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HomeMy WebLinkAboutItem 06.f May 20, 2019 Item No. ______ DAKOTA PET HOSPITAL CONDITIONAL USE PERMIT AMENDMENT PROPOSED ACTION Staff recommends adoption of the following motion: Move to approve an amendment to Conditional Use Permit 89-02 to allow an expansion of Dakota Pet Hospital and adopt the findings of fact. OVERVIEW 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 proposal 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 City Council approved a conditional use permit amendment for a 1,000 square foot building addition and parking lot expansion in 2015. The Planning Commission held a public hearing on May 9, 2019 and unanimously recommended approval. There was no public comment. PRIMARY ISSUES TO CONSIDER None. SUPPORTING INFORMATION ◊ Conditional use permit form and findings of fact ◊ Draft Planning Commission meeting minutes dated May 9, 2019 ◊ Planning report dated May 3, 2019 Financial Impact: Budgeted: Y☐ N☐ Source: Related Documents: (CIP, ERP, etc.): Zoning Ordinance Envision Lakeville Community Values: Diversified Economic Development Report Completed by: Frank Dempsey, AICP, Associate Planner None 1 (Reserved for Dakota County Recording Information) CITY OF LAKEVILLE DAKOTA COUNTY, MINNESOTA CONDITIONAL USE PERMIT NO. 19- ___ AMENDMENT TO CUP NO. 89-02 1. Permit. Subject to the terms and conditions set forth herein, the City of Lakeville hereby grants a conditional use permit amendment to Dakota Pet Hospital allow an expansion of the veterinary clinic building in the C-3, General Commercial District located at 20136 Icenic Trail. 2. Property. The permit is for the following described property in the City of Lakeville, Dakota County, Minnesota: Lot 1, Block 1, Viking Square 3. Conditions. This conditional use permit amendment is issued subject to the following conditions: a) The site plan and building addition shall be developed in compliance with Zoning Ordinance requirements and the building permit. b) A building permit is required prior to commencing construction of the building addition. c) The veterinary use shall comply with all Zoning Ordinance requirements. In addition, the stipulations of Conditional Use Permit No. 89-02 and 15-10 shall remain in full force and effect except as modified herein. 2 4. Revocation. The City may revoke the conditional use permit amendment for cause upon determination that the conditional use permit is not in conformance with the conditions of the permit or is in continued violation of the city code or other applicable regulations. 5. Expiration. This conditional use permit amendment shall expire unless the applicant commences the authorized use within one year of the date of this conditional use permit amendment unless an extension is approved by the Zoning Administrator. DATED: May 20, 2019 CITY OF LAKEVILLE BY: ________________________ Douglas P. Anderson, Mayor BY: ________________________ Charlene Friedges, City Clerk The foregoing instrument was acknowledged before me this 20th day of May 2019, by Douglas P. Anderson, Mayor and by Charlene Friedges, City Clerk of the City of Lakeville, a Minnesota municipal corporation, on behalf of the corporation. __________________________ Notary Public DRAFTED BY: City of Lakeville 20195 Holyoke Avenue Lakeville, MN 55044 1 CITY OF LAKEVILLE DAKOTA COUNTY, MINNESOTA DAKOTA PET HOSPITAL CONDITIONAL USE PERMIT AMENDMENT FINDINGS OF FACT AND DECISION 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 to CUP No. 89-02 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. The City Council hereby adopts the following: FINDINGS OF FACT 1. The property is located in Planning District No. 5, Central Area/Heritage Commons and is classified as Commercial on the Comprehensive Land Use Plan. 2. The property is zoned C-3, General Commercial District. 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. 2 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. DECISION The City Council approves the Dakota Pet Hospital Conditional Use Permit Amendment in the form attached thereto. DATED: May 20, 2019 CITY OF LAKEVILLE BY:_____________________________ Douglas P. Anderson, Mayor BY:_____________________________ Charlene Friedges, City Clerk City 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 2 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: 3 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.