HomeMy WebLinkAboutItem 06 Bubble Barn Express Car Wash 1
City of Lakeville
Planning Department
Memorandum
To: Planning Commission
From: Kris Jenson, Associate Planner
Date: April 14, 2022
Subject: Packet Material for the April 21, 2022 Planning Commission Meeting
Agenda Item: Bubble Barn Express Car Wash Conditional Use Permit
Application Action Deadline: May 24, 2022 (Extended from March 25, 2022)
INTRODUCTION
Patrick Voss of Greystone Construction, on behalf of Jessica Zazworsky and Bubble Barn Express
Car Wash, has submitted an application for a conditional use permit to allow the construction
and operation of a commercial car wash in the C-3, General Commercial District. The car wash
is proposed to be located northwest of Dodd Boulevard (CSAH 9) and east of Glasgow Avenue
within the Cedar and Dodd Retail Addition plat.
The site development plans have been reviewed by Planning Department and Engineering
Division staff. Given that there are no public street, stormwater, or utility improvements
proposed with this development, the Engineering Division has not prepared a staff memo for the
proposed development.
EXHIBITS
A. Aerial Photo Map
B. Location and Zoning Map
C. Alta Survey
D. Grading, Drainage, and Erosion Control Plan
E. Utility Plan
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F. Site Plan
G. Floor, Ceiling, and Roof Plan
H. Building Elevations
I. Color Elevations
J. Schematic Site Lighting Plan
K. Photometric Plan
L. Landscape Plan
PLANNING A NALYSIS
Existing Conditions: The site is vacant and was mass graded as part of the Cedar and Dodd
Retail Addition development. Glasgow Avenue and the sidewalk along the east side of the private
drive were constructed at that time.
Surrounding Land Uses and Zoning
North – Undeveloped land (C-3)
East – Dodd Boulevard, Christian Brothers Auto and Subway (PUD)
South – Dodd Boulevard, Crossroads commercial development (PUD)
West – Glasgow Avenue (private drive), future medical office building (C-3)
Setbacks. Setback requirements in the C-3 District are noted below:
Yard Public Road Right of Way Interior Lot Lines
Setbacks 30 feet 10 feet
The proposed commercial car wash meets the C-3 District setback requirements.
Grading, Drainage and Erosion Control. The conditional use permit plans include grading,
drainage and erosion control, and private utilities construction associated with the proposed site
plan. Stormwater ponding is existing within the Cedar and Dodd Retail development and
additional ponding is not required to be constructed on this site. The Assistant City Engineer has
reviewed the grading, drainage and erosion control, and utility plans and revised plans have been
submitted to address the Engineering Division’s comments.
CONDITIONAL USE PERMIT
Section 11-73-7.D of the Zoning Ordinance allows commercial car washes in the C-3, General
Commercial District subject to meeting the following seven criteria:
1. A car wash that is accessory to a convenience store/motor fuel facility shall be included as part
of the principal building.
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The primary use on this parcel will be a car wash; it is not accessory to a convenience store
and/or motor fuel facility.
2. Magazine or stacking space is constructed to accommodate six (6) vehicles per wash stall and
shall be subject to the approval of the city engineer.
Prior to entering the car wash building, there are three payment kiosks at which vehicles will
queue, and each lane can accommodate six vehicles. Beyond this point, there is approximately
200 feet of additional stacking space, which can accommodate 10 more vehicles.
3. Magazine or stacking space must not interfere with on site circulation patterns or required on
site parking or loading areas.
The stacking areas to enter the car wash are separated from the site circulation for vehicles that
have gone through the wash and will be exiting the site.
4. Parking or car magazine storage space shall be screened from view of abutting residential
districts in compliance with section 11-21-9 of this title.
The nearest residential uses are over 500 feet to the west (Springs of Lakeville) and to the north
(Cedar Valley townhomes). Between the proposed car wash site and the Springs of Lakeville
townhomes to the west is a proposed two-story medical office building and Cedar Avenue and to
the Cedar Valley townhomes to the north will be the car wash building as well as future
development on the lot north of the proposed car wash. Landscape screening is proposed along
Dodd Boulevard to provide screening from headlights of the vehicles entering the wash queue.
5. Provisions are made to control and reduce noise and special precautions shall be taken to limit
the effects of noise associated with the car wash operation, dryer and vacuum machines.
According to a narrative from the applicant, the facility will use “noise reduction technology to
help alleviate excessive noise in the tunnel and vacuum lot.” Given the site’s proximity to Dodd
Boulevard and Cedar Avenue, it is likely that any noise from the car wash will not be heard by
residents at the townhomes to the north or west.
6. The location and operation of vacuum machines must not interfere with magazines or stacking
areas, on site circulation or on site parking and loading areas, and may not be located in a yard
abutting residentially zoned property.
The vacuum machines are located along the exit routes for vehicles and do not interfere with the
stacking areas for vehicles entering the car wash.
7. Untreated water from the car wash shall not be discharged into the storm sewer. If the water is
to be pretreated and discharged into the storm sewer, the pretreatment plans shall be subject to
review and approval of the city engineer and building official, and subject to applicable
requirements of Metropolitan Council Environmental Services and MPCA.
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The site will utilize a water reclamation system to reduce the amount of fresh water required to
wash vehicles. The water reclamation and discharge system must be reviewed and approved by
the city engineer and building official prior to issuance of a building permit.
GENERAL P ERFORMANCE STANDARDS
In addition to the criteria for commercial car washes listed above, Section 11-4-7 lists the
following performance standards for conditional use permits:
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.
The site has access from Glasgow Avenue, a private street within the Cedar and Dodd Retail
development, and abuts Dodd Boulevard, a major collector in the City’s Transportation Plan.
These streets are of 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.
A single driveway access to the private drive (Glasgow Avenue) is proposed on the west side of
the site. The access location aligns with the access location to the medical office building site
proposed to be built on the west side of Glasgow Avenue, as reviewed and recommended for
approval by the Planning Commission at their April 7, 2022 meeting. No access to Dodd
Boulevard is permitted from the site.
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.
A sidewalk currently exists along the east side of Glasgow Avenue and a bituminous trail along
the west side of Dodd Boulevard, both adjacent to the site.
D. Adequate off street parking and off street loading shall be provided in compliance with
chapters 19 and 20 of the Zoning Ordinance.
Section 11-19-13 of the Zoning Ordinance requires 10 spaces for a drive through car wash. The
Bubble Barn site includes 26 parking spaces, 19 of which have vacuum equipment adjacent to the
spaces for use by the customers.
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.
The site plan (Exhibit F) includes truck turning radii for a large vehicle visiting the site. The car
wash building does not include a loading dock, but the site layout allows for a large vehicle to
have access around the building.
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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.
Not applicable
G. General site screening and landscaping shall be provided in compliance with chapter 21 of this
title.
Plantings are proposed around the site but there are no overstory trees proposed along Dodd
Boulevard due to the transmission line easement, which limits the height of vegetation within the
easement. The landscape plan must be revised to show plantings around the trash enclosure and
plantings or fencing to screen the ground-level transformer. An escrow is required to be
submitted with the SIPA to ensure the landscaping is completed.
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.
Schematic site lighting and photometric plans (Exhibits J and K) show the locations of four light
poles within the parking lot area with additional lighting mounted to the building. All lighting is
proposed to be shielded, downcast type fixtures to prevent glare onto adjacent streets and
properties. While the site plan shown on the photometric plan is based on a previous version, the
fixture locations remain the same and indicate that all site lighting meets the maximum allowed
threshold of one-foot candle at the property line.
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.
As noted earlier in this memo, the facility will use “noise reduction technology to help alleviate
excessive noise in the tunnel and vacuum lot.” Also, landscaping or fencing added to screen the
ground transformer will help to mitigate noises that may come from the transformer.
J. The site drainage system shall be subject to the review and approval of the city engineer.
The Engineering Division has reviewed and approved the site drainage and utility plans.
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.
The proposed building is a one story building, approximately 24 feet in height, meant to emulate
a red barn. The center of the roof includes a cupula, with an overall height of just over 30 feet,
which is below the maximum height of 35 feet for the C-3 District.
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The primary exterior materials are brick, stone, and glass, which make up at least 65% of each
elevation and 73.6% of the exterior in total. The remainder of the building is fiber cement siding,
which is the building trim, barn doors, and material used in the peaks of the roof on both ends of
the building (Exhibits H and I). Section 11-17-9 of the Zoning Ordinance requires that
commercial uses have an exterior finish of at least three Grade A materials that make up at least
65% of the exterior building finish and that not more than 35% of the exterior be Grade B or C
materials. Brick, stone, and glass satisfy the Grade A materials requirement and fiber cement
siding is a Grade C material. The proposed materials meet the requirements of the Zoning
Ordinance.
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.
A trash/recyclables enclosure is proposed to be located on the south side of the parcel, near the
entrance to the site. The enclosure includes a roof and maintenance free gate and with fiber
cement siding and stone exterior materials that match the materials and colors of the primary
structure. As previously noted, the landscape plan must be revised to add plantings around the
trash enclosure prior to City Council consideration of the CUP.
M. All signs and informational or visual communication devices shall be in compliance with
chapter 23 of the Zoning Ordinance.
A freestanding sign location is indicated on the site plan (Exhibit F) at the corner of Dodd
Boulevard and Glasgow Avenue. Wall sign locations are also shown on the building elevation
plans. All signs must meet Zoning Ordinance requirements and sign permits must be issued by
the City prior to the installation of any signs
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.
Bubble Barn car wash is required to obtain any permits from Metropolitan Council relating to
the water reclamation and recycling system, if applicable.
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.
The hours of operation are proposed to be 8:00 am to 8:00 pm, Monday through Saturday and
9:00 am to 6:00 pm on Sundays. The hours of operation are not expected to be incompatible with
the surrounding commercial area.
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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.
Not applicable.
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.
RECOMMENDATION
The Bubble Barn commercial car wash conditional use permit is consistent with the
requirements of the Zoning Ordinance. Planning Department staff recommends approval subject
to the following conditions:
1. The site shall be developed in accordance with the plans approved by the City Council.
2. Trash and recycle bins shall be stored inside the trash enclosure constructed in accordance
with the plans submitted with the conditional use permit application and approved by the
City Council.
3. Prior to consideration by the City Council, the landscape plan must be revised to show
plantings around the trash enclosure and ground-level transformer for screening. A security
for landscaping must be submitted with a SIPA prior to recording of the conditional use
permit.
4. The water reclamation and discharge system must be reviewed and approved by the city
engineer and building official prior to issuance of a building permit.
Findings of fact are attached.
Source: Esri, Maxar, GeoEye, Earthstar Geographics, CNES/Airbus DS, USDA, USGS, AeroGRID, IGN, and the GIS User CommunityCEDAR AVE (CSAH 23)GLACIER WAY
City of Lakeville
Bubble Barn Car Wash
Conditional Use Permit
Aerial Location Map
Proposed
Bubble Barn
Car Wash
EXHIBIT A
DODD BL VD (C S AH 9 )
1 7 5 T H S T
GL
ASGOW AVE&
CEDAR AVE (CSAH 23)GLACIER WAY
City of Lakeville
Bubble Barn Car Wash
Conditional Use Permit
Zoning Map
EXHIBIT B
1 7 5 T H S T
PUD
PUD
PUD
PUD
PUD
C-3
O-R
C-3
C-3
C-3
RM-2
PUD
RS-3
GLASGOW A V E
GLASGOW AVEDODD B O U LEVARD (CSAH 9)Proposed Bubble
Barn Car Wash
location
&
EXHIBIT C
Bubble Barn Express Car Wash Operations Narrative
Bubble Barn Express Car Wash is aimed at offering customers superior quality, convenience, and value. Soft brushes are paired with a
high-pressure wash and rinse to ensure a superior level of clean compared to a traditional frictionless gas station wash. A wash takes only
three minutes, plus the system can wash 100+ cars an hour, vs. 15 at traditional washes, resulting in shorter wait times, particularly on
good wash days in the winter when lines can be long. Customers can choose a single wash, starting at $6, or an unlimited monthly pass, so
they can wash as often as they like. To ensure a clean car inside and out, free self-serve vacuums are offered after their wash is complete.
Three to four full-time employees are on-site to help personally facilitate customers throughout their wash experience. Staff’s purpose is to
keep building and landscaping impeccably maintained as well as ensuring the safety of customers. Proposed hours of operations is
Monday through Saturday 8:00 am to 8:00 pm, Sunday 9:00 am to 6:00 pm.
Conscious environmental practices are a priority to leave the smallest environmental footprint possible. High efficiency process and
extensive water reclamation will allow us to save millions of gallons of water annually vs. a traditional car wash. Washes and vacuums will
utilize VFD technology to adjust power based on equipment usage, while LED lighting systems will maximize lighting efficiency.99%
efficient hot water systems will enable the heating of cleaning soaps, resulting in reduced chemical usage. Wash will feature best-in-class
noise reduction technology to help alleviate excessive noise in the tunnel and vacuum lot.
Customers will enter the property off Glasgow Avenue, follow the pavement marking and wayfinding signage to the point of sale kiosks at
the entrance canopy. Upon payment, they will follow curb lines and be assisted by staff to enter the wash and provided instructions on use.
After existing, customers will have the option to utilize the free vacuum stalls or exit the site again via pavement markings and wayfinding
signage.
EXHIBIT F
EXHIBIT G
EXHIBIT H
EXHIBIT J
Project:
Details:
Date:1/24/2022
These drawings are for conceptual use only and are not intended for construction.
Fixture runs and quantities should be verified prior to order. Values represented
are an approximation generated from manufacturers photometric inhouse or
independent lab tests with data supplied by lamp manufacturers.
Page Size: 24x36
Bubble Barn
Luma Agent: K Kasmiskie
Drawn By: Joe Frey
Scale: 1" = 20'
Version 2
LS952-3906 Bubble Barn.AGI
Scale: 1 inch= 20 Ft.
NORTHDODD BLVDGLASGOW AVENUES 68%%D14'38" E
264.66
N 89%%D17'11" E
28.28
S 00%%D26'22" E161.65S 21%%D44'00" W116.68R=743.51L=222.62=17%%D09'20"R=300.00L=273.02=52%%D08'37"
PROPOSED BUILDING
250W METAL HALIDE FIXTURE
OR LED EQUIVALENT WITH
DOWNCAST SHIELD MOUNTED
TO POLE AT 20 FT A.F.F.
LIGHT THROW INDICATES
APPROX. .5 FT/CANDLES
(2 THUS)
TWIN 250W METAL HALIDE FIXTURE
OR LED EQUIVALENT WITH
DOWNCAST SHIELD MOUNTED
TO POLE AT 20 FT A.F.F.
LIGHT THROW INDICATES
APPROX. .5 FT/CANDLES
(2 THUS)
250W METAL HALIDE FIXTURE
OR LED EQUIVALENT WITH
DOWNCAST SHIELD MOUNTED
TO BUILDING AT 12'-0" A.F.F.
LIGHT THROW INDICATES
APPROX. .5 FT/CANDLES
(4 THUS)
DR
A
INA
G
E
AN
D
UTILI
T
Y E
A
S
EM
E
NT
DRAINAGE AND UTILITY EASEMENTDRAINAGE AND UTILITY EASEMENTTRANSMISSION LINE EASEMENTPLAN NOTES:
1. SITE LIGHTING PLAN IS SCHEMATIC AND
MUST BE VERIFIED WITH A PHOTOMETRIC STUDY
2. MAX 115 FT CANDLE ANYWHERE
3. MAX 1 FT CANDLE AT PROPERTY LINE
4. 90 DEGREE CUT OFF SHIELD REQUIRED
L1
1 SCHEMATIC SITE LIGHTING PLAN
0.1 0.1 0.1 0.1
0.1 0.1 0.2 0.2 0.2 0.2 0.1
0.1 0.1 0.2 0.3 0.3 0.3 0.3 0.2
0.2 0.2 0.2 0.3 0.4 0.5 0.5 0.4 0.3 0.2
0.3 0.4 0.5 0.6 0.7 0.8 0.8 0.6 0.4 0.2
0.5 0.6 0.7 0.8 1.0 1.2 1.3 1.3 1.0 0.6 0.3 0.1
0.7 0.9 1.0 1.1 1.3 1.5 1.9 2.1 1.9 1.3 0.7 0.3 0.2 0.1
0.8 1.1 1.4 1.6 1.8 2.2 2.8 3.3 3.1 2.6 1.7 0.9 0.4 0.3 0.2
1.1 1.5 1.9 2.3 2.8 3.6 4.2 4.1 3.7 2.6 1.7 1.0 0.6 0.4 0.3 0.2
0.9 1.4 1.9 2.3 2.9 3.3 3.9 4.4 4.9 4.1 2.5 1.6 1.0 0.8 0.6 0.4 0.2
1.2 1.8 2.4 2.8 2.9 3.0 3.2 4.8 6.5 4.8 2.6 1.6 1.3 1.1 0.9 0.6 0.3 0.1
1.3 1.8 2.6 3.1 3.2 2.8 2.5 2.5 3.4 4.9 4.4 2.7 2.0 1.9 1.7 1.3 0.8 0.4 0.1
2.0 3.0 4.1 4.1 3.4 2.6 2.0 1.9 2.4 3.4 3.0 2.9 2.9 3.0 2.6 1.8 1.0 0.4 0.1 0.1
3.2 4.4 4.6 4.7 3.6 2.5 1.8 1.7 2.2 2.8 3.4 4.2 4.8 4.5 3.5 2.2 1.2 0.5 0.1 0.1
2.7 3.8 4.5 5.6 7.1 4.6 2.7 1.8 1.7 2.2 3.1 4.4 5.7 6.5 6.0 3.8 2.4 1.4 0.6 0.2 0.1 0.1
2.8 3.5 4.0 6.0 6.7 5.4 3.0 1.8 1.5 2.0 3.0 4.3 6.6 9.7 9.4 5.1 2.8 1.8 1.0 0.4 0.2 0.1
2.5 3.1 3.7 4.7 5.8 4.6 3.0 1.7 1.3 1.5 2.3 3.3 6.3 10.8 10.2 5.8 3.5 2.4 1.4 0.7 0.3 0.1
2.6 3.5 4.6 5.5 5.7 4.3 2.8 1.6 1.0 1.1 1.8 2.8 4.6 7.2 7.3 5.6 4.0 2.6 1.7 1.0 0.5 0.2 0.1
1.9 2.9 4.3 5.8 6.8 6.5 4.3 2.7 1.7 1.0 1.0 1.6 2.6 4.0 5.1 5.2 4.3 3.1 2.3 1.6 1.0 0.6 0.3 0.2
1.7 2.7 4.1 6.5 9.9 9.9 5.5 3.0 2.0 1.3 1.1 1.5 2.4 3.1 3.4 3.1 2.5 2.2 1.8 1.3 0.9 0.6 0.3 0.2 0.1
1.2 2.1 3.2 6.0 10.7 10.3 6.1 3.8 2.7 1.8 1.4 1.6 2.1 2.3 2.0 1.9 2.0 2.0 1.6 1.1 0.7 0.5 0.3 0.2 0.1
0.8 1.7 2.6 4.4 7.0 7.2 5.8 4.3 3.1 2.2 1.8 1.9 2.1 1.9 1.4 1.0 2.5 2.6 1.8 1.1 0.6 0.4 0.2 0.1 0.1 0.1
0.6 1.4 2.5 3.9 5.1 5.3 4.6 3.7 3.1 2.6 2.4 2.7 2.6 1.8 1.0 0.7 3.5 4.4 2.5 1.3 0.6 0.3 0.2 0.1 0.1 0.1
0.6 1.3 2.3 3.1 3.5 3.4 3.1 3.1 3.0 3.2 4.0 4.5 3.0 1.6 0.7 7.3 6.0 3.7 1.7 0.7 0.4 0.2 0.1 0.1 0.0
0.5 1.1 1.8 2.4 2.6 2.7 3.0 3.3 3.2 3.1 4.1 5.7 6.2 4.9 2.1 0.9 0.4 0.2 0.1 0.1 0.0 0.0
0.5 1.0 1.6 2.3 3.0 3.8 4.5 3.8 2.3 1.8 6.1 4.9 2.3 1.0 0.5 0.2 0.1 0.1 0.0 0.0
0.5 0.9 1.5 2.7 3.6 3.1 5.7 1.8 1.2 3.1 2.0 1.0 0.5 0.2 0.1 0.1 0.0 0.0
0.4 0.8 1.6 2.9 4.5 1.5 3.5 4.1 2.9 1.5 1.8 1.2 0.6 0.3 0.2 0.1 0.1 0.0 0.0 0.0
0.3 0.7 1.4 2.8 5.5 6.5 2.6 2.1 2.3 2.8 2.3 1.5 1.0 0.8 0.5 0.3 0.2 0.1 0.1 0.0 0.0 0.0
0.3 0.5 1.1 2.4 5.5 6.0 1.1 2.5 4.1 3.5 2.2 1.8 1.5 1.0 0.6 0.4 0.3 0.2 0.1 0.1 0.1 0.0
0.2 0.3 0.7 1.7 3.7 5.6 6.3 0.3 1.1 2.1 2.2 1.5 1.3 1.1 0.8 0.5 0.3 0.2 0.1 0.1 0.1 0.0
0.1 0.2 0.5 1.1 2.1 3.5 2.1 0.2 0.7 1.0 0.9 0.7 0.5 0.5 0.4 0.2 0.1 0.1 0.1
0.1 0.2 0.3 0.7 1.2 1.7 1.3 0.6 0.4 0.5 0.4 0.3 0.2 0.2 0.2 0.1 0.1
0.1 0.1 0.2 0.4 0.6 0.7 0.5 0.2 0.2 0.2 0.2 0.1 0.1 0.1
0.0 0.1 0.1 0.2 0.3 0.3 0.1 0.1 0.1 0.1 0.1 0.1
0.0 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.0
0.0 0.0 0.0 0.1 0.1 0.0 0.0
0.0 0.0 0.0 0.0
0.0 0.0
Luminaire Schedule
Symbol Qty Label Arrangement Lum. Lumens LLF Description Lum. Watts Total Watts
8 WP Single 6057 0.900 XWM-FT-LED-06L-40 44.7 357.6
2 P1 Single 19324 0.900 MRM-LED-18L-SIL-FT-40-70CRI 135 270
2 P2 Back-Back 19324 0.900 MRM-LED-18L-SIL-FT-40-70CRI 135 540
Calculation Summary
Label CalcType Units Avg Max Min Avg/Min Max/Min
CalcPts_1 Illuminance Fc 1.94 10.8 0.0 N.A.N.A.EXHIBIT K
EXHIBIT L
1
CITY OF LAKEVILLE
DAKOTA COUNTY, MINNESOTA
CONDITIONAL USE PERMIT
FINDINGS OF FACT AND RECOMMENDATION
On April 21, 2022, the Lakeville Planning Commission met at its regularly scheduled meeting to consider
the application of Jessica Zazworsky and Bubble Barn Express Car Wash for a conditional use permit to
allow a commercial car wash at 17453 Dodd Boulevard. The Planning Commission conducted a public
hearing on the conditional use permit application 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 subject property is located in Comprehensive Planning District 5, which guides the property for
commercial land uses.
2. The subject site is zoned C-3, General Commercial District.
3. Legal description of the property is:
Lot 3, Block 1, Cedar and Dodd Retail Addition
4. Chapter 4 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.
Finding: The proposed commercial car wash facility is consistent with the Comprehensive Plan’s
guided commercial land use and the C-3, General Commercial District zoning of the property.
b. The proposed use is or will be compatible with present and future land uses of the area.
Finding: The proposed commercial car wash facility will be compatible with the present and
future commercial land uses in the surrounding area.
c. The proposed use conforms to all performance standards contained in the Zoning Ordinance
and the City Code.
Finding: The commercial car wash facility will conform to all performance standards contained in
the Zoning Ordinance.
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d. The proposed use can be accommodated with existing public services and will not overburden
the City’s service capacity.
Finding: The property is served with City sanitary sewer and water. The proposed commercial car
wash facility will not overburden the City’s service capacity.
e. Traffic generated by the proposed use is within capabilities of streets serving the property.
Finding: The traffic generated by the proposed commercial car wash facility will not overburden
the street serving the property.
5. The report dated April 14, 2022 prepared by Associate Planner Kris Jenson is incorporated herein.
RECOMMENDATION
The Planning Commission recommends that the City Council approve the conditional use permit
conditioned upon compliance with the planning report prepared by Kris Jenson, Associate Planner,
dated April 14, 2022.
DATED: April 21, 2022
LAKEVILLE PLANNING COMMISSION
BY: __________________________
Jeff Witte, Chair