Loading...
HomeMy WebLinkAboutItem 05 South Metro RentalCity of Lakeville Planning Department Memorandum To : Planning Commission From: Kris Jenson, Associate Planner Date: September 30, 2021 Subject: Packet Material for the October 7, 2021 Planning Commission Meeting Agenda Item: Friedges Landscaping/South Metro Rental Planned Unit Development amendment INTRODUCTION Friedges Landscaping and South Metro Rental have submitted site plans for a Planned Unit Development (PUD) amendment to address the amount of outdoor storage and required landscape buffer at the sites located at 9300 and 9380 202nd Street. Late last year, an application for an amendment to the existing conditional use permit was submitted for South Metro Rental to allow additional outdoor storage, but shortly before the Planning Commission meeting, Staff determined that the conditional use permit process could not be used to permit additional outdoor storage and that the existing PUD zoning of the site would need to be amended. Staff determined that performance standards for both properties should be reviewed and included in the PUD with a focus on minimizing the impacts of these two businesses on the adjacent single-family homes. The underlying zoning district of the property is C-3, General Commercial District. EXHIBITS A. Aerial Photo Map B. Zoning Map C. South Metro Rental survey D. Friedges Landscaping Survey 2 ANALYSIS In 1990, both parcels were zoned PUD and a CUP was granted for outdoor storage, sale, and display at 9300 202nd Street West (South Metro Rental). The conditions of the CUP at that time were the following: • Parking spaces for rental trucks and trailers behind the building were to be shown on a site plan • Rental trucks and trailers must be parked on a paved surface • Outdoor display areas not exceed 30% of the gross floor area of the rental business • Outdoor storage and display is only for rental trucks, trailers, and household equipment associated with the rental business In the summer of 2020, Planning Staff received a complaint about loud noise before 7:00 AM from the South Metro Rental site as well as concerns that the site was exceeding the amount of outdoor storage that was permitted by the CUP from 1990. Planning Staff contacted South Metro Rental about these issues and it was determined that the business was exceeding the amount of outdoor storage space allowed by the CUP from 1990. Representatives from South Metro Rental requested an amendment to the CUP to allow additional outdoor storage areas and after the public hearing had been advertised and notice sent to the adjoining property owners, Planning Staff consulted with the City Attorney on the matter and determined that additional outdoor storage space could not be granted by amending the CUP, but would require an amendment to the PUD zoning of the site. Staff contacted John Friedges, owner of both businesses, about the process. Mr. Friedges agreed to amend the PUD for both sites. Staff requested a certificate of survey and site plan for the Friedges Landscaping site, which was done earlier this year and submitted in late summer. Consistency with the Comprehensive Plan. The Friedges Landscaping and South Metro Rental properties are located in Planning District 4 of the 2040 Comprehensive Plan, which guides the subject property for commercial uses. Surrounding Land Uses and Zoning North – 202nd Street, Agricultural land (C-3) South – Single Family homes (RS-2) East – Speedway gas station (C-3) West – Single Family homes (RS-3) PLANNED UNIT DEVELOPMENT AMENDMENT Section 11-4-7 lists the performance standards for conditional use permits. Because the Zoning Ordinance doesn’t have performance standards for PUDs (by design, due to their 3 flexibility) this report will use the CUP performance standards to evaluate the existing site. The performance standards are outlined below: A. The use and the site in question shall be served by a street of sufficient capacity to accommodate the type and volume of traffic which would be generated and adequate right of way shall be provided. Both site s have access from 202nd Street, which is classified as a major collector in the City’s Transportation Plan and has sufficient capacity to serve the site. B. The site design for access and parking shall minimize internal as well as external traffic conflicts and shall be in compliance with chapter 19 of the Zoning Ordinance. There are no proposed changes to the access points from 202nd Street for either site. There is a cross access between the two sites on the south side of the sites, over 100 feet north of the south property line. This access point is controlled by a gate on the South Metro Rental property. C. If applicable, a pedestrian circulation system shall be clearly defined and appropriate provisions made to protect such areas from encroachment by parked or moving vehicles. Not applicable. D. Adequate off street parking and off street loading shall be provided in compliance with chapters 19 and 20 of the Zoning Ordinance. Per the staff report prepared for the South Metro Rental site in early 1990, 30 parking spaces were required on the site and the site plan submitted last fall shows 28 parking spaces on the site. It should be noted that the original site plan did not include accessible spaces as required by the Minnesota Accessibility Code . Based on the parking requirements for the office and both landscape buildi ngs, the Friedges Landscape site requires 52 parking spaces. The site plan shows 12 striped spaces on the paver surface, with additional unstriped parking available south of the office building. The site also has gravel parking available in the northeast area of the site, which can accommodate the required parking for the site. E. Loading areas and drive-up facilities shall be positioned so as to minimize internal site access problems and maneuvering conflicts, to avoid visual or noise impacts on any "adjacent" residential use or district, and provided in compliance with chapter 20 of this title. Neither site plan indicates designated loading areas, but the layout of each site indicates sufficient space for loading of equipment and/or landscape materials on the site. F. Whenever a nonresidential use "is adjacent to" a residential use or district, a buffer area with screening and landscaping shall be provided in compliance with chapter 21 of this title. 4 Initial approvals for each site indicate a required landscape buffer to the then-undeveloped property to the south and west of the sites. Trees were planted along the perimeter of the site to provide that buffer, but since that time some of the landscape plantings have died and outdoor storage activities have encroached into the buffer area. There are two areas of encroachment, based on the site plans submitted. On the South Metro Rental Site, the Staging Area for Equipment Delivery, the rear line of this area angles south and is about 19 feet from the south property line at its closest point. The 2020 aerial photos available on Dakota County GIS appear to show equipment stored in this area that is less than 30 feet from the south property line. All equipment and activities must be moved out of the 30-foot buffer area. The South Metro Rental site survey identifies the planting of seven Amur Maple trees to fill existing gaps adjacent to the existing single-family homes. On the Friedges Landscaping site, it appears that the various landscape materials stored along the perimeter of the site are outside of the 30-foot buffer area for landscaping. There is a hoop shed that is perpendicular to the south property line and is approximately 6 feet from the property line. The hoop shed appears to have been placed on the site in 2014 but there isn’t record of a building permit being issued for the structure. This structure should be moved to meet the 30-foot buffer setback. Additional landscaping should be added within the 30-foot buffer to fill in gaps in the landscape screening of the site, particularly in the area where the hoop shed is currently located and to the east of the hoop shed. G. General site screening and landscaping shall be provided in compliance with chapter 21 of this title. See previous item. H. All exterior lighting shall be so directed so as not to cast glare toward or onto the public right of way or neighboring residential uses or districts, and shall be in compliance with section 11-16- 17 of the Zoning Ordinance. No changes are proposed to exterior lighting on the site. All exterior lighting and any modifications must comply with Section 11-16-17 of the Zoning Ordinance. I. Potential exterior noise generated by the use shall be identified and mitigation measures as may be necessary shall be imposed to ensure compliance with section 11-16-25 of the Zoning Ordinance. Use of equipment on both sites must adhere to the City’s noise ordinance and be limited to the hours of 7 AM to 10 PM. J. The site drainage system shall be subject to the review and approval of the city engineer. There are no changes proposed to the site drainage system. Staff is not aware of any drainage issues on either site. 5 K. The architectural appearance and functional design of the building and site shall not be so dissimilar to the existing or potential buildings and area so as to cause a blighting influence. All sides of the principal and accessory structures are to have essentially the same or coordinated, harmonious exterior finish materials and treatment. There are no new buildings proposed to be constructed on either site at this time. L. Provisions shall be made for daily litter control, an interior location for recycling, and trash handling and storage or an outdoor, enclosed receptacle area shall be provided in compliance with section 11-18-11 of the Zoning Ordinance. All trash on the site must be kept contained in trash containers either located within the building or in an exterior enclosure. M. All signs and informational or visual communication devices shall be in compliance with chapter 23 of the Zoning Ordinance. At this time, staff is not aware of any changes proposed to existing signs on either site. Permits must be issued prior to new or modified signs being placed on site. N. The use and site shall be in compliance with any federal, state or county law or regulation that is applicable and any related permits shall be obtained and documented to the city. Friedges Landscaping and South Metro Rental are required to meet all necessary state license requirements. O. Any applicable business licenses mandated by this code are approved and obtained. Not applicable. P. The hours of operation may be restricted when there is judged to be an incompatibility with a residential use or district. Per Section 4-1-4-2 of the City Code, equipment and construction activity is prohibited between the hours of 10:00 PM and 7:00 AM. Outdoor hours of operation for both businesses may not start before 7:00 AM, including starting outdoor equipment. Q. The use complies with all applicable performance standards of the zoning district in which it is located and where applicable, any nonconformities shall be eliminated. Staff has not prepared an analysis of site non-conformities; rather staff review has focused on minimizing impacts to the adjacent single family homes. R. All additional conditions pertaining to a specific site are subject to change when the council, upon investigation in relation to a formal request, finds that the general welfare and public betterment can be served as well or better by modifying or expanding the conditions set forth herein. Not applicable. 6 RECOMMENDATION Planning Department staff recommends approval of the Friedges Landscaping and South Metro Rental Planned Unit Development Amendment, subject to the following stipulations: 1. The sites and buildings shall be maintained in accordance with the site plans approved by the City Council, including modifications outlined by this report. 2. Outdoor hours of operation and use of equipment is restricted to 7:00 am to 10:00 PM. 3. All outdoor storage areas and any accessory buildings must be setback at least 30 feet from the adjacent single-family lots. The hoop shed on the Friedges Landscaping site must be relocated so as to meet the 30-foot setback to the rear property line. A building permit must be submitted for the building and approved prior to the structure being moved. 4. Prior to City Council consideration, a landscape plan for the area along the south property line of Friedges Landscaping shall be submitted to increase the landscape screening between the business and the single-family properties to the south. 5. The staging area for equipment delivery on the South Metro Rental site must be modified so as to not encroach into the 30-foot buffer area. All equipment and/or vehicles in this area must be placed outside the 30-foot buffer area. 6. Seven, two-inch Amur Maple trees must be installed on the South Metro Rental site by June 1, 2022 as shown on the site survey. Source: Esri, Maxar, GeoEye, Earthstar Geographics, CNES/Airbus DS, USDA, USGS, AeroGRID, IGN, and the GIS User Community Subject Property DODD BLVD (CSAH 9)204TH STREET 202ND STREET KENWOOD TRAI L (CSAH 50)IDAHO AVE2 0 7 T H S T R E E T City of Lakeville Friedges Landscaping South Metro Rental PUD Amendment EXHIBIT A Subject Property DODD BLVD (CSAH 9)204TH STREET 202ND STREET RS-2 RS-3 C-3 C-3 C-3 PUD RS-2 RS-3 OP KENWOOD TRAI L (CSAH 50)IDAHO AVE2 0 7 T H S T R E E T City of Lakeville Friedges Landscaping South Metro Rental PUD Amendment Zoning Map EXHIBIT B CONCRETEBUILDING202ND STREET WESTFriedges LandscapingFarmers Union CoopSTAGING AREAFOR EQUIPMENTDELIVERYCUSTOMERSERVICE ANDRETURNSCUSTOMER &EMPLOYEEPARKINGTRAILER AREALAWN & GARDEN &EQUIP. STORAGE AREAEQUIP. ATTACHMENTSSCISSOR LIFT AREAEQUIPMENTDISPLAY AREAEQUIPMENTDISPLAY AREA555624.09.018.06John Friedges9380 202nd Street WestLakeville, MN 55044CERTIFICATE OF SURVEYAND SITE/LANDSCAPEPLANSOUTH METRO RENTALLAKEVILLE, 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:That part of the north 534.96 feet of the SW 1/4 of the NW 1/4 of Section 29, Township 114, Range 20, Dakota County,Minnesota, described as follows: Beginning 429.85 feet west of the northeast corner of said SW 1/4; thence S 89°02'45"W, along the north line of said SW 1/4, a distance of 187.67 feet; thence S 00°52'08" W a distance of 198.03 feet; thenceS 90°00'00" E a distance of 39.00 feet; thence S 00°16'26" E a distance of 336.40 feet; thence N 89°02'45" E a distanceof 154.16 feet to the east line of said SW 1/4; thence N 00°26'20" W, along said east line, a distance of 534.98 feet to thepoint of beginning.GENERAL NOTES1. The underground utilities shown have been located from field survey information. The surveyor has notphysically located the underground utilities. Call Gopher State One Call at 811 for all utility, gas line, andelectrical line locations prior to excavation.2. Property address: 9300 202nd Street West, Lakeville, MN 55044.3. Area of subject property: 89,396 Sq. Ft. or 2.05 Acres.4. Property is Zoned PUD (Planned Unit Development).5. Names of adjacent property owners obtained from the Dakota County website. (www.co.dakota.mn.us)EXHIBIT C 202ND STREET WESTFriedges LandscapingSCISSOR LIFT AREA56STORAGE UNITSSTORAGE UNITBUILDING(OFFICES)BUILDING(LANDSCAPE)LANDSCAPING ANDPLANTING SHOPEDGE OF EXISTING TREES/SHRUBSEDGE OF EXISTINGTREES/SHRUBS534.9630.0John Friedges9380 202nd Street WestLakeville, MN 55044CERTIFICATE OF SURVEYAND SITE/LANDSCAPEPLANFRIEDGES LANDSCAPINGLAKEVILLE, 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:That part of the north 534.96 feet of the SW 1/4 of the NW 1/4 of Section 29, Township 114,Range 20, Dakota County, Minnesota, described as follows: Beginning at the northwest corner ofsaid SW 1/4 of the NW 1/4; thence N 89°02'45" E, assumed bearing, along the north line of saidSW 1/4, a distance of 709.70 feet; thence S 00°52'08" W a distance of 198.03 feet; thence S90°00'00" E a distance of 39.00 feet; thence S 00°16'26" E a distance of 336.40 feet; thence S89°02'45" W a distance of 744.96 feet to the west line of said SW 1/4; thence N 00°15'04" W,along said west line, a distance of 535.00 feet to the point of beginning.GENERAL NOTES1. The underground utilities shown have been located from field survey information. Thesurveyor has not physically located the underground utilities. Call Gopher State One Callat 811 for all utility, gas line, and electrical line locations prior to excavation.2. Property address: 9380 202nd Street West, Lakeville, MN 55044.3. Area of subject property: 388,824 Sq. Ft. or 8.92 Acres.4. Property is Zoned PUD (Planned Unit Development).EXHIBIT D