HomeMy WebLinkAboutItem 05City of Lakeville
Planning Department
Memorandum
To : Planning Commission
From: Frank Dempsey, AICP, Associate Planner
Date: July 3, 2019
Subject: Packet Material for the July 18, 2019 Planning Commission Meeting
Agenda Item: Gliori Conditional Use Permit
Action Deadline: August 10, 2019
INTRODUCTION
Guido Gliori, representing 21225 Hamburg Avenue Properties, LLC has submitted an
application and plans for a conditional use permit to allow the construction of a second principal
building on the property and for an impervious surface area greater than 25% located at 21225
Hamburg Avenue. The property is zoned I-2, General Industrial District and Shoreland Overlay
District.
EXHIBITS
The following exhibits are attached for your reference:
A. Location and Zoning Map
B. Aerial Photo Map
C. Application Narrative
D. Topographic Survey
E. Grading, Drainage, Utility and Erosion Control Plan
F. Site and Landscape Plan
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G. New Building Floor Plan
H. New Building Elevations Plan
I. Lighting Photometric Plan
Surrounding Land Uses and Zoning.
North –Industrial land uses (I-1 and I-2 District)
South – South Creek Tributary stream and industrial land use (I-2 District)
East – Hamburg Avenue and industrial land use (I-2 District)
West – Industrial land use (I-1 District)
PLANNING ANALYSIS
Existing Conditions. The subject property is 4.74 acres and was platted in 1970 as Lot 3, Block
4, Airlake Industrial Park 1st Addition. The building was constructed in 1968. The subject
property abuts the South Creek tributary to the Vermillion River and includes a small area of
flood fringe not proposed to be impacted by the project. The existing building is 16,000 square
feet in area and includes a paved parking lot and two driveway accesses onto Hamburg Avenue.
Aerial photo records indicate that since approximately 2002, 1.24 acres of the grassed area has
increasingly been used for parking and outdoor storage in violation of Zoning Ordinance
requirements. The site currently has a built/paved impervious surface area of 22.3%. The
proposed impervious surface area shown on the site plan is 65.1%.
Existing Non-Conforming Conditions. The parking of vehicles, trailers and other equipment
on the unpaved surface on the west side of the property. This non-conformity will be addressed
with the construction of the new building and paved outdoor storage area.
Current Building Tenants. The building is currently occupied by DeRu Transport (a trucking
company) and MTB (Mowers to Blowers) Race Shop (auto maintenance and repair).
CONDITIONAL USE PERMITS
A conditional use permit is required to allow more than one principal building on a single parcel
and an impervious surface area greater than 25% in the Shoreland Overlay District. The
conditional use permit allows a maximum of 75% impervious surface area.
3
Impervious Surface Area
Section 11-102-13.F of the Zoning Ordinance allows industrial properties in the Shoreland
Overlay District adjacent to tributary streams and subject to approval of a conditional use permit
to exceed 25% impervious surface area coverage up to 75% impervious surface area. The
proposed impervious surface area will be 65.1% following building construction, paved parking
area and paved outdoor storage area. The Zoning Ordinance further requires that certain criteria
be met to exceed 25% impervious surface area, as follows:
1. All structures and practices are in place for the treatment of stormwater runoff.
The grading, drainage, utility and erosion control plan demonstrates that best management
practices are met to control stormwater drainage and prevent soil erosion.
2. A conditional use permit and shoreland impact plan are submitted and approved as
provided for in sections 11-102-17 and 11-102-25 of this chapter.
A conditional use permit is required prior to commencing site development. The proposed
site plan and the grading, drainage utility and erosion control plan provides the necessary
information for approval of the shoreland impact plan.
3. Any removal of significant trees shall require a tree preservation plan in accordance with
section 11-21-11 of the Zoning Ordinance.
There are no significant trees associated with the development of the subject property.
Grading, drainage and utilities are addressed in greater detail in the Engineering Division
memorandum prepared by Alex Jordan, Assistant City Engineer and Mac Cafferty,
Environmental Resources Manager, dated July 10, 2019.
Multiple Principal Buildings on One Lot of Record:
Section 11-87-7.H of the Zoning Ordinance allows multiple principal buildings on one lot of
record, provided that:
1. Conform with Minimum Requirements: The base lot shall conform to the minimum lot
area, lot width, and setback requirements of the applicable zoning district.
4
The existing lot, building and proposed new building conform to the minimum lot area,
lot width, and setback requirements of the I-2, General Industrial District as follows:
ZONING REQUIREMENTS
REQUIRED PROPOSED
Lot Area – One Acre Lot Area – 4.74 Acres
Front Yard (east)---40 feet Front Yard (east)----65 feet
Side Yard (north)---15 feet Side Yard (north)----25 feet
Side Yard (south)---35 feet Side Yard (south)---115 feet
Rear (west)----------35 feet Rear (west) ---------218 feet
Parking Lot –15 ft front/5 ft sides Parking Lot –17 ft front/>8 ft sides
2. Setbacks: Setbacks between multiple principal buildings within the same base lot shall be
a minimum of 20 feet.
The minimum proposed setback between buildings will be 60 feet.
3. Commons Areas: All common areas including, but not limited to, open space, wetlands,
greenways, drainage ponds, driveways, parking areas, sidewalks, etc., shall be maintained
in one of the following ways:
a. All of the property including buildings and common areas shall be owned by a
single entity.
b. Condominium ownership pursuant to Minnesota Statutes
c. The property shall be divided into a base lot and unity lots to allow for individual
ownership of the principal buildings or individual tenant space within the
principal building, with each owner of a unit lot having an equal and undivided
interest in the common area.
The property is proposed to be owned by a single entity.
1. Utilities – Underground or Exterior Utility Service:
a. All power, gas and communications utilities shall be installed underground.
Exterior utility meters and fixtures shall be located in interior side or rear yards
when possible and shall be screened from view of adjacent properties and public
right-of-way.
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All power and other utility services shall be placed underground in compliance
with City Code requirements.
b. Public Utility Service: Shall be provided to each unit unless exempted by the city
engineer.
(1) Water Connection: City water utilities and connection are available to the new
building.
(2) Sewer Connection: City sewer utilities and connection are available to the new
building.
Access and Circulation. Access to the property will be from two existing driveways off of
Hamburg Avenue. Both accesses and drive aisles meet Zoning Ordinance requirements.
Parking Requirements. The existing building is 16,000 square feet in area requiring 32 parking
spaces. It is estimated that the new 18,000 square foot building will include 10% office and 90%
warehouse requiring 24 parking spaces. The final building floor plan for the new building will
determine the total number of off-street parking spaces. The large area devoted to outdoor storage
could provide additional off-street parking spaces if required. A total of 56 parking spaces are
shown on the proposed site plan in compliance with Zoning Ordinance requirements.
Outdoor Storage Area. Section 11-22-5.B allows outdoor storage as an accessory use in the I-2
District. Outdoor storage on the property shall be limited to the accessory use of tenants in one or
more of the two buildings on the property. Non-tenant outdoor storage is considered a principal
use, which is not allowed by the Zoning Ordinance. Outdoor storage shall be subject to the
following conditions:
1. The outdoor storage area occupies space other than a required front yard setback or side
yard setback area on a corner lot except in the I-1 and I-2 districts the outdoor storage
area may occupy the side yard of a corner lot or the rear yard of a double frontage lot
abutting a public right of way for those streets not classified as major collector or arterial
by the transportation plan, except for Hamburg Avenue, when screened by a solid wall or
privacy fence as allowed by subsection 11-21-5H1b of the zoning ordinance.
The outdoor storage area will be located in the rear yard of the property and behind the
proposed new building. The outdoor storage area will be screened from view of the public
right-of-way and the tributary stream.
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2. The outdoor storage area shall be fenced, screened and/or landscaped according to a plan
in compliance with section 11-21-9 of the zoning ordinance and subject to the approval of
the zoning administrator.
The outdoor storage area will be screened with landscaping along the south boundary of
the property and the tributary stream in compliance with Zoning Ordinance requirements.
3. The outdoor storage area is surfaced with asphalt, concrete or pavers with perimeter
concrete curb, unless the city engineer exempts all or portions of the curb for stormwater
management purposes.
The proposed outdoor storage area will include raised concrete curb and gutter and will be
surfaced with rolled bituminous pavement as required by the Zoning Ordinance. Outdoor
storage shall not occur on any unpaved surface.
4. All lighting shall be hooded and so directed that the light source shall not be visible from
the public right of way or from neighboring residences and shall be in compliance with
section 11-16-17 of the zoning ordinance.
The lighting plan proposes wall-mounted exterior light fixtures. The lights shall not be
flood lights and shall be directed downward or shielded as required by the Zoning
Ordinance.
5. The outdoor storage area shall not encroach upon required parking spaces or required
loading space as required by the zoning ordinance.
The proposed accessory outdoor storage area will not encroach upon any required parking
spaces.
6. The property stored shall not include any waste, except as provided in section 11-16-29 of
the zoning ordinance.
No waste, demolition materials, inoperable or unlicensed vehicles or vehicle parts or
accessories shall be stored on the property. Section 11-16-29 refers to the storage and
disposal of mixed municipal waste produced on the premises in the normal course of the
business. Trash containers shall be stored inside the building or in a gated enclosure in
compliance with Zoning Ordinance requirements. The site plan does not indicate an
outdoor trash container.
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7. The outdoor storage area shall not encroach into the required rear yard or side yard
setback area if abutting a residential district.
Not Applicable
Building Architecture and Exterior Materials Requirements. Section 11-17-9.E requires that the
primary exterior building finish for buildings in the industrial districts to consist of Grade A, B, C,
D, and/or Grade E materials. The existing building is of a painted masonry construction. The new
building will be a brown earth tone exposed aggregate finished with horizontal smooth troweled
accent band along the roof line and foundation wainscot in compliance with Zoning Ordinance
requirements. The new building will be 19 feet, 4 inches tall, also in compliance with Zoning
Ordinance requirements.
Signage Plan. The owner will provide a comprehensive sign plan for the two buildings. The Zoning
Ordinance allows one monument sign, 100 square feet in area and up to 10 feet in height. Each
building tenant with a separate entrance is allowed one wall sign up to 100 square feet in area.
Engineering Division Review. The Engineering Division has reviewed the plans submitted with
the conditional use permit application and has prepared a memorandum dated July 10, 2019
which is attached to the planning report.
DNR Notification. The Department of Natural Resources was notified of the proposed
conditional use permit, as required by the Zoning Ordinance for properties in the Shoreland
Overlay District. The DNR did not respond with any comments.
RECOMMENDATION
Planning Department staff recommends approval of the Gliori conditional use permit for more
than one principal building on the property and impervious surface area greater than 25%
subject to the following stipulations:
1. The site shall be developed in accordance with the recommendations listed in the July 10,
2019 Engineering Division memorandum.
2. The site shall be developed according to the plans approved with the conditional use
permit by the City Council.
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3. All signage on the property shall comply with Zoning Ordinance requirements. A sign
permit is required prior to installation of any signs on the property or buildings.
4. Exterior lights shall not be flood lights and shall be directed downward or shielded as
required by the Zoning Ordinance.
5. Trash containers shall be stored inside the building or in a gated enclosure in compliance
with Zoning Ordinance requirements.
6. A building permit shall be issued by the City prior to commencing construction of the
second principal building.
7. Additional parking spaces shall be provided if required based on the occupancy of one or
more of the principal buildings.
8. A signed stormwater maintenance agreement shall be submitted prior to City Council
consideration of the conditional use permit.
Findings of fact for approval of the conditional use permit request are attached.
RST-2
I-2
I-1
C-1
RM-1
C-3
I-2
I-1
RS-3
RM-2
RST-2
P/O S
I-2 P/OSI-2
RM-2
RS-3
RS-CB D
C-2
70 70
HARTFORDWAY
2 1 5T H S T W
LOWER208
T
H
S
T
WGU
THRIE DRGUTHRIEDR
215TH ST WHAMBURG AVE214TH S T W HELENALN208TH ST W
207 T H S T W
GRENADA AVELAKEVILLEBLVD
213TH ST W
215TH ST W
210TH ST W
HEYWOOD AVE210TH ST W
HERON W
AY
2 1 2 2 5 H A M B U R G AV E N U E
21225 Hamburg Avenue
Property Information
Ju ne 19, 201 9
0 450 900225 ft
0 130 26065 m
1:4,800
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.
LOT 3BLOCK 49
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REMOVE DRIVEAND CULVERTSB-1SB-2SB-3SB-4SB-5SB-6SB-7SB-8100' SETBACKBENCHMARK - TOP OFIRON PIPE ELEV = 949.34SAW-CUT PAVEMENTREMOVE BITUMINOUSPAVEMENTPP10.07.015.0REMOVE BITUMINOUSPATH FROM SOUTHPROPERTY LINE TO NORTHPROPOSED 5 FOOT WIDE PUBLICDRAINAGE AND UTILITY EASEMENTALONG THE NORTH AND WESTPROPERTY LINES.APPRO Development, Inc.21476 Grenada Ave.Lakeville, MN 55044952-469-2171TOPOGRAPHIC SURVEYHAMBURG SITELAKEVILLE, MNEXISTING LEGENDLOT LINERIGHT-OF-WAY LINEEASEMENT LINEWATER MAINSANITARY SEWERSTORM SEWERWATER SERVICESANITARY SERVICECHAIN LINK FENCEVINYL/WOOD FENCELIGHT POLEPOWER POLEXFMR.TRANSFORMERCBLX.CABLE BOXTEL.TELEPHONE BOXE.M.ELECTRIC METERG.M.GAS METERA.C.AIR CONDITIONERHYDRANTWATER VALVEP.I.V.POST INDICATOR VALVESANITARY MANHOLEC.O.CLEANOUTSTORM MANHOLEAREA CATCH BASINCATCH BASINCONIFEROUS TREEDECIDUOUS TREECONTOUR LINESPOT ELEVATIONDRAINAGE ARROWDETAILNOTEPROPERTY DESCRIPTION:Lot 3, Block 4, Airlake Industrial Park 1st Addition, Dakota County, Minnesota, according to the recordedplat thereof.GENERAL NOTES1.The underground utilities shown have been located from field survey information. The surveyor makes no guaranteesthat the underground utilities shown comprise all such utilities in the area, either in service or abandoned. The surveyorfurther does not warrant that the underground utilities shown are in the exact location indicated although he does certifythat they are located as accurately as possible from the information available. The surveyor has not physically locatedthe underground utilities. Call Gopher State One Call at 811 for all utility, gas line, and electrical line locations prior toexcavation.2.No title commitment was referenced for the survey shown hereon.3.Property address: 21225 Hamburg Avenue, Lakeville, MN.4.Subject property lies in Zone X as it appears on Flood Insurance Rate Map Community - Map Number 27037 C0213E,dated December 2, 2011.5.Benchmark - Iron pipe at southeast lot corner = 949.346.Area of subject property: 206,575± Sq. Ft. or 4.74± Acres.7.Property is zoned I-2 (GENERAL INDUSTRIAL DISTRICT).Building setbacks:Front = 40 feetSide = 15 feet, or 40 feet abutting right-of-wayRear = 30 feet8.Bearings based on the plat of AIRLAKE INDUSTRIAL PARK 1ST ADDITION, Dakota County, Minnesota, according tothe recorded plat on file.PROPOSED PUBLIC DRAINAGE AND UTILITY EASEMENT DESCRIPTION:A 5.00 foot wide public drainage and utility easement over, under, across, and adjoiningthe north and west lines of Lot 3, Block 4, Airlake Industrial Park 1st Addition, DakotaCounty, Minnesota, according to the recorded plat thereof.
LOT 3BLOCK 49
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4
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4NEW BUILDINGFF=955.59
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3
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9
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952.00 953.00 954.00
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952.25 956.00
1.5%SKIMMER STRUCTUREOVERFLOW=949.5INVERT OUT = 948.5FES ELEV=947.0951.26
INFILTRATIONBASINBOTTOM=947.0SED. BASINSED. BASIN3.3%1.0%
1.0%4.2%4.5%FE=948.5FE=948.5SB-1SB-2SB-3SB-4SB-5SB-6SB-7SB-8100.0954.65
GATEGATE100' SETBACKBENCHMARK - TOP OFIRON PIPE ELEV = 949.3445 L.F. OF 12" PVC STORMCULVERT AT 0.7% SLOPE.INV. NORTH = 949.8INV. SOUTH = 949.5(TEMPORARY CULVERTDURING CONSTRUCTIONSILT FENCESILT FENCENEW BITUMINOUSCO346 L.F. OF 4" PVC SAN. PIPEAT 2.9% SLOPE. WYE INV =937.0 (FIELD VERIFY)SAN. INV=947.0WET-TAP 12" WATER MAININSTALL 354 L.F. OF 8" DIPWATER PIPE TO BLDG.26 L.F. OF 12" RCPINV E.=947.0INV W.=946.0HATCHED AREA REPRESENTS THEGRAVEL PARKING AREA REMOVEDEMERGENCY OVERFLOWELEV=949.9TOP OF POND=950.4BASIN HWL=949.9NWL=947.010-YEAR = 948.7NEW BITUMINOUS4.5%DOORDOORDOORDRIVE-IN DOORSDRIVE-IN DOORSEMPLOYEE PARKING9
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5
0
9
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PPCURB INLET CB AND 15 L.F. OF12" PVC PIPE AT 1.0% SLOPETC=951.26INV=948.35FE INV=948.2CURB INLET CB AND 13 L.F. OF12" PVC PIPE AT 1.0% SLOPETC=951.50INV=948.33FE INV=948.210.07.015.0INSTALL ROCKCONSTRUCTION ENTRANCEEROSION CONTROLBLANKET ON SIDE SLOPESEROSION CONTROLBLANKET ON SIDE SLOPESPROPOSED 5 FOOT WIDE PUBLICDRAINAGE AND UTILITY EASEMENTALONG THE NORTH AND WESTPROPERTY LINES.ADA RAMPEOF=952.0EOF=951.89
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955.00 THIS INTAKE FLARED ENDDISCHARGES TO THE NORTHTO THE DOCK CATCH BASINSAW-CUT PAVEMENT ANDUSE PAVER AND SAMEPAVEMENT SECTIONAPPRO Development, Inc.21476 Grenada Ave.Lakeville, MN 55044952-469-2171GRADING, DRAINAGE,AND UTILITY PLAN, ANDEROSION CONTROL PLANHAMBURG SITELAKEVILLE, MNNOTES1)UTILITIES SHOWN ARE APPROXIMATE LOCATION. LOCATIONS OF UNDERGROUND UTILITIES COMPILED FROM VISUAL EVIDENCE (FLAGGING& PAINT MARKS) AND RECORD DRAWINGS (DESIGN & AS-BUILT). CALL GOPHER STATE ONE CALL AT 811 FOR ALL UTILITY, GAS LINE, ANDELECTRICAL LINE LOCATIONS PRIOR TO EXCAVATION.2)CONSTRUCT TEMPORARY ROCK CONSTRUCTION ENTRANCE PER CITY SPECIFICATIONS.3)INSTALL SILT FENCE PRIOR TO EXCAVATION AS NEEDED.4)RE-VEGETATE THE SITE WITHIN 48 HOURS OF FINAL GRADING.5)NO WETLANDS EXIST ON SITE.6)THE STREET MUST BE CLEARED OR DEBRIS AT THE END OF EACH DAY. ADDITIONAL SWEEPING WILL BE REQUIRED DURING THE HAULINGPROCESS. ALL STREETS MUST BE MAINTAINED TO SAFE DRIVING CONDITIONS.7)ALL DOWNSTREAM EXISTING CULVERTS MUST HAVE INLET PROTECTION.8)CONTRACTOR SHALL DETERMINE STOCK PILE AREAS AND CONCRETE WASHOUT AREAS PRIOR TO EXCAVATION AND PROVIDE NECESSARYEROSION CONTROL.9)PROPOSED SLOPES AS SHOWN ARE NOT GREATER THAN 3:1.10)USE "CITY OF LAKEVILLE UTILITY AND STREET CONSTRUCTION STANDARDS AND SPECIFICATIONS.11)THE INFILTRATION BASIN SHALL BE PROTECTED FROM CONSTRUCTION TRAFFIC. ONCE BASIN IS EXCAVATED TO GRANULAR DEPTH, ALLHEAVY EQUIPMENT SHALL BE KEPT OUT OF THIS AREA.12)AREA OF PROPERTY = 206,910 SQ. FT.EXISTING IMPERVIOUS SURFACE PERCENTAGE = 46,140 SQ. FT. = 22.3%PROPOSED IMPERVIOUS SURFACE PERCENTAGE = 139,377 SQ. FT. = 65.1%13)THE SIDE SLOPES OF THE SEDIMENTATION BASIN AND INFILTRATION BASIN SHALL HAVE EROSION CONTROL BLANKET INSTALLED.INFILTRATION BASIN TO HAVE 6" OF COMPOST MIXED IN WITH THE TOP 1 FOOT OF ON-SITE SAND MATERIAL. USE MNDOT SEED MIX #35-241.946.00948.5945.0950.3949.5NEW IMPERVIOUS
XXX XXXXXXXXX
XXXXXXXXXXXXXXXXXXXXXXXX XXXXXXXXX
XXXXXXXXXXXXXXXXXXXXXEXISTING BUILDING
HAMBURG AVE10
6 TYPE B AT 15'-0" O.C.
PROPERTY LINE 627' ±
PROPERTY LINE 627' ±
EDGE OF STREAM
LINE OF 300 FOOT SHORELAND
OVERLAY DISTRICT
OUTDOOR
STORAGE AREA EXISTING BITUMINOUS
DEMO EXISTING DRIVE,
REGRADE DITCH AREA
AND RE-ESTABLISH TURF
NEW DRIVEWAY
EXISTING CONCRETE
SIDEWALK
TURF
EXISTING DRIVE TO REMAIN
88 PROPERTY LINE 330' ±PROPERTY LINE 330' ±378' - 5 11/16"
6'-0" HIGH CHAIN LINK FENCE
PROPOSED
NEW
BUILDING:
28'-0" WIDE GATE
24'-0" WIDE GATE
EXISTING DOORS
BUILDING SETBACK
40' - 0"BUILDING SETBACK10' - 0"BUILDING SETBACK
30' - 0"BUILDING SETBACK10' - 0"FUTURE MONUMENT SIGN
EXISTING
BUILDING
EXISTING
BITUMINOUS
SURFACE
EXISTING BUILDING
INFILTRATION BASIN BOTTOM
SED BASIN
SED BASIN
18,000 SF FOOTPRINT
26' - 0"TURFTURF
EXISTING BITUMINOUS
SURFACE TO REMAIN
STRIPE NEW PARKING SPACES13
4
2
4
DRIVE-IN DOORS
EMPLOYEE
AUTO PARKING
BITUMINOUS DRIVE, HEAVY DUTY
DOOR AUTO PARKINGDOOR
DOOR
BITUMINOUS DRIVE, HEAVY DUTY
EXISTING TURF
EDGE OF EXISTING
BITUMINOUS
EDGE OF ROADWAYEXISTING
AUTO
PARKING
20' - 0"
REMOVE DRIVE LANE WITHIN 100 FOOT
SETBACK AND TURN BACK TO GREESPACE
LINE INDICATES 100 FOOT
SETBACK FROM STREAM
6' - 0"18' - 0"36' - 0"
EXISTING TREES TO
REMAIN
3 TYPE A
1 TYPE A180' - 1 15/16"24' - 11 3/4"10' - 0"2221
PROVIDE CLEAN SAWCUT OR
MILLED EDGE
GAS METER & BOLLARDS
CONC. APRONS
CONC. APRON
CONC. STOOP
SLOPE CONCRETE
DOWN
DUAL PURPOSE
CONC. WALK
H.C. RAMP
H.C. PARKING
ACCESS AISLE
SLOPE CONC. DOWN
AT DRIVE-IN DOORS
CONC. APRON
CONCRETE APRON
EXISTING UTILITY TRANSFORMER
6 TYPE G
CONC. CURB
SEED MIX PER CIVIL
CONCRETE CURB
SEED MIX "A"
6'-0" HIGH CHAIN LINK FENCE
1 TYPE C3 TYPE G3 TYPE D3 TYPE F2 TYPE E
3 TYPE F2 TYPE C5 TYPE G2 TYPE C
13' - 0"
BITUMINOUS (ASPHALT)
SURFACE, MEDIUM DUTY
125' - 5 5/8"80' - 0"100' - 0"
CONCRETE CURB
SEED MIX PER CIVIL
SEED MIX "A"
SLOPING GRADE - SEEDED
SITE INFORMATION:
TOTAL LOT AREA:ZONING ORDINANCE USED:
4.74 ACRES, 206,909 SF CITY OF LAKEVILLE
CODE OF ORDINANCES -
ZONING:ON-LINE
I-2 GENERAL INDUSTRIAL DISTRICT DATE: 03/20/19
BUILDING SETBACKS:
FRONT:40 FEET MINIMUM
SIDE/INTERIOR:10 FEET MINIMUM, 30 FEET ABUTTING STREET
REAR:30 FEET MINIMUM
PARKING SETBACKS:
15'-0" FROM ANY PUBLIC OR PRIVATE ROAD. 5'-0" FROM REAR OR SIDE INTERIOR
PROPERTY LINE
SITE CONSTRAINTS:
MAXIMUM IMPERVIOUS SURFACE LOT COVERAGE = 25% , UP TO 75% ALLOWED VIA CUP
IMPERVIOUS AREA CALCULATION
IMP. AREA = X = PRECENT IMPERVIOUS
TOTAL AREA 100
88,157 SF = X = 62.65 % IMPERVIOUS
140,720 SF 100
BUILDING SIZE:
EXISTING BUILDING:16,000 SF
PROPOSED BUILDING SIZE:18,000 SF
TOTAL:34,000 SF
PARKING REQUIREMENTS:
REQUIRED PARKING STALL SIZE: 90 DEGREES, 9'-0" x 18'-0" (WITH 2' CURB
OVERHANG ALLOWED),
24'-0" AISLE MIN.
PARKING SUMMARY:
EXISTING BUILDING:
OFFICE: (20%) 3,600 SF - 10% = 3,240 SF/200 SF PER SPACE = 16
MANUFACTURING: (10%) 1,800 SF - 10% = 1,620 SF/350 SF PER SPACE = 5
WAREHOUSE: (70%) 12,600 SF - 10% = 11,340 SF/1,000 SF PER SPACE = 11
PROPOSED BUILDING:
OFFICE: (10%) 1,800 SF - 10% = 1,620 SF/200 SF PER SPACE = 9
WAREHOUSE: (90%) 16,200 SF - 10% = 14,580 SF/1,000 SF PER SPACE = 15
TOTAL SF = 34,000 SF, TOTAL PARKING REQUIRED = 56 SPACES
TOTAL AMOUNT OF REQUIRED PARKING = 56 SPACES
AMOUNT OF PARKING SHOWN ONSITE = 56 SPACES
EXISTING BUILDING
HAMBURG AVEPROPERTY LINE 627' ±
PROPERTY LINE 627' ±
EDGE OF STREAM
TURF
PROPERTY LINE 330' ±PROPERTY LINE 330' ±PROPOSED NEW
BUILDING:
18,000 SF
FOOTPRINT
LEGEND:
AREA OF SITE WITHIN SHORELAND OVERLAY DISTRICT = 140,720 SF
BUILDING PAD AREA = 17,579 SF
PAVEMENT = 67,508 SF
SIDEWALK = 1,061 SF
IMPERVIOUS SURFACE WITHIN SHORELAND OVERLAY DISTRICT = 86,148 SF
% OF IMPERVIOUS WITHIN OVERLAY DISTRICT = 61 %
SYM.QUANTITY COMMON NAME
CRAB - PINK SPIRE
BLACK HILLS SPRUCE
RIVER BIRCH - CLUMP
ACCOLADE ELM
AUTUMN BLAZE MAPLE
WHITE CEDAR
DOGWOOD - CARDINAL
4
6
5
3
2
6
14
A
B
C
D
E
F
G
PLANT MATERIAL LEGEND
BOTANICAL NAME
MALUS 'PINK SPIRES'
PICEA GLAUCA DENSATA
BETULA NIGRA
ULMUS JAPONICA X WILSONIANA 'MORTON'
ACER X FREEMANII 'JEFFERSRED'
THUJA OCCIDENTALIS 'WHITE CEDAR'
CORNUS SERICEA 'CARDINAL'
SIZE/ROOT
1 1/2" DIA. BALLED AND BURLAPPED
8'-0" HIGH MIN. BALLED AND BURLAPPED
8'-0" HIGH MIN. BALLED AND BURLAPPED
2 1/2" DIA. BALLED AND BURLAPPED
2 1/2" DIA. BALLED AND BURLAPPED
8'-0" HIGH MIN. BALLED AND BURLAPPED
3'-4" HIGH
REMARKS
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
PRELIMINARY
NOT FOR CONSTRUCTION
As indicated
06/19/2019 8:36:03 AMA1-1
SITE/LANDSCAPE
PLAN
17-02-0068
21225 HAMBURG AVE.
LAKEVILLE, MN 55044
#17-02-0068
06/10/19
DRS
JAC
30'15'0'30' 1" = 30'-0"A1-1
1 SITE/LANDSCAPE PLAN
N
1" = 60'-0"A1-1
3 SHORELAND OVERLAY STUDY
N
No. Description Date
1
2
3
4
5
6
DCBA
180' - 0"30' - 0"30' - 0"30' - 0"30' - 0"30' - 0"30' - 0"100' - 0"
33' - 4"33' - 4"33' - 4"4' - 0"12' - 0"2' - 0"4' - 0"6' - 0"3' - 4"8' - 8"4' - 0"20' - 0"12' - 0"4' - 0"3' - 4"28' - 11 5/8"3' - 4"20' - 4 3/8"4' - 0"8' - 4"3' - 4"6' - 4"4' - 0"2' - 0"12' - 0"4' - 0"7
20' - 8"3' - 4"12' - 0"12' - 0"8' - 8"3' - 4"12' - 0"12' - 0"12' - 0"12' - 0"8' - 8"3' - 4"12' - 0"12' - 0"6' - 0"6' - 0"3' - 4"20' - 8"12'x14' OHD4'-0" x 4'-0" CONC. APRON12'x14' OHDFD
FD
FD
FD
2
A3-2
2
A3-2
FD
FD
FD
12'x14' OHD10' - 0"10' - 0"10' - 0"INDICATES SLOPING
FLOOR AREA TYPICAL
INDICATES LOCATION OF
FUTURE TENANT SEPARATION
WALL - TYPICAL
12'x14' OHD12'x14' OHD12'x14' OHD12'x14' OHD1
2
1
1
1
204A
203A
202A
201B
201C
202B
203C
204C
204B
203B
201A
202C
202D
203D
203E
TENANT SPACE 1
201
TENANT SPACE 2
202
TENANT SPACE 3
203
TENANT SPACE 4
204
UTILITY ROOM
205
3 5/8" MTL STUDS @ 24" O.C. -
362S125-27 OR AS
DETERMINED BY SUPPLIER
GYP. BD. WALL
SOUND ATTEN. BATT INSULATION
MOISTURE RESISTANT GYP. BD.
AT TOILET RM.
4
5/8" GYP. BD. ONE LAYER
EACH SIDE - PT FULL
HEIGHT
2
GYP. BD. WALL
6" MTL STUDS @ 24" O.C. -
600S125-30 OR AS DETERMINED
BY SUPPLIER
PARTIAL HEIGHT WALL TO 10'-0" A.F.F. FULL HEIGHT WALL TO
UNDERSIDE OF ROOF DECK
4 7/8"7 1/4"
SOUND ATTEN. BATT INSULATION
MOISTURE RESISTANT GYP. BD.
AT TOILET RM.
5/8" GYP. BD. ONE LAYER
EACH SIDE - PT FULL
HEIGHT
EXT. PRECAST CONC. WALL
1
PRECAST PANEL
W/INTEGRAL
INSULATION
SMOOTH
INT. FINISH
DECORATIVE
EXT. FINISH
SEE TOP OF WALL DETAIL FOR
CONNECTION TO DECK
PROVIDE CONTROL JOINTS IN
WALL AT 25'-0" O.C. MAX.
PROVIDE CONTROL JOINTS IN
WALL AT 25'-0" O.C. MAX.
2A
GYP. BD. WALL
1HR - FIRE RATED - UL - U404
EXT.
10"3'-5"3'-0"9"MIN18" MIN
16"-18"2'-10"3'-0"
1'-0"
2'-0"MIN.
MIN.
MAX.2'-10"3'-4"
3'-6"
1'-0"
4'-6"MIN.1'-6"3'-4"1 1/2" CLR.
24" MIN/42" MAX
TPD., LOCATE
BOTTOM 1" ABOVE
THE TOILET SEAT
TPD. & SAN. NAPKIN DISP.
TO BE LOCATED BTWN 24"
& 42" FROM REAR WALL, 18"
MIN ABOVE FLR, 1 1/2" MIN
BELOW HORIZ. GRAB BAR
ACCESSIBLE WATER CLOSET ACCESSIBLE WATER CLOSET
ACCESSIBLE URINAL ACCESSIBLE LAVATORY ACCESSIBLE LAVATORY PAPER TOWEL/ SOAP
DISPENSER
24" x 36"
MIRROR, UNO
(NO SHELF AT
GOOSENECK
SPOUT
LOCATIONS)
ACCESSIBLE WATER COOLER
ELEC. WATER
COOLER
FLOOR
NOTE: DIMENSIONS ARE TO THE CENTERLINE
OF THE GRAB BAR MAX.2'-10"1'-3"MAX3'-4"SIDE APP.3'-6"FRONT APP.4'-0"4'-6"OVER COUNTER1'-5"3'-8"1'-3"MIN.2'-3"MIN.
1'-6"9"8"
GENERAL FLOOR PLAN NOTES:
1.THE LOCATION AND TYPE OF ALL EXISTING IN PLACE WALLS AND BUILDING ELEMENTS SHOWN ON THE PLANS ARE DISPLAYING
DESIGN INTENT ONLY AND ARE ACCURATE AND COMPLETE TO THE BEST OF THE KNOWLEDGE OF APPRO DEVELOPMENT, INC.
NO WARRANTY OR GUARANTEE IS IMPLIED. THE SUBCONTRACTOR SHALL VERIFY THE EXISTING CONDITIONS PRIOR TO
CONSTRUCTION AND SHOULD NOTIFY ARCHITECT OF ANY DISCREPANCIES OR VARIATIONS FROM PLAN.
2. PROVIDE SHALL BE DEFINED AS 'FURNISH AND INSTALL'.
3. DRAWINGS AND SPECIFICATIONS ARE TO BE CONSIDERED AS SUPPLEMENTING EACH OTHER. WORK SPECIFIED BUT NOT
SHOWN OR SHOWN BUT NOT SPECIFIED SHALL BE PERFORMED OR FURNISHED AS THOUGH MENTIONED IN BOTH
SPECIFICATIONS AND DRAWINGS.
4.MINOR ITEMS, ACCESSORIES OR DEVICES REASONABLE INFERABLE AS NECESSARY FOR COMPLETION AND PROPER
OPERATION OF ANY SYSTEM SHALL BE PROVIDED BY CONTRACTOR OR SUBCONTRACTOR FOR SUCH SYSTEM WHETHER OR
NOT SPECIFICALLY CALLED FOR BY SPECIFICATIONS OR DRAWINGS.
5.PROTECT EXISTING CONSTRUCTION TO REMAIN. IF DAMAGED DURING CONSTRUCTION, REPAIR AS NECESSARY.
6.THE CONTRACTOR AND ITS SUBCONTRACTORS SHALL VERIFY IN THE FIELD ALL NEW AND EXISTING APPLICABLE CONDITIONS,
DIMENSIONS, RELATIONSHIPS, ETC. SHOWN IN THE PROJECT PLANS AND AS PERTINENT TO THE INTENT OF THE DESIGN AND
THESE DRAWINGS. ANY DISCREPANCY DISCOVERED SHALL BE BROUGHT TO THE ATTENTION OF THE ARCHITECT PRIOR TO
THE COMMENCEMENT OF ANY WORK AFFECTED BY, OR RELATED TO, SUCH DISCREPANCY. EACH SUBCONTRACTOR SHALL BE
RESPONSIBLE FOR ALL COSTS ASSOCIATED WITH, OR CAUSED BY, ITS FAILURE TO COMPLY WITH THIS REQUIREMENT.
COORDINATE CONSTRUCTION AROUND EXISTING EQUIPMENT, CONDUIT CABLING, ETC., WITH OWNER.
7. AT ALL AREAS WHERE EXISTING WALLS, WALL COVERING, OR FLOOR COVERING WAS REMOVED, THE CONTRACTOR SHALL
PROPERLY PREPARE THE SURFACE TO RECEIVE NEW FINISHES AND ALIGN SMOOTHLY WITH ADJACENT AREAS.
8.THE CONTRACTOR IS TO BE RESPONSIBLE FOR JOB CLEANLINESS. THE OWNER'S FACILITIES SHALL NOT BE USED FOR
CONSTRUCTION TRASH/ DEBRIS DISPOSAL.
9.THE CONTRACTOR IS TO PROVIDE A COMPLETE, FINISHED AND FUNCTIONAL INSTALLATION OF ALL COMPONENTS DESCRIBED
IN DRAWINGS.
10. PREPARE ALL EXISTING WALLS AND FLOORS SCHEDULED TO RECEIVE NEW FINISHES (OR TO BE PATCHED) AS REQUIRED TO
PROPERLY RECEIVE THE NEW FINISH MATERIAL. COORDINATE WITH THE ROOM FINISH SCHEDULE.
11.EXAMINE ALL SUBSTRATES TO DETERMINE THAT THEY ARE SOUND, CLEAN AND READY TO RECEIVE FINISHES OR MILLWORK/
CASEWORK PRIOR TO INSTALLATION. START OF INSTALLATION OF ITEMS SHALL IMPLY ACCEPTANCE OF THE SUBSTRATE AND
SHALL NOT BE GROUNDS FOR CLAIMS AGAINST IMPROPER PERFORMANCE OF INSTALLED MATERIAL. NO CHANGE ORDER WILL
BE ISSUED TO RECTIFY UNSATISFACTORY SUBSTRATES ONCE WORK HAS COMMENCED. ADVISE ARCHITECT OF ANY EXISTING
CONDITIONS NOT LEVEL, SMOOTH, AND PLUMB, WITHIN INDUSTRY STANDARDS, PRIOR TO START OF ANY CONSTRUCTION.
12.THE CONTRACTOR SHALL BE SOLELY RESPONSIBLE FOR, AND HAVE CONTROL OVER, ALL CONSTRUCTION MEANS,
TECHNIQUES, SEQUENCES, AND PROCEDURES AND FOR COORDINATING ALL PORTIONS OF WORK REQUIRED BY THE
CONTRACT DOCUMENTS.
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
PRELIMINARY
NOT FOR CONSTRUCTION
As indicated
06/19/2019 8:36:04 AMA2-1
FLOOR PLAN
17-02-0068
21225 HAMBURG AVE.
LAKEVILLE, MN 55044
#17-02-0068
06/10/19
DRS
JAC
3/32" = 1'-0"A2-1
2 FIRST FLOOR PLAN
10'5'0'10'
NORTH 3/4" = 1'-0"A2-1
1 WALL TYPES
No. Description Date
1/4" = 1'-0"A2-1
3
ACCESSIBLE MOUNTING
HEIGHTS
FIRST FLOOR
100' - 0"
T.O. WALL
120' - 0"
1 2 3 4 5 6 7
180' - 0"
PRE-FINISHED MTL. CAP FLASHING
INSULATED PRECAST CONCRETE WALL PANELS
WITH AN INTEGRAL AGGREGATE FINISH
WATER WASHED
AGGREGATE FINISH
SAND BLAST AGGREGATE FINISH
GRADE
STL. INSULATED O.H.D.
ALUM. FRAME
WINDOWS WITH FIXED
GLAZING
STL. INSULATED O.H.D.
ALUM. FRAME WINDOWS
WITH FIXED GLAZING
AL/GL. ENTRY DOOR HM DOOR -PT.
WALL LIGHT
SCUPPER AND D.S.
FIRST FLOOR
100' - 0"
T.O. WALL
120' - 0"
D C B A
PRE-FINISHED MTL. CAP FLASHING
INSULATED PRECAST CONCRETE WALL PANELS
WITH AN INTEGRAL AGGREGATE FINISH
(SMOOTH FINISH)
GRADE
100' - 0"
WALL PACK LIGHT
FIRST FLOOR
100' - 0"
T.O. WALL
120' - 0"
DCBA
PRE-FINISHED MTL. CAP FLASHING
INSULATED PRECAST CONCRETE WALL PANELS
WITH AN INTEGRAL AGGREGATE FINISH
WATER WASHED AGGREGATE FINISH
SAND BLAST AGGREGATE FINISH
GRADE
WALL PACK LIGHT
100' - 0"
FIRST FLOOR
100' - 0"
T.O. WALL
120' - 0"
1234567
PRE-FINISHED MTL. CAP FLASHING
GRADE
STL. INSULATED O.H.D.
WALL PACK LIGHT
SERVICE DOOR
INSULATED PRECAST CONCRETE
WALL PANELS - PLAIN GRAY
FINISH
180' - 0"
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
PRELIMINARY
NOT FOR CONSTRUCTION
1/8" = 1'-0"06/19/2019 8:36:06 AMA3-1
EXTERIOR
ELEVATIONS
17-02-0068
21225 HAMBURG AVE.
LAKEVILLE, MN 55044
#17-02-0068
06/10/19
DRS
JAC
1/8" = 1'-0"A3-1
1 EAST ELEVATION
8'4'0'8'
1/8" = 1'-0"A3-1
4 NORTH ELEVATION
8'4'0'8'
1/8" = 1'-0"A3-1
3 SOUTH ELEVATION
1/8" = 1'-0"A3-1
2 WEST ELEVATION
8'4'0'8'
8'4'0'8'
No. Description Date
# Date CommentsChecked By:Scale:RevisionsPage M of 1Date:4/1/2019Appro HamburgDrawn By: Dan BudkeCalculation SummaryLabelCalcTypeUnitsAvgMaxMinAvg/MinMax/MinLuminaire ScheduleGround_PlanarIlluminancFc0.9413.20.0N.A.N.A.SymbolQtyLabelArrangementLLFDescriptionLum. Lumens11WPSINGLE0.910XTOR12B127282WP2SINGLE0.910XTOR4B4269XXXXXXXXXXXX X XXXEXISTPROPERTY LINE 627' ±OORAGE AREATURF358' - 5 13/16"6'-0" HIGH CHAIN LINK FENCEPROPOSEDNEWBUILDING:GATEGATEEXISTBITIMINOUS SURFACECLE CONC/BIT.EGATE SURFACESED BASIN18,000 SF FOOTPRINTEXISSTRIP12424DRIVE-IN DOORSEMPLOYEEAUTO PARKINGBITUMINOUS DRIVEDOORAUTO PARKINGDOORDOORNEW18' - 0"WPMH: 17WPMH: 17MH: 17WPWPMH: 17MH: 17WPWPMH: 17MH: 17WPWPMH: 17WPMH: 17WPMH: 17 WPMH: 17MH: 17WP2WP2MH: 170.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.00.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.0 0.1 0.1 0.2 0.3 0.4 0.4 0.3 0.3 0.2 0.1 0.1 0.0 0.1 0.1 0.0 0.0 0.00.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.1 0.1 0.1 0.2 0.4 0.7 1.0 1.0 0.9 0.6 0.3 0.2 0.1 0.1 0.1 0.1 0.1 0.1 0.00.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.2 0.3 0.3 0.2 0.2 0.3 0.7 1.6 2.4 2.7 2.2 1.2 0.5 0.2 0.2 0.3 0.3 0.3 0.2 0.1 0.00.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.3 0.5 0.8 0.9 0.8 0.4 0.3 1.0 3.1 6.1 7.1 4.9 1.9 0.6 0.3 0.7 1.0 0.9 0.6 0.4 0.2 0.10.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.2 0.4 0.9 2.0 3.2 3.5 1.0 0.3 1.0 4.0 10.2 13.0 7.0 2.1 0.5 0.4 2.4 3.6 2.6 1.3 0.6 0.2 0.10.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.2 0.5 1.3 3.3 7.0 9.46.6 9.2 5.0 1.9 0.8 0.3 0.10.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.2 0.6 1.5 3.9 9.6 12.99.8 12.1 5.8 2.2 0.9 0.4 0.10.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.3 0.7 1.7 3.6 7.1 7.76.1 8.2 4.8 2.3 1.0 0.4 0.10.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.3 0.8 1.7 3.4 5.2 5.23.7 5.8 4.3 2.3 1.1 0.4 0.20.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.3 0.8 1.7 3.8 7.8 9.36.8 9.4 5.3 2.3 1.1 0.4 0.20.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.3 0.7 1.7 4.0 9.5 12.89.6 12.1 6.0 2.4 1.0 0.4 0.20.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.3 0.8 1.7 3.7 7.5 8.56.4 8.6 4.9 2.3 1.1 0.4 0.20.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.3 0.8 1.8 3.4 5.1 4.93.5 5.4 4.1 2.3 1.1 0.4 0.20.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.3 0.8 1.7 3.8 7.2 9.16.3 9.0 5.4 2.3 1.1 0.4 0.20.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.3 0.7 1.7 4.1 9.7 13.09.7 12.1 6.0 2.3 1.0 0.4 0.20.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.3 0.8 1.7 3.8 7.6 8.86.5 8.9 5.2 2.3 1.1 0.4 0.20.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.3 0.8 1.8 3.5 5.4 5.33.8 5.8 4.2 2.3 1.1 0.4 0.20.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.3 0.8 1.7 3.7 7.2 8.56.0 8.6 5.2 2.3 1.1 0.4 0.20.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.3 0.7 1.7 4.1 9.6 13.29.7 12.2 6.0 2.3 1.0 0.4 0.20.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.3 0.8 1.7 3.8 8.1 9.37.1 9.3 5.1 2.3 1.1 0.4 0.20.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.3 0.8 1.7 3.3 5.1 5.03.6 5.6 4.2 2.3 1.1 0.4 0.20.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.3 0.7 1.7 3.6 6.8 8.35.6 8.2 5.0 2.3 1.0 0.4 0.10.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.2 0.6 1.5 3.9 9.3 12.89.3 11.7 5.8 2.2 0.9 0.4 0.10.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.2 0.6 1.4 3.4 7.5 9.77.1 9.1 4.8 1.9 0.8 0.3 0.10.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.2 0.4 1.0 2.0 3.5 3.5 1.9 3.1 4.0 2.3 1.0 1.2 3.1 3.8 2.3 1.0 2.9 3.6 2.4 1.2 0.6 0.2 0.10.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.3 0.5 0.8 1.0 1.0 0.9 1.4 1.8 1.1 0.7 0.7 1.5 1.7 1.1 0.6 0.8 1.0 0.9 0.6 0.4 0.2 0.10.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.2 0.3 0.3 0.3 0.4 0.5 0.6 0.5 0.4 0.4 0.5 0.6 0.4 0.3 0.2 0.3 0.3 0.3 0.2 0.1 0.00.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.1 0.1 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.00.25 fc1 fc0.5 fc
1
CITY OF LAKEVILLE
DAKOTA COUNTY, MINNESOTA
GLIORI CONDITIONAL USE PERMIT
FINDINGS OF FACT AND RECOMMENDATION
On July 18, 2019 the Lakeville Planning Commission met at it’s regularly
scheduled meeting to consider a conditional use permit to allow two principal buildings
on a property and an impervious surface area of greater than 25% in the Shoreland
Overlay District and I-2, General Industrial District on property located at 21225
Hamburg Avenue. The Planning Commission conducted a public hearing on the
proposed conditional use permit 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. 8 of the 2008 Comprehensive Plan, which
guides the property for industrial uses.
2. The property is currently zoned I-2, General Industrial District and Shoreland Overlay
District.
3. The legal description of the property is:
Lot 3, Block 4, Airlake Industrial Park 1st Addition
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.
2
Finding: The existing building and the new second principal building and a proposed
impervious surface area of 65.1% (less than the maximum allowed 75%) is consistent
with the 2030 Land Use Plan and District 8 recommendations of the Comprehensive
Plan.
b. The proposed use is or will be compatible with present and future land uses of the
area.
Finding: Provided compliance with the conditional use permit, the proposed second
principal building and outdoor storage area with an impervious surface area greater
than 25% will be compatible with existing and future land uses in the area.
c. The proposed use conforms with all performance standards contained in the
Zoning Ordinance.
Finding: Provided compliance with the conditional use permit, the second principal
building and outdoor storage area with an impervious surface area greater than 25%
will conform to all performance standards contained in the Zoning Ordinance and the
City Code.
d. The proposed use can be accommodated with existing public services and will not
overburden the City’s service capacity.
Finding: The subject property lies within in the current MUSA. The property is
served with public sanitary sewer and water. The second principal building will
have no impact on the City’s service capacity.
e. Traffic generation by the proposed use is within capabilities of streets serving
the property.
Finding: The second principal building will not overburden the streets serving the
property.
5. The planning report dated July 3, 2019 prepared by Associate Planner Frank Dempsey is
incorporated herein.
3
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 July 3, 2019.
DATED: July 18, 2019
LAKEVILLE PLANNING COMMISSION
BY: _________________________
Pat Kaluza, Chair
City of Lakeville
Public Works – Engineering Division
Memorandum
To: Frank Dempsey, Planning Assistant
From: Alex Jordan, Assistant City Engineer
McKenzie L. Cafferty, Environmental Resources Manager
John Hennen, Parks and Recreation Director
Copy: Zach Johnson, City Engineer
Jerilyn Erickson, Finance Director
Gene Abbott, Building Official
Date: July 10, 2019
Subject: Gliori Site Plan – 21225 Hamburg Avenue
• Site Plan Review
• Conditional Use Permit
• Grading Plan Review
• Utility Plan Review
BBAACCKKGGRROOUUNNDD
Guido Gliori, representing 21225 Hamburg Avenue Properties, LLC has submitted a site plan
application and conditional use permit for parking and outdoor storage expansion and
building construction on Lot 3, Block 4, Airlake Industrial Park 1st Addition. The property is
located west of and adjacent to Hamburg Avenue and north of and adjacent to the West
Branch of South Creek. The parent parcel is zoned I-2, General Industrial District.
The proposed site plan application will be completed by:
Applicant: 21225 Hamburg Avenue Properties, LLC
Engineer: Jacobson Engineers & Surveyors
SSIITTEE CCOONNDDIITTIIOONNSS
The parent parcel contains an existing building and parking lot located on the east side of the
parcel. The west half of the parent parcel contains an undeveloped area with existing trees
and a gravel/grass outdoor storage area.
GGLLIIOORRII SSIITTEE PPLLAANN
JJUULLYY 1100,, 22001199
PPAAGGEE 22 OOFF 44
SSIITTEE PPLLAANN
The site plan includes construction of a second principal building, associated parking, and a
paved outdoor storage area west of the proposed building. Access to the property will be
maintained at the current two driveway entrances onto Hamburg Avenue.
CCOONNDDIITTIIOONNAALL UUSSEE PPEERRMMIITT
The applicant has applied for conditional use permits to allow for more than 25% impervious
surface in a shoreland overlay district.
EEAASSEEMMEENNTTSS
The parent parcel contains the following easements that won’t be impacted with the site
development improvements:
• 15’ wide sanitary sewer easement located along the south property boundary per plat
• 7’ wide public roadway easement per document No. 1577802
• 10’ wide public drainage and utility easement per document no. 1577802
• 15’ wide transmission line easement per document no. 1597956
SSTTRREEEETT AANNDD SSUUBBDDIIVVIISSIIOONN LLAAYYOOUUTT
Hamburg Avenue
The property is located west of and adjacent to Hamburg Avenue, a minor collector roadway
as identified in the City’s Transportation Plan. The site plan improvements include relocation
of the existing south driveway entrance north to align with the proposed parking lot
configuration.
The proposed improvements include excavation into the roadway for the construction of
utility services to the proposed building. The applicant shall submit a $15,000 security with
the Conditional Use Permit for the removal and restoration of Hamburg Avenue following
utility construction. The applicant shall prepare a traffic control plan to be reviewed and
approved by the City Engineer prior to issuance of a building permit.
CCOONNSSTTRRUUCCTTIIOONN AACCCCEESSSS
Construction traffic access and egress shall be restricted to a single entrance from Hamburg
Avenue.
PPAARRKKSS,, TTRRAAIILLSS AANNDD SSIIDDEEWWAALLKKSS
No pedestrian improvements are proposed with the site plan development.
GGLLIIOORRII SSIITTEE PPLLAANN
JJUULLYY 1100,, 22001199
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UUTTIILLIITTIIEESS
SSAANNIITTAARRYY SSEEWWEERR AANNDD WWAATTEERRMMAAIINN
The new building requires construction of new sanitary sewer and watermain services with
the site plan improvements. The utility design will be reviewed with the building permit
plans. The applicant shall submit a $5,000 security for the utility service connection to the
public utilities with the Conditional Use Permit.
The Sanitary Sewer Availability Charge has been collected on the parent parcel and will not
be required with the building permit.
DDRRAAIINNAAGGEE AANNDD GGRRAADDIINNGG
The property is located within subdistrict SC-15 of the South Creek drainage district as
identified in the City’s Water Resources Management Plan.
The site plan improvements include the construction of a sediment basin and infiltration
basin along the south side of the property. The stormwater management design meets City
requirements.
Prior to the issuance of a building permit the Applicant shall sign a private maintenance
agreement for the private storm sewer. A $20,000 security is required with the Conditional
Use Permit for the stormwater basin grading and restoration of the property.
The site plan improvements contain more than one acre of site disturbance, therefore a
National Pollution Discharge Elimination System General Stormwater Permit for construction
activity is required from the Minnesota Pollution Control Agency. A copy of the Notice of
Stormwater Permit Coverage must be submitted to the City upon receipt from the MPCA.
SSTTOORRMM SSEEWWEERR
The site plan improvements include the construction of private storm sewer to convey the
stormwater runoff from the proposed parking improvements to the stormwater management
basin. A privately owned and maintained driveway culvert will be installed under the new
driveway entrance to convey the stormwater along Hamburg Avenue to the West Branch of
South Creek.
Final locations and sizes of all storm sewer facilities will be reviewed by City staff with the
building permit plans.
FEMA FLOODPLAIN ANALYSIS
A small portion of the property along the south property line is shown on the Flood Insurance
Rate Map (FIRM) as Zone AE by the Federal Emergency Management Agency (FEMA). Based
on this designation, a portion of the site located within a Special Flood Hazard Area (SFHA), as
GGLLIIOORRII SSIITTEE PPLLAANN
JJUULLYY 1100,, 22001199
PPAAGGEE 44 OOFF 44
determined by FEMA. No improvements are proposed within the SFHA. The remainder of the
property is located within Zone X, outside of a SFHA.
WWEETTLLAANNDDSS
There are no wetlands on the site.
TTRREEEE PPRREESSEERRVVAATTIIOONN
Existing trees are located on the site that are shown as to be removed with the site plan
improvements. A tree preservation plan is required to be submitted prior to the issuance of a
building permit.
EERROOSSIIOONN CCOONNTTRROOLL
The Applicant is responsible for obtaining an MPCA Construction Permit for the site as well as
developing a SWPPP for the site prior to issuance of a building permit. The permit requires
that all erosion and sediment BMPs be clearly outlined in a SWPPP. Changes made
throughout construction must be documented in the SWPPP. All basin slopes and slopes
adjacent to wetlands must have erosion control blanket installed.
Additional erosion control measures may be required during construction as deemed
necessary by City staff. Any additional measures required shall be installed and maintained
by the Applicant.
SSEECCUURRIITTIIEESS
The Applicant shall provide a Letter of Credit with the Conditional Use Permit in the amount
of $40,000 as security for the Applicant-installed improvements relating to the site plan.
RREECCOOMMMMEENNDDAATTIIOONN
Engineering recommends approval of the site plan, grading plan, and utility plan for the Gliori
Site Plan and Conditional Use permit, subject to the requirements within this report including:
1. The Applicant shall submit as-built record drawings following the completion of
this project.
2. The Applicant shall enter into a Site Improvement Performance Agreement and
Stormwater Maintenance Agreement with the City prior to issuance of a building
permit.