR
ENTIRE LOT
986.60987.82
986.12
NEW PAVEMENT AND
CURBING
987.2
9987.3
7
987.3
5
987.3
5
986.8
8
986.5
0
985.5
5
986.5
8
987.69987.69987.62986.80986.84986.75986.94
3 STEPS
NEW CURB
FACE WALK 4.3%NEW WALK
TRANSFORMER
ENCROACHES ONTO
PROPERTY 4.2CHAIN LINK FENCE
EXISTING LEGEND
LOT LINE
CONTOUR LINE
EASEMENT LINE
CONIFEROUS TREE
DECIDUOUS TREE
OVERHEAD ELECTRIC
STORM SEWER
WATER MAIN
SANITARY SEWER
LIGHT POLE
HYDRANT
TOP NUT HYDRANT
WATER VALVE
SANITARY MANHOLE
ELECTRIC TRANSFORMER
ELECTRIC METER
RIGHT-OF-WAY LINE STORM MANHOLE
GAS METER
TELEPHONE BOX
SETBACK LINE
ELECTRIC MANHOLE
AIR CONDITIONER
DRAINAGE ARROW
PARKING STALL COUNT
CONSTRUCTION & GRADING NOTES
1.UTILITIES SHOWN ARE AT APPROXIMATE LOCATIONS. THERE MAY BE ADDITIONAL UNDERGROUND AND
OVERHEAD UTILITIES NOT SHOWN ON THE PLAN. CALL GOPHER STATE ONE CALL AT 811 FOR UTILITY, GAS
LINE, AND ELECTRICAL LINE LOCATIONS PRIOR TO EXCAVATION.
2.AREA OF DISTURBANCE IS LESS THAN 1 ACRE. AN NPDES PERMIT IS NOT REQUIRED FOR THIS SITE.
3.PERIMETER SEDIMENT CONTROL BMP'S SHALL BE ESTABLISHED PRIOR TO THE COMMENCEMENT OF ANY
UPGRADIENT LAND DISTURBING ACTIVITIES AND SHALL REMAIN IN PLACE UNTIL FINAL STABILIZATION.
4.DISTURBED SOIL AREAS AND STOCK PILES SHALL BE STABILIZED AS SOON AS POSSIBLE BUT IN NO CASE
LATER THAN 7 DAYS FROM THE LAST CONSTRUCTION ACTIVITY IN THAT AREA.
5.SEDIMENT OR DEBRIS DEPOSITED IN PUBLIC RIGHT-OF-WAY SHALL BE REMOVED BY THE END OF EACH DAY.
6.A 2 FOOT TAPER FROM FULL CURB HEIGHT TO ZERO CURB HEIGHT SHALL BE PROVIDED AT CURB TERMINI
AND CURB CUT LOCATIONS.
7. INSTALL SILT FENCE AS NEEDED.
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CITY OF LAKEVILLE
DAKOTA COUNTY, MINNESOTA
DAKOTA PET HOSPITAL CONDITIONAL USE PERMIT AMENDMENT
FINDINGS OF FACT AND RECOMMENDATION
On May 9, 2019 the Lakeville Planning Commission met at their regularly
scheduled meeting to consider the request of Dr. Anne Krake for an amendment
conditional use permit amendment to CUP No. 15-10 to allow an expansion of the
Dakota Pet Hospital veterinary clinic located at 20136 Icenic Trail. The Planning
Commission conducted a public hearing on the proposed conditional use permit
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 zoned C-3, General Commercial District.
2. The property is located in Planning District No. 5, Central Area/Heritage
Commons and is classified as Commercial on the Comprehensive Land Use Plan.
3. The legal description of the property is:
Lot 1, Block 1, Viking Square
4. Section 11-4-3E of the City of Lakeville Zoning Ordinance provides that a
conditional use permit may not be issued unless certain criteria are satisfied.
The criteria and our findings regarding them are:
a) The proposed action has been considered in relation to the specific policies
and provisions of and has been found to be consistent with the Official City
Comprehensive Plan.
The proposed expansion of the veterinary clinic is consistent with the policies and
provisions of Planning District 5 of the Comprehensive Land Use Plan.
b) The proposed use is or will be compatible with future land uses of the area.
The proposed expansion of the veterinary clinic is compatible with existing land uses
in the area.
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c) The proposed use conforms with all performance standards contained in
the Zoning Ordinance and the City Code.
The veterinary clinic use is an existing on the property. The proposed expansion will
conform to all performance standards set forth in the Zoning Ordinance given
compliance with the approved conditional use permit amendment.
d) The proposed use can be accommodated with existing public services and
will not overburden the City’s service capacity.
The proposed expansion to the veterinary clinic will be served with existing public
sanitary sewer and water services.
e) Traffic generation by the proposed use is within capabilities of streets
serving the property.
Traffic generation will not significantly increase due to the proposed expansion to
the veterinary clinic and can be accommodated by the adjacent public streets.
5. The planning report dated May 3, 2019 prepared by Associate Planner Frank
Dempsey is incorporated herein.
RECOMMENDATION
The Planning Commission recommends that the City Council approve the
conditional use permit amendment conditioned upon compliance with the
planning report prepared by Associate Planner Frank Dempsey dated May 3, 2019.
DATED: May 9, 2019
LAKEVILLE PLANNING COMMISSION
BY: ________________________________
Pat Kaluza, Chair