HomeMy WebLinkAboutitem 5 Thelen Variance1
City of Lakeville
Planning Department
M EMORANDUM
To : Planning Commission
From: Frank Dempsey, AICP, Associate Planner
Date: August 12, 2021
Subject: Packet Material for the August 19, 2021 Meeting
Agenda Item: Thelen Variance 12030 – 205th Street
Action Deadline: September 5, 2021
INTRODUCTION
Cindi and Peter Thelen have submitted applications for a variance and an administrative
subdivision for property located at 12030 – 205th Street. The Thelens own the 8.18-acre property
at 12119 Lucerne Trail and have recently purchased the property at 12030 – 205th Street. The
205th Street property is divided by Lucerne Trail and includes a three-unit dwelling on private
sanitary sewer on the east quarter of the property. The property is zoned RA, Rural/Agricultural
District. The west portion of the property at 12030 – 205th Street is proposed to be subdivided
and combined with the property at 12119 Lucerne Trail.
EXHIBITS
A. Aerial Photo
B. Zoning Map
C. District 7 Area Land Use Map
D. Street View Exhibits (north and west)
E. Property Survey
F. March 4, 2021 Planning Commission Work Session Notes
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PLANNING ANALYSIS
Cindi and Peter Thelen have owned and lived on their property at 12119 Lucerne Trail since they
built their house in 1989. The 3-unit building at the southeast corner of 205th Street and Lucerne
Trail was constructed in the late-1960’s with a private well and septic system. The administrative
subdivision and combination of properties requires a variance to the minimum lot size for a
property without city sewer since the subdivision will result in a lot area less than the minimum
10 acres in area. There are some unique conditions with the two properties that may warrant the
proposed subdivision and parcel combination. The Planning Commission met with the Thelens
at a work session on March 4, 2021 to discuss the unique characteristics of the two properties and
the proposed removals of some non-conforming zoning conditions at the 205th Street property.
The Planning Commission indicated general support for the variance concept proposed by the
Thelens at that time as expressed at the work session.
Applicant Narrative. We recently purchased the 8-acre property at 12030 – 205th Street, which is
about 2 acres on the east side of Lucerne Trail and another 6 or so on the west side. We would like
to have the west property as a property of its own, it matches up to our property perfectly and we
will use it as pasture because our property has changed over the years with water in the spring that
is flowing greatly on the west 1/2 of our property and never drying out like it used to do. In about
July we used to be able to use our back property and now we can’t at all because it never dries out
like it did in the past, in the last 5 years or so we haven’t been using our back pasture at all.
We understand the city wants to keep things in 10-acre parcels but that is just unreasonable in that
area. 205th St. from Lucerne Trl. east to the freeway most of those properties are small acreage like
1.5 to 3-acre pieces so I feel our request is reasonable plus the acreage that would be left on the west
side of the road is not usable really for much. We are planning to rehab the 3 plex to bring it up to
neighborhood standards per say, and we would be able to offer a driveway change so it no longer
goes out to 205th St. but the only driveway would come off Lucerne Trl. making it safer for
everyone.
Thank you Cindi and Peter Thelen
12119 Lucerne Trl.
Area Properties. The Thelen’s homestead lot and other lots and parcels in the vicinity range in
size between one and 10+ acres. Most of the homes in the area were constructed between the
1960’s and 1980’s. A spur line of the Chicago, Milwaukee, St. Paul and Pacific Railroad was
constructed in the late 1800’s and ran parallel to the south side of 205th Street from Hastings,
through Farmington and downtown Lakeville, and ending at Shakopee. The railbed was
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abandoned by the railroad in the late 1970’s with the railroad property then sold primarily to one
or more adjacent property owners along the line in this vicinity. Some portions of the old
railroad corridor remain as separate parcels.
The portion of the property proposed to be subdivided west of Lucerne Trail is 240 feet in depth
from 205th Street to the south property line and would total approximately 6.41 acres.
Combination of the property with the Thelen homestead property would allow for a more
unified future subdivision layout and street access. Individual driveway access to 205th Street will
not be allowed with future property subdivisions.
The parcel on which the 3-unit building is located includes a number of non-conforming zoning
conditions, including:
• Parcel size is less than 10 acres (8.16 acres, which includes 1.35 acres for the dwelling and
0.40 acres of prescriptive rights for Lucerne Trail)
• Two driveway accesses, one of which is on 205th Street, a major collector roadway
• Unpaved driveways and unpaved and undefined parking areas
The 8.16-acre property that includes the 3-unit building is divided by Lucerne Trail. The
property on which the Thelen house is located is 8.18 acres and south of the former railroad line
that runs parallel to 205th Street. The Thelens propose to subdivide 6.41 acres from the 8.16-acre
parent parcel and combine that with the property on which their house is located. This would
result in the following:
o The property with the Thelen House: 14.59 acres (from 8.18 acres)
o The property with the 3-unit Building: 1.35 acres (from 8.16 acres)
o Lucerne Trail roadway easement: 0.4 acres
Zoning. Both properties are zoned RA, Rural Agriculture District, which includes a minimum
lot size of 10 acres and 300 feet of lot frontage to a public street.
Comprehensive Plan. The 2040 Comprehensive Land Use Plan shows the property to be located
in Planning District No. 7, which guides the area properties as rural density residential. The 2040
MUSA Staging Plan (sanitary sewer area plan) designates the properties as Urban Reserve (city
sewer not planned to be available before 2038). Sanitary sewer is now located at the townhome
development on the south side of 205th Street, approximately 1,500 feet to the east. Subdivision
and combination of the subject properties will not alter the rural residential character of the
neighborhood.
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10 Acre Minimum Parcel Size. The minimum parcel size for properties without city sewer
increased from 2.5 acres to 10 acres in the late-1970’s. The purpose of the 10-acre minimum was
to allow property subdivision with adequate land area when sewer was available to allow for
smaller urban lots. The existing 8.16-acre property is split by Lucerne Trail which, in effect,
completely separates and isolates the 3-unit building from the larger six acres to the west.
Private Sanitary Sewer Septic System. The survey submitted with the variance application
includes proposed locations for both primary and secondary septic system drain fields. The
primary drain field was inspected by a certified installer and determined to be operational and in
compliance with current code. The subject property is located in MUSA Staging Plan Urban
Reserve, estimating sanitary sewer will not be available to serve the lots in this vicinity before
2038. Sanitary sewer is located approximately 1,550 feet to the east near Keystone Avenue.
205th Street/Lucerne Trail History. Until the mid-1960’s, Lucerne Trail and 205th Street to the
east of Lucerne Trail was designated as County Road 64. County Road 64 was assigned to 205th
Street until County Road 64 was turned back to the City of Lakeville as a collector street in the
1990’s. At this time, Lucerne Trail is a prescriptive rights road with no easement or platted road
right-of-way. City staff recommends that a 60-foot wide roadway, drainage and utility easement
centered on Lucerne Trail be dedicated over that portion of the 8.16 acre parcel between 205th
Street and the south boundary of the 8.16 acre parcel.
In the late-1960’s, Lucerne Trail intersected 205th Street at a 45 degree angle (see 1964 image).
Dakota County undertook an intersection improvement project to realign the intersection to a 90
degree a ngle in order to improve visibility and improve traffic safety. The realignment created a
reconfiguration of the 8.16-acre property which resulted in the east 1.35 acres of the property
being separate from the larger parcel west of Lucerne Trail. The Lakeville Township Board
approved the building permit for the residential structure sometime before 1970. The building
was expanded in 1978. The septic system was replaced in 1997 and, according to the Thelens,
passed a design and functionality compliance inspection in 2020.
5
2021
1964
Variance Criteria. The applicant for a variance is tasked with responding the seven variance
criteria outlined in Section 11-6-5 of the Zoning Ordinance. These criteria set forth the practical
difficulties that must be considered if a variance is to be approved. The criteria are as follows:
1. That the variance would be consistent with the comprehensive plan.
6
The resulting subdivision and lot combination will remove the non-conforming lot
condition of the Thelen homestead parcel by increasing the lot area to more than the 10-
acre minimum from the current 8.18 acres.
2. That the variance would be in harmony with the general purposes and intent of this title.
The Zoning Ordinance encourages combinations of non-conforming parcels under common
ownership. The condition of the non-conforming parcel on the east side of Lucerne Trail
will not change as a result of the variance.
3. That the plight of the landowner is due to circumstances unique to the property not
created by the landowner.
The circumstances of the property were not created by the landowner. Furthermore, the
landowner proposes to bring four non-conforming conditions into compliance with Zoning
Ordinance requirements including: 1) Increase the lot size of the Thelen homestead parcel,
2) remove the driveway from 205th Street (major collector road), 3) pave the driveway and
parking area off of Lucerne Trail and, 4) establish a roadway, drainage and utility
easement over a portion of Lucerne Trail.
4. That the purpose of the variance is not exclusively economic considerations.
The proposed variance request is not founded on economic conditions.
5. That the granting of the variance will not alter the essential character of the neighborhood
in which the parcel of land is located.
The granting of the variance will not alter the character of the neighborhood, which consists
primarily of parcels of non-conforming lot sizes.
6. That the requested variance is the minimum action required to eliminate the practical
difficulty.
The requested variance is the minimum action required to eliminate the practical difficulty
created by the parcel divided by Lucerne Trail.
7. Variances may not be approved for any use that is not allowed under this title for
property in the zone where the affected person's land is located.
The existing non-conforming use of the property as a multi-family dwelling will not be
altered or intensified as a result of the variance.
7
RECOMMENDATION
Planning Department staff recommends approval of the variance subject to the following
stipulations:
1. The portion of property west of Lucerne Trail shall be combined with PID No. 22-84200-
03-010.
2. The driveway at 12030 – 205th Street shall be removed from 205th Street. The driveway
and previous parking area shall be landscaped with sod, seed, or other similar landscaping
no later than November 30, 2021.
3. The driveway and parking area off of Lucerne Trail shall be paved with bituminous or
concrete no later than May 30, 2022.
4. A 60-foot wide roadway, drainage and utility easement shall be dedicated in favor of the
City of Lakeville on parcel 22-02600-05-001 centered on Lucerne Trail between the south
property line and the roadway pavement at 205th Street. A $5,000 escrow shall be
submitted to guarantee completion of the driveway and parking area paving.
Thelen Properties
Property Information
February 25, 2021
0 225 450112.5 ft
0 60 12030 m
1:2,400
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.
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205TH ST W
PRIVATERDLU C ER N ET RL
210TH ST W LAREDOAVELAREDOPATHRH-2
RS-3
RS-3
RA
RM-2
RA
RA
RARA
RA
12119 LUCERNE TRL
ZONING MAP
¹
EXHIBIT B
LOCATION
EXHIBIT C
EXHIBIT D
PROPOSED PROPERTY DESCRIPTIONS:
PROPOSED PARCEL A (RESIDENTIAL PROPERTY):
Lot 1, Block 3, WILDWOOD PONDS SOUTH, Dakota County, Minnesota,
according the recorded plat thereof on file and of record at the Recorder's
Office, Dakota County, Minnesota. Subject to the easements as shown in
said WILDWOOD PONDS SOUTH.
Together with
That part of the East one half of the Southwest Quarter of Section 26,
Township 114 North, Range 21 West, Dakota County, Minnesota, lying
North of said WILDWOOD PONDS SOUTH, and lying west of the centerline
of Lucerne Trail. Subject to an easement per Document No. T15831.
Also subject to a ten foot wide easement for drainage and utility purposes
along the interior side of the westerly, and southerly property lines
thereof running parallel with and contiguous to said westerly, and
southerly property lines thereof. Also subject to a 33 foot wide easement
for drainage, utility, and public right-of-way purposes, over, under, and
across that part of the East one half of the Southwest Quarter of Section
26, Township 114 North, Range 21 West, Dakota County, Minnesota
known as Lucerne Trail and described as lying on the westerly side and
being contiguous with the following described centerline:
Beginning at a point on the north line of said WILDWOOD PONDS SOUTH
distant 382.69 feet westerly from the Northeast Corner of EXCEPTION per
plat of WILDWOOD PONDS SOUTH; thence northeasterly and northerly,
along a non-tangential curve concave to the northwest having a radius of
142.51 feet, a central angle of 42 degrees 54 minutes 34 seconds, an arc
length of 106.73 feet, a chord distance of 104.25, and a chord that bears
N25°21'41E; thence N3°54'25"E, tangent to last described course, a
distance of 194.96 feet, to the North line of said Southwest Quarter of
said Section 26, and said line there terminating. The side lines of said
easement are to be prolonged or shortened to terminate at the South line
of the North 33 feet of said East Half of said Southwest Quarter thereof,
and said North line of said WILDWOOD PONDS SOUTH. Also subject to
an easement for drainage, utility, and public right-of-way purposes over,
under, and across the North 33 feet of said East Half of said Southwest
Quarter thereof known as 205th Street West.
PROPOSED PARCEL B (APARTMENT PROPERTY):
That part of the East one half of the Southwest Quarter of Section 26,
Township 114 North, Range 21 West, Dakota County, Minnesota, lying
North of the abandoned Chicago, Milwaukee, St. Paul and Pacific Railroad
and east of the centerline of Lucerne Trail. Subject to an easement per
Document No. T15831.
Together with
All that part of the abandoned right-of-way of the Chicago, Milwaukee, St.
Paul and Pacific Railroad Company in the East Half of the Southwest
Quarter of Section 26, Township 114, Range 21, Dakota County,
Minnesota, described as follows: Beginning at the point of intersection of
the east line of said Southwest Quarter and the centerline of said
abandoned right-of-way as shown in WILDWOOD PONDS SOUTH, Dakota
County, Minnesota; thence westerly along said centerline of said
abandoned right-of-way to the centerline of Lucerne Trail; thence
northerly, along said centerline of Lucerne Trail, to the north line of said
abandoned Chicago, Milwaukee, St. Paul, and Pacific Railroad; thence
East, along said north of said abandoned Chicago, Milwaukee, St. Paul,
and Pacific Railroad, to the east line of said Southwest Quarter; thence
south along said east line to the point of beginning. Subject to an
easement for drainage and utility purposed over, under, and across a ten
foot wide strip of land lying parallel with and being contiguous with the
easterly, and southerly property lines thereof. Also subject to an
easement for drainage, utility, and public right-of-way purposed over,
under, and across the north 33 feet of said East one half of said
Southwest Quarter known as 205 Street West. Also subject to a 33 foot
wide easement for drainage, utility, and public right-of-way purposes,
over, under, and across that part of the East one half of the Southwest
Quarter of Section 26, Township 114 North, Range 21 West, Dakota
County, Minnesota known as Lucerne Trail and described as lying on the
easterly side and being contiguous with the following described
centerline:
Beginning at a point on the centerline of said Abandoned Chicago,
Milwaukee, St. Paul, and Pacific Railroad distant 313.78 feet westerly
from the East line of the Southwest Quarter of said Section 26; thence
northeasterly and northerly, along a non-tangential curve concave to the
northwest having a radius of 142.51 feet, a central angle of 18 degrees
36 minutes 36 seconds, an arc length of 46.29 feet, a chord distance of
46.08, and a chord that bears N13°12'42E; thence N3°54'25"E, tangent
to last described course, a distance of 194.96 feet, to the North line of
said Southwest Quarter of said Section 26, and said line there
terminating. The side lines of said easement are to be prolonged or
shortened to terminate at the South line of the North 33 feet of said East
Half of said Southwest Quarter thereof, and said North line of said
centerline of said Abandoned Chicago, Illinois, St. Paul, and Pacific
Railroad.
EXISTING PROPERTY DESCRIPTIONS:
Parcel 1, Parcel ID: 22-02600-50-011:
All that part of the abandoned right-of-way of the Chicago, Milwaukee, St.
Paul and Pacific Railroad Company in the East Half of the Southwest
Quarter of Section 26, Township 114, Range 21, Dakota County,
Minnesota, described as follows: Beginning at the point of intersection of
the east line of said Southwest Quarter and the north line of said
right-of-way as shown in Dakota County Document No. 630978; thence
westerly along said northerly right-of-way to the west line of the East half
of the Southwest Quarter; thence south along said west line to the
southerly right-of-way line of said railroad; thence easterly along said
southerly right-of-way line to the centerline of County Road #64A; thence
northerly along said centerline of County Road #64A to the centerline of
said railroad; thence easterly along said railroad centerline to the east
line of said Southwest Quarter; thence north along said east line to the
point of beginning.
Abstract property
Parcel 2:
That part of the East one half of the Southwest Quarter of Section 26,
Township 114 North, Range 21 West, Dakota County, Minnesota, lying
North of the Chicago, Milwaukee, St. Paul and Pacific Railroad.
Subject to an easement per Document No. T15831.
Torrens Property, Torrens Certificate No. 135620
Parcel 3: Parcel ID: 22-84200-03-010:
Lot 1, Block 3, WILDWOOD PONDS SOUTH, according to the recorded
plat thereof on file and of record in the Recorder's Office, Dakota County,
Minnesota.
DENOTES IRON MONUMENT FOUND AS NOTED
DRAINAGE AND UTILITY EASEMENTS ARE SHOWN THUS:
(NOT TO SCALE)
BEING 5 FEET IN WIDTH AND ADJOINING LOT LINES,
UNLESS OTHERWISE INDICATED, AND 10 FEET IN WIDTH
UNLESS OTHERWISE INDICATED AND ADJOINING
RIGHT-OF-WAY LINES, AS SHOWN ON THE PLAT
WILDWOOD PONDS SOUTH
THE NORTH LINE OF THE SOUTHWEST QUARTER IS ASSUMED TO BEAR
S89°51'51"W.
EXHIBIT E
CITY OF LAKEVILLE
PLANNING COMMISSION WORK SESSION MINUTES
March 4, 2021
Chair Pat Kaluza called the work session to order at 6:00 p.m.
Members Present: Chair Pat Kaluza (via Zoom), Vice Chair Jeff Witte, Karl Drotning,
Scott Einck, Brooks Lillehei, Jenna Majorowicz, Jason Swenson, and Christine Zimmer
Members Absent: None
Staff Present: Planning Director Daryl Morey, Associate Planner Frank Dempsey, and
Daniel Licht, TPC
Others Present: Peter and Cindi Thelen, 12119 Lucerne Trail
Lucerne Trail Variance Discussion
The Thelens presented an overview of the property north of their existing home that
they recently purchased as well as their proposed variance request.
Frank Dempsey presented his planning report dated February 25, 2021.
Planning Commission comments:
• The variance request should include an alternate location for a replacement
septic system for the 3-unit building if/when the existing septic system fails. Mr.
Dempsey stated that because a survey is required with the variance application,
the Thelen’s septic system contractor should identify an alternate septic system
location based upon the soils, existing septic system location, existing 3-unit
building, etc.
• Asked about possible solutions for the Thelen’s current on-site stormwater
issues. Mr. Thelen described the changes that have occurred to the stormwater
drainage pattern in the area. The Planning Commission discussed how
stormwater drainage on private properties in rural areas can suffer from lack of
maintenance (silt accumulation, vegetation overgrowth) that can affect drainage
patterns.
• The variance request should include a stipulation that the combined Thelen
properties on the west side of Lucerne Trail cannot be subdivided in the future
unless they can be served with City sanitary sewer and water.
Planning Commission Work Session Minutes – March 4, 2021 Page 2
2021 Zoning Ordinance Update
Mr. Licht reviewed his February 26, 2021 memo and draft ordinance regarding the items
for consideration with the 2021 Zoning Ordinance update. The list of items to be included
in this year’s update were discussed at the January 21, 2021 Planning Commission work
session. The following provisions were discussed:
Freeway Corridor/Dynamic Display Signs. Confirmed that the rate of change of once
every 24 hours was not proposed to be amended.
Goats. Asked about the typical time of year that goats would be utilized by a property
owner. Staff responded.
Motor Fuel Facilities. Mr. Licht pointed out that his research, as directed by the Planning
Commission from the January 21st work session, found no cities similar to Lakeville that
prohibited lighted banding of motor fuel canopies. Nonetheless, staff does not support
the proposed changes to allow lighted banding on motor fuel canopies. To clarify, lighted
banding of the canopies would be allowed by the draft ordinance on all four side of a
canopy but signage would not be allowed on all four sides. No changes are proposed to
the current signage requirements for motor fuel facilities. The Planning Commission
supports the proposed ordinance changes to allow lighted banding on motor fuel
canopies.
RST-2 Single Family Lots. Questioned whether a development’s stormwater drainage
system could accommodate the smaller single family lots. The Planning Commission
expressed concern about smaller lot sizes and the crowded feeling that can result. Staff
stated the key component of the proposed smaller lot sizes is that the side yard setbacks
(7 feet) will not change so as to allow for stormwater drainage between the houses.
RM-3 District Exterior Materials. The Planning Commission supports the proposed
amendment to reduce the brick and/or stone requirements in the RM-3 District from 50%
to 25% provided the remaining exterior materials are either brick, stone, fiber cement, or
engineered wood siding.
Downtown Development Guide. Asked about streetscape improvements and parking
requirements. Staff responded.
The work session adjourned at 7:44 p.m.
Respectfully submitted,
Planning Commission Work Session Minutes – March 4, 2021 Page 3
Daryl Morey, Planning Director
1
CITY OF LAKEVILLE
DAKOTA COUNTY, MINNESOTA
THELEN VARIANCE
FINDINGS OF FACT AND RECOMMENDATION
On August 19, 2021 the Lakeville Planning Commission met at it’s regularly scheduled meeting
to consider the application of Peter and Cindi Thelen for a variance to allow a parcel size less
than 10 acres in RA, Rural/Agricultural District. The Planning Commission conducted a public
hearing on the proposed variance 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 RA, Rural/Agricultural District.
2. The property is located in Planning District No. 7 of the Comprehensive Plan which
guides the property for rural residential land uses.
3. The legal description of the property is:
All that part of the abandoned right-of-way of the Chicago, Milwaukee, St. Paul and
Pacific Railroad Company in the East Half of the Southwest Quarter of Section 26,
Township 114, Range 21, Dakota County, Minnesota, described as follows: Beginning at
the point of intersection of the east line of said Southwest Quarter and the north line of
said right-of-way as shown in Dakota County Document No. 630978; thence westerly
along said northerly right-of-way to the west line of the East half of the Southwest
Quarter; thence south along said west line to the southerly right-of-way line of said
railroad; thence easterly along said southerly right-of-way line to the centerline of County
Road #64A; thence northerly along said centerline of County Road #64A to the centerline
of said railroad; thence easterly along said railroad centerline to the east line of said
Southwest Quarter; thence north along said east line to the point of beginning.
4. Section 11-6-5 of the Zoning Ordinance requires that certain criteria be met in
consideration of a variance request. The criteria and our findings regarding them are:
a) That the variance would be consistent with the comprehensive plan.
2
FINDING: The variance would not alter the rural density residential character of the
neighborhood and would bring other property related non-conformities into
compliance with current Zoning Ordinance requirements.
b) That the variance would be in harmony with the general purpose and intent of the
Zoning Ordinance.
FINDING: The rural residential land use and Urban Reserve status of the property as
guided in the 2040 Land Use Plan would change, and the non-conforming condition
of the multi-until dwelling would not intensify with the proposed variance.
c) That the plight of the landowner is due to circumstances unique to the property not
created by the landowner.
FINDING: The non-conformity created prior to City of Lakeville incorporation and
not created by the current property owners.
d) That the purpose of the variance is not exclusively for economic considerations.
FINDING: The purpose of the variance is to subdivide the single property now
divided by Lucerne Trail into two separate parcel of which one parcel will be
combined with another parcel resulting in a lot size greater than the 10 acre minimum
required for a parcel in the RA District. The physical characteristics of the parcel east
of Lucerne Trail will not change.
e) That the granting of the variance will not alter the essential character of the
neighborhood in which the parcel of land is located.
FINDING: Granting of the variance as proposed would not alter the character of the
rural residential neighborhood.
f) That the requested variance is the minimum action required to eliminate the practical
difficulty.
FINDING: The request is the minimum request available to the applicants to allow
subdivision and combination with an adjacent parcel and to allow the developed
parcel east of Lucerne Trail to remain unimpacted. The proposed variance will not
create new non-conforming conditions.
g) Variances may not be approved for any use that is not allowed under this section for
property in the zone where the affected person’s land is located.
3
FINDING: The existing three unit dwelling on the parcel east of Lucerne Trail will
not be altered as a result of the proposed variance. Numerous non-conforming
conditions will be brought into compliance with Zoning Ordinance requirements.
5. The planning report dated August 12, 2021 and prepared by Associate Planner, Frank
Dempsey is incorporated herein.
RECOMMENDATION
The Planning Commission recommends that the City Council approve the variance
conditional upon compliance with the planning report prepared by Associate Planner Frank
Dempsey dated August 12, 2021.
DATED: August 19, 2021
LAKEVILLE PLANNING COMMISSION
BY: __________________________
Jeff Witte, Chair