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HomeMy WebLinkAboutItem 05 Gopher Outdoor StorageCity of Lakeville Planning Department Memorandum To: Planning Commission From: Frank Dempsey, AICP, Associate Planner Date: January 13, 2023 Subject: Packet Material for the January 19, 2023 Planning Commission Meeting Agenda Item: Mayflower Properties/ Gopher Outdoor Storage Interim Use Permit Application Action Deadline: February 22, 2023 INTRODUCTION Representatives of Mayflower Properties/ Gopher Outside Storage have submitted an application and plans for an interim use permit to allow an expansion of their existing outdoor storage area located at 19680 Kenrick Avenue. Approval of the interim use permit will allow for additional storage of private recreational vehicles and related equipment consistent with the conditional use permit use approved in 1993. Open and outdoor storage as a principal use is allowed in the RAO District subject to approval of an interim use permit. The property is zoned RM-2, Medium Density Residential District and RAO, Rural Agriculture Overlay District. The following exhibits are attached for your information: EXHIBITS A. Aerial Photo B. Zoning Map C. Existing Conditions Survey and Tree Removal Plan (2 pages) D. Grading, Drainage and Erosion Control Plans (2 pages) E. Site and Landscaping, Paving and Utility Plans (2 pages) 2 Surrounding Land Uses and Zoning North – 195th St. and undeveloped gravel mine (RM-2, RS-3, and RAO Districts) South – Safety Signs including outdoor storage (PUD, RM-2, and RAO Districts) East – Casperson Park (P/OS, Public and Open Space District) West – Kenrick Avenue and Interstate 35 STAFF ANALYSIS The subject property is 21.8 acres in area. A conditional use permit was approved for Gopher Outdoor storage in 1993 allowing open and outdoor storage on the subject property as allowed by the Zoning Ordinance at that time. The applicant proposes to complete the project in two phases with phase two being the installation of pavement on the existing parking/storage area. The site development phasing shall be completed within one year of the approval of the interim use permit. The property has been used consistently for the storage of personal recreational equipment such as motor homes, camper trailers, boats, snowmobile trailers, and the like since 1994. The site includes an unpaved gravel storage/parking area with a boundary security fence, a paved driveway from Kenrick Avenue, and a small parking area outside the gate. The conditional use permit required that a portable outdoor toilet and a commercial trash container be provided on site. Management of the property has been consistent with the requirements and stipulations of the approved conditional use permit. 2040 Comprehensive Land Use Plan: The property is located in Planning District No. 4, is guided for Medium/High Density Residential uses, and is located in Municipal Urban Service Area (MUSA) Expansion Area B. MUSA Expansion Area B states that the property is scheduled to be brought into the Current MUSA sometime between 2029 through 2038. Sanitary sewer and water that will eventually serve the property and the properties to the north and south is presently located approximately three-quarters of a mile to the south at Kensfield Trail north of 205th Street. Development of the properties to the south will bring the sewer north incrementally as development occurs. Development of properties in this district require promotion of best management practice efforts to improve downstream water quality in the Shoreland Overlay District of Lake Marion. This includes implementation of low impact development strategies and stormwater mitigation in the area. Zoning: The property is zoned RM-2, Medium Density Residential District and RAO, Rural Agricultural Overlay District. Open and outdoor storage is allowed within the RAO, Rural Agriculture Overlay District subject to approval of an interim use permit. The property is located in Municipal Urban Service Area (MUSA) Expansion Area B. Storage of residential recreational equipment and recreational vehicles is allowed under the interim use permit. Outdoor storage of commercial trucks and equipment, building materials and equipment, container storage units, and contractor and excavation equipment, and inoperable vehicles, is 3 not allowed in accordance with Section 11-22 of the Zoning Ordinance and is not proposed as part of this interim use permit application. The RAO District restricts properties outside the MUSA that are not zoned A-P and RA from urban uses allowed by their base district until such time as sanitary sewer and water utility services are available. Site Plan/Grading and Drainage Plan/Landscape Plan. The site plan proposes to approximately double the size of the open and outdoor storage area and will include the construction of a stormwater basin to be located at the northwest corner of the property adjacent to Kenrick Avenue. The Zoning Ordinance in 1993 allowed open and outdoor storage areas to use the gravel surface material that is currently being used on site. The Zoning Ordinance today requires bituminous pavement, concrete or paver brick as a driveway and parking/storage area surface material and this is proposed with this interim use permit. A short internal driveway connection between the two storage areas will be constructed due to the change in topography between the two storage areas. Interim Use Permit Criteria. Section 11-5-5 of the Zoning Ordinance requires that an interim use permit comply with the same criteria used in the consideration of a conditional use permit, as follows: A. Meet the standards of a conditional use permit set forth in subsection 11-4-3E of this title. The findings of fact will address the conditional use permit criteria for the proposed interim use permit. B. Conform to the applicable general performance standards of section 11-4-7 of this title. There are 18 general performance standards applicable to the interim use permit request to which the open and outdoor storage use must conform: • 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 with adequate right of way provided. Minor arterial Kenrick Avenue abuts the property and is of sufficient design to accommodate the proposed outdoor storage traffic. • 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 this title. The outdoor storage site design minimizes internal and external traffic conflicts by providing adequate travel and maneuvering areas for customers and a connection between the phase one and two outdoor storage areas. 4 • 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 pedestrian circulation system on the property is not required for the proposed interim use. There is no sidewalk or pedestrian path in place along Kenrick Avenue. • Adequate off-street parking and off-street loading shall be provided in compliance with chapters 19 and 20 of this title. The site plan will continue to include four parking spaces outside the entrance gate. The open and outdoor storage area does not require additional parking for the proposed interim use. • 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. There is no loading area proposed or associated with the proposed open and outdoor storage use of the property. • 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. The proposed open and outdoor storage interim use does not require buffer landscaping . • General site screening and landscaping shall be provided in compliance with chapter 21 of this title. There is no residential use or district abutting the property that requires residential screening requirements. The open and outdoor storage use requires screening to the east (Casperson Park and Lake Marion) and to the north (195th Street right-of- way). The site plan shall be amended to include screening along the east side of the expanded open and outdoor storage area adjacent to Casperson Park in those areas where proposed removal of trees will increase visibility of the storage yard. The site plan shall be amended prior to City Council consideration of the interim use permit. • 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 this title. 5 No new or altered exterior lighting is proposed with the interim use permit request. All exterior lighting shall require a permit and shall be down-cast/shielded and not glare onto public streets or adjacent properties. • 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 this title. Noise mitigation is unnecessary for the proposed open and outdoor storage use. • The site drainage system shall be subject to the review and approval of the city engineer. Site grading, drainage, and erosion control has been reviewed by the Engineering Division as outlined in the memorandum prepared by Lucas Ritchie, Development Design Engineer, dated January 10, 2023. • 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. No new buildings are associated with the proposed interim use permit. • 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 this title. All litter control measures and trash receptacles shall be maintained in accordance with Section 11-18-11 of the Zoning Ordinance. • All signs and informational or visual communication devices shall be in compliance with chapter 23 of this title. No new signage is proposed. All signage shall be in compliance with Zoning Ordinance requirements and any new signage requires issuance of a sign permit by the City. • 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. All applicable federal, state or county laws or regulations shall be complied with and documentation submitted to the city as they may apply. • Any applicable business licenses mandated by this code are approved and obtained. There are no city business license requirements applicable to the proposed interim use permit. 6 • The hours of operation may be restricted when there is judged to be an incompatibility with a residential use or district. There are no restricted hours associated with the proposed interim use permit. • 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. The property survey indicates that the chain link security fence along the east property line was installed on the Casperson Park property in 1994. The required landscape screen of evergreens trees were also installed on park property. The proposed interim use permit will require that the chain link fence be relocated onto the open and outdoor storage property. • 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. C. The use is allowed as an interim use in the respective zoning district. The proposed open and outdoor storage use is allowed in the RAO District subject to approval of an interim use permit. D. The date or event that will terminate the use can be identified with certainty. The interim use permit will terminate at such time that the open and outdoor storage use as allowed by the interim use permit discontinues for one year, if the property is subdivided, or if another use is proposed on the property that requires City sanitary sewer service after the property is brought into the Current MUSA. E. The use will not impose additional unreasonable costs on the public. The use of the property for open and outdoor storage of recreational vehicles and related equipment will not impose additional unreasonable costs on the public provided compliance with the provisions of the interim use permit. F. The user agrees to any conditions that the city council deems appropriate for permission of the use. Staff recommends compliance with the six stipulations listed below. RECOMMENDATION Planning Department staff recommends approval of the interim use permit for Gopher Outdoor Storage subject to the following stipulations: 1. The site shall be developed in accordance with the plan approved by the City Council. 7 2. All parking and drive areas shall be paved with bituminous, concrete or paver brick in compliance with Zoning Ordinance requirements. 3. The site plan shall be amended to include eight foot tall landscape screening along the east side of the expanded storage area adjacent to Casperson Park where the proposed removal of trees will increase visibility of the storage yard. The site plan shall be amended prior to City Council consideration of the interim use permit. 4. All landscaping shall be maintained, and any dead material shall be replaced with the same or similar materials as weather permits. 5. A commercial portable toilet and commercial waste/recycling containers shall be on site during the term of the interim use permit. 6. A signed stormwater maintenance agreement shall be submitted prior to City Council consideration of the interim use permit. 7. The project phasing shall be completed within one year of the approval of the interim use permit. 8. Storage of residential recreational equipment and recreational vehicles is allowed under the interim use permit. Outdoor storage of commercial trucks and equipment, building materials and equipment, container storage units, and contractor and excavation equipment, and inoperable vehicles, is not allowed. 9. The interim use permit will terminate at such time that the open and outdoor storage use is discontinued for one year, if the property is subdivided, or if another use is proposed on the property that requires City sanitary sewer service after the property is brought into the Current MUSA. Findings of fact for the interim use permit are attached. Conditional Use Permit 19680 Kenrick Avenue 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. Map Scale 1 inch = 600 feet 1/3/2023 >>REMOVE 90 L.F. OF EXISTING CHAINLINK FENCE (REFERENCE SITE PLAN)EXISTING CONTOUREXISTING SPOT ELEVATIONEXISTING LIGHT POLEEXISTING CULVERT W/ APRONSEXISTING UTILITY POLEEXISTING OVERHEAD UTILITY LINEEXISTING SIGNEXISTING GAS LINEEXISTING UTILITY PEDESTALEXISTING GUARD POSTEXISTING CHAIN LINK FENCEDECIDUOUS TREECONIFEROUS TREEREMOVE TREELEGENDREV. NO.DATEBYCHKDESCRIPTIONDESIGNEDDRAWNCHECKEDBLSTRHAEAI HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION, OR REPORT WAS PREPARED BY ME OR UNDER MYDIRECT SUPERVISION AND THAT I AM A DULY LICENSED PROFESSIONAL ENGINEER UNDER THE LAWSOF THE STATE OF MINNESOTA.LIC. NO.NAMEDATETimothy R. Arvidson2550212/21/2022SHEETOF198040SCALEFEET0 Dec 21, 2022 - 9:40am - S:\PROJECTS\CIVIL\0826_Mayflower_Properties\00989 (Kenrick Ave Lakeville Outdoor Storage Expansion)\Sheet Drawings\00989_C_EX_COND_&_TREES.dwg GOPHER OUTDOOR STORAGE - LAKEVILLEPARKING LOT EXPANSIONEX. CONDITIONS, TREE INVENTORY, & REMOVAL PLANSEE SHEET 2112/21/22TRHAEAREVISED PER CITY COMMENTS REMOVE 90 L.F. OF EXISTING CHAINLINK FENCE (REFERENCE SITE PLAN)SALVAGE & RELOCATE 560L.F. OF CHAIN LINK FENCEONTO SUBJECT PROPERTY.EXISTING CONTOUREXISTING SPOT ELEVATIONEXISTING LIGHT POLEEXISTING CULVERT W/ APRONSEXISTING UTILITY POLEEXISTING OVERHEAD UTILITY LINEEXISTING SIGNEXISTING GAS LINEEXISTING UTILITY PEDESTALEXISTING GUARD POSTEXISTING CHAIN LINK FENCEDECIDUOUS TREECONIFEROUS TREEREMOVE TREELEGENDREV. NO.DATEBYCHKDESCRIPTIONDESIGNEDDRAWNCHECKEDBLSTRHAEAI HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION, OR REPORT WAS PREPARED BY ME OR UNDER MYDIRECT SUPERVISION AND THAT I AM A DULY LICENSED PROFESSIONAL ENGINEER UNDER THE LAWSOF THE STATE OF MINNESOTA.LIC. NO.NAMEDATETimothy R. Arvidson2550212/21/2022SHEETOF298040SCALEFEET0 Dec 21, 2022 - 9:42am - S:\PROJECTS\CIVIL\0826_Mayflower_Properties\00989 (Kenrick Ave Lakeville Outdoor Storage Expansion)\Sheet Drawings\00989_C_EX_COND_&_TREES.dwg GOPHER OUTDOOR STORAGE - LAKEVILLEPARKING LOT EXPANSIONEX. CONDITIONS, TREE INVENTORY, & REMOVAL PLANSEE SHEET 1GENERAL NOTES:1.PROJECT ADDRESS: 19680 KENRICK AVENUE, LAKEVILLE, MN 55044 (P.I.D.#: 22-02400-50-013).2.BOUNDARY SHOWN PER HARRY S. JOHNSON CO. INC. SURVEY DATED JULY 13, 2021.3.TOPOGRAPHIC DATA SHOWN IS A COMBINATION OF LIDAR DATA FROM MNTOPO AND FIELDSURVEY BY STONEBROOKE ENGINEERING.4.TREE IDENTIFICATION NUMBERS INDICATE THE TREES INVENTORIED BY TREEBIZ, LLC IN MAY2022 AND ARE PRIMARILY LOCATED EAST OF THE EXISTING GAS PIPELINE. ANY OTHER EXISTINGTREES SHOWN HEREON WERE ONLY SPOT LOCATED IN THE FIELD BY THE ENGINEER, AND AREONLY APPROXIMATE.DEMOLITION NOTES:1.THE CONTRACTOR SHALL COMPLY WITH ALL FEDERAL, STATE AND LOCAL LAWS AND CODES, ANDOBTAIN ALL REQUIRED PERMITS FOR ANY CONSTRUCTION ACTIVITY.2.THE CONTRACTOR SHALL INSTALL ALL TEMPORARY/CONSTRUCTION FENCING AND EROSION CONTROLDEVICES, PRIOR TO THE START OF ANY DEMOLITION OR CONSTRUCTION ACTIVITY.3.ALL STRUCTURES, UTILITIES, SITE AMENITIES AND TREES DESIGNATED ON THE DRAWINGS ORDIRECTED BY THE ENGINEER TO REMAIN, SHALL BE PROTECTED AS NEEDED, FROM DAMAGE DURINGALL PHASES OF THE PROJECT.4.CONTRACTOR IS TO REMOVE AND DISPOSE OF ALL DEBRIS, RUBBISH, VEGETATION FROM CLEARINGAND GRUBBING OPERATIONS. DISPOSAL SHALL BE IN ACCORDANCE WITH ALL LOCAL, STATE AND/ORFEDERAL REGULATIONS. CONTRACTOR IS RESPONSIBLE FOR OBTAINING ANY PERMITS REQUIRED FORDEMOLITION AND DISPOSAL.5.ON-SITE BURNING OF DOWNED TREES WILL NOT BE PERMITTED.6.THE LOCATIONS OF ALL EXISTING UTILITIES SHOWN ON THE PLANS HAVE BEEN DETERMINED FROMTHE BEST AVAILABLE INFORMATION AND ARE NOT GUARANTEED ACCURATE BY THE ENGINEER ORSURVEYOR OF RECORD.112/21/22TRHAEAREVISED PER CITY COMMENTS >>>>403838383836 38 36363436384028302632343230302832 34 4036 39.136.736.032.232.039.540.540.740.8161618 20 22 3434343618.522 201818 32.232.927.527.5B-3B-4SILTFENCESILTFENCEPROVIDE INLETPROTECTION(PER DETAIL)DITCHCHECKSILTFENCESILTFENCESILTFENCESILTFENCESILTFENCEDITCHCHECKPHASE 1NEW BITUMINOUSPARKING LOTRIPRAP FLUME, PER DETAIL(5.0% LONGITUDINAL SLOPE)PROPOSED NORTH STORMWATERINFILTRATION AREA(BOTTOM ELEV.= 1016)1-YR HWL=1017.0810-YR HWL=1018.89100-YR HWL=1019.7612' M I N .PROVIDE INLETPROTECTION(PER DETAIL)TOP-OF-BERMEL. 1022.0 (TYP.)INLET ELEV= 1019.20REFER TO SHEET 6 (UTILITY PLAN)FOR STORM SEWER INFORMATION3:1 MAX. SLOPE (TYP.)20-FT. WIDE SPILLWAYELEV.= 1020.5 W/REINFORCED TURF FOREROSION PROTECTION20'TYP.10' TYP.REFER TO SHEETS 1-3FOR TREES BEINGREMOVED.REFER TO SHEETS 1-3FOR TREES BEINGREMOVED.NO UNNECESSARY COMPACTION WILL BEALLOWED WITHIN THE NATURAL AREAS OFTHE NORTH BASIN (BELOW 1020 CONTOUR).EXISTING NATURALLY VEGETATEDSWALE PROVIDES PRE-TREATMENT.B-1PROPOSED CONTOUREXISTING CONTOURSILT FENCERIPRAPSOIL BORINGPROPOSED SPOT ELEVATIONDRAINAGE FLOW ARROWEXISTING TREE (SEE SHT. 1 & 2FOR TREES TO BE REMOVED)PROPOSED SCREENING TREE (23TOTAL, 8' TALL MIN., INCLUDE 3SPECIES FOR DIVERSITY ASSPECIFIED BY LANDSCAPER.)3838.5LEGENDREV. NO.DATEBYCHKDESCRIPTIONDESIGNEDDRAWNCHECKEDBLSTRHAEAI HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION, OR REPORT WAS PREPARED BY ME OR UNDER MYDIRECT SUPERVISION AND THAT I AM A DULY LICENSED PROFESSIONAL ENGINEER UNDER THE LAWSOF THE STATE OF MINNESOTA.LIC. NO.NAMEDATETimothy R. Arvidson2550212/21/2022SHEETOF498040SCALEFEET0 Dec 21, 2022 - 9:44am - S:\PROJECTS\CIVIL\0826_Mayflower_Properties\00989 (Kenrick Ave Lakeville Outdoor Storage Expansion)\Sheet Drawings\00989_C_GRADING_&_EROSION_CONTROL.dwg GOPHER OUTDOOR STORAGE - LAKEVILLEPARKING LOT EXPANSIONGRADING, DRAINAGE, & EROSION CONTROL PLANSEE SHEET 5112/21/22TRHAEAREVISED PER CITY COMMENTS 4038384040404042424242 42 4442403836 42 39.540.540.740.841.041.243.04 1 . 0 44.143.543.943.244.043.542.842.53 7 . 5 39.042.526.5B-1B-2SILTFENCESILTFENCEPHASE 2EXISTING PARKING AREA(TO BE PAVED)EXISTING SOUTH STORMWATERINFILTRATION BASIN(BOTTOM ELEV.= 1021)1-YR HWL: EX.=1022.62 / PR.=1023.0910-YR HWL: EX.=1023.87 / PR.=1024.22100-YR HWL: EX.=1024.91 / PR.=1025.29DRAIN SWALE CENTERLINE,SHOWN FOR REFERENCE ONLYPROVIDE INLETPROTECTION(PER DETAIL)REFER TO SHEETS 1-3FOR TREES BEINGREMOVED.NO UNNECESSARY COMPACTION WILL BEALLOWED WITHIN THE NATURAL AREAS OFTHE SOUTH BASIN (BELOW 1025.5 CONTOUR).3:1 MAX.EXISTING NATURALLY VEGETATEDSWALE PROVIDES PRE-TREATMENT.INLET ELEV= 1024.20REFER TO SHEET 6 (UTILITY PLAN)FOR STORM SEWER INFORMATIONB-1PROPOSED CONTOUREXISTING CONTOURSILT FENCERIPRAPSOIL BORINGPROPOSED SPOT ELEVATIONDRAINAGE FLOW ARROWEXISTING TREE (SEE SHT. 1 & 2FOR TREES TO BE REMOVED)PROPOSED SCREENING TREE (23TOTAL, 8' TALL MIN., INCLUDE 3SPECIES FOR DIVERSITY ASSPECIFIED BY LANDSCAPER.)3838.5LEGENDREV. NO.DATEBYCHKDESCRIPTIONDESIGNEDDRAWNCHECKEDBLSTRHAEAI HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION, OR REPORT WAS PREPARED BY ME OR UNDER MYDIRECT SUPERVISION AND THAT I AM A DULY LICENSED PROFESSIONAL ENGINEER UNDER THE LAWSOF THE STATE OF MINNESOTA.LIC. NO.NAMEDATETimothy R. Arvidson2550212/21/2022SHEETOF598040SCALEFEET0 Dec 21, 2022 - 9:44am - S:\PROJECTS\CIVIL\0826_Mayflower_Properties\00989 (Kenrick Ave Lakeville Outdoor Storage Expansion)\Sheet Drawings\00989_C_GRADING_&_EROSION_CONTROL.dwg GOPHER OUTDOOR STORAGE - LAKEVILLEPARKING LOT EXPANSIONGRADING, DRAINAGE, & EROSION CONTROL PLANSEE SHEET 4GENERAL NOTES:1.THE GENERAL CONTRACTOR SHALL BE RESPONSIBLE FOR ENSURING THAT THIS PROJECT IS CONSTRUCTED IN ACCORDANCE WITH THESE DOCUMENTS AND INCOMPLIANCE WITH CODES INDICATED HEREIN. THE QUALITY OF WORKMANSHIP AND INSTALLATION OF MATERIALS SPECIFIED BY THE ENGINEER ARE THERESPONSIBILITY OF THE CONTRACTOR. THE ENGINEER WILL NOT BE HELD RESPONSIBLE FOR ANY SUB-STANDARD OR INSUFFICIENT WORKMANSHIP, MATERIALS ORSERVICES PROVIDED IN THE EXECUTION OF ANY PHASE OF CONSTRUCTION OF THIS PROJECT.2.SAFETY NOTICE TO CONTRACTOR: IN ACCORDANCE WITH GENERALLY ACCEPTED CONSTRUCTION PRACTICES, THE CONTRACTOR SHALL BE SOLELY AND COMPLETELYRESPONSIBLE FOR CONDITIONS OF THE JOB SITE, INCLUDING SAFETY OF ALL PERSONS AND PROPERTY DURING PERFORMANCE OF THE WORK. THIS REQUIREMENT WILL3.APPLY CONTINUOUSLY AND NOT BE LIMITED TO NORMAL WORKING HOURS. ANY CONSTRUCTION OBSERVATION BY THE ENGINEER OFF THE CONTRACTOR'S 4.PERFORMANCE IS NOT INTENDED TO INCLUDE REVIEW OF THE ADEQUACY OF THE CONTRACTOR'S SAFETY MEASURES, ON OR NEAR THE CONSTRUCTION SITE.5.ALL EXISTING UTILITY LOCATIONS SHOWN ARE APPROXIMATE. CONTACT "GOPHER STATE ONE CALL" (651-454-0002 OR 800-252-1166) FOR UTILITY LOCATIONS, 48HOURS PRIOR TO CONSTRUCTION. THE CONTRACTOR SHALL REPAIR OR REPLACE ANY UTILITIES THAT ARE DAMAGED DURING CONSTRUCTION AT NO ADDED COST.6.REMOVED MATERIALS SHALL BE DISPOSED OF TO A LEGAL OFF-SITE LOCATION AND IN ACCORDANCE WITH STATE AND LOCAL REGULATIONS.7.PROPERTY LINES SHALL BE CONSIDERED GENERAL CONSTRUCTION LIMITS UNLESS OTHERWISE NOTED ON THE DRAWINGS. WORK WITHIN THE GENERAL CONSTRUCTIONLIMITS SHALL INCLUDE STAGING, DEMOLITION AND CLEAN-UP OPERATIONS AS WELL AS CONSTRUCTION SHOWN ON THE DRAWINGS.8.GRADING AND EXCAVATION ACTIVITIES SHALL BE PERFORMED IN ACCORDANCE WITH THE NATIONAL POLLUTION DISCHARGE ELIMINATION SYSTEM (NPDES) PERMITREQUIREMENTS & PERMIT REQUIREMENTS OF THE CITY.9.PROPOSED SPOT GRADES ARE FLOW-LINE FINISHED GRADE ELEVATIONS, UNLESS OTHERWISE NOTED.10.PROPOSED SLOPES SHALL NOT EXCEED 3:1 UNLESS INDICATED OTHERWISE ON THE DRAWINGS.11.IF EXCESS OR SHORTAGE OF SOIL MATERIAL EXISTS, THE CONTRACTOR SHALL TRANSPORT ALL EXCESS SOIL MATERIAL OFF THE SITE TO AN AREA SELECTED BY THECONTRACTOR, OR IMPORT SUITABLE MATERIAL TO THE SITE. ANY NEW PERMANENT STOCKPILES ON THE SITE WILL REQUIRE APPROVAL/ACCEPTANCE OF THE CITY, ASWELL AS THE OWNER.12.EXCAVATE TOPSOIL FROM AREAS TO BE FURTHER EXCAVATED OR RE-GRADED AND STOCKPILE IN AREAS DESIGNATED ON THE SITE. THE CONTRACTOR SHALL SALVAGEENOUGH TOPSOIL FOR RE-SPREADING ON THE SITE AS SPECIFIED. EXCESS TOPSOIL SHALL BE PLACED IN EMBANKMENT AREAS, OUTSIDE OF BUILDING PADS, ROADWAYSAND PARKING AREAS. THE CONTRACTOR SHALL SUB-CUT CUT AREAS, WHERE TURF IS TO BE ESTABLISHED, TO A DEPTH OF 4 INCHES. RE-SPREAD TOPSOIL IN AREASWHERE TURF IS TO BE ESTABLISHED TO A MINIMUM DEPTH OF 4 INCHES.13.FINISHED GRADING SHALL BE COMPLETED. THE CONTRACTOR SHALL UNIFORMLY GRADE AREAS WITHIN LIMITS OF GRADING, INCLUDING ADJACENT TRANSITION AREAS.PROVIDE A SMOOTH FINISHED SURFACE WITH UNIFORM LEVELS OR SLOPES BETWEEN POINTS WHERE ELEVATIONS ARE SHOWN.14.PRIOR TO PLACEMENT OF THE AGGREGATE BASE, A TEST ROLL WILL BE REQUIRED ON THE DRIVE AND/OR PARKING AREA SUBGRADE. THE CONTRACTOR SHALL PROVIDEA LOADED TANDEM AXLE TRUCK. THE TEST ROLLING SHALL BE AT THE DIRECTION OF THE SOILS ENGINEER AND SHALL BE COMPLETED IN AREAS AS DIRECTED BY THESOILS ENGINEER.15.TOLERANCES: THE STREET OR PARKING AREA SUBGRADE FINISHED SURFACE ELEVATION SHALL NOT VARY BY MORE THAN 0.20 FOOT ABOVE, OR 0.20 FOOT BELOW, THEPRESCRIBED ELEVATION OF ANY POINT WHERE MEASUREMENT IS MADE. AREAS WHICH ARE TO RECEIVE TOPSOIL SHALL BE GRADED TO WITHIN 0.35 FOOT ABOVE ORBELOW THE REQUIRED ELEVATION, UNLESS DIRECTED OTHERWISE BY THE ENGINEER.16.MAINTENANCE: THE CONTRACTOR SHALL PROTECT NEWLY GRADED AREAS FROM TRAFFIC AND EROSION, AND KEEP AREA FREE OF TRASH AND DEBRIS. CONTRACTORSHALL REPAIR AND REESTABLISH GRADES IN SETTLED, ERODED AND RUTTED AREAS TO SPECIFIED TOLERANCES. DURING THE CONSTRUCTION, IF REQUIRED, ANDDURING THE WARRANTY PERIOD, ERODED AREAS WHERE TURF IS TO BE ESTABLISHED SHALL BE RE-SEEDED AND MULCHED.17.TREES SHOWN TO BE REMOVED ARE TO BE CLEARED & GRUBBED FOR THE NEW PARKING FACILITY, UNLESS DESCRIBED OTHERWISE. ANY REMOVED TREES SHALL BELEGALLY DISPOSED OF OFF SITE.CONSTRUCTION NOTES:1.ALL ELECTRICAL, TELEPHONE, COMMUNICATION AND GAS SERVICE LINE MODIFICATIONS SHALL CONFORM WITH THEAPPROPRIATE UTILITY COMPANY SPECIFICATIONS. ALL UTILITY DISCONNECTIONS SHALL BE COORDINATED WITH THEDESIGNATED UTILITY COMPANIES.2.THE OWNER OF THE EXISTING 16” GAS LINE RUNNING NORTH-SOUTH, THROUGH THE MIDDLE OF THE PROPERTY, ISCENTERPOINT ENERGY. CENTERPOINT STAFF ENGINEER GAS/MN GAS CONTACT: PHONE: 612-321-5132.3.GRADING WITHIN THE EXISTING GAS EASEMENT, AS SHOWN ON THE DRAWINGS, HAS BEEN REVIEWED AND APPROVED BYCENTERPOINT ENERGY IN FALL OF 2022. APPROVAL LETTER IS AVAILABLE AT CITY PLANNING DEPARTMENT.4.REMOVAL OF THE EXISTING GAS UTILITY IS NOT HEREBY APPROVED. IF GAS LINE REMOVAL IS DETERMINED TO BENECESSARY, NOTIFY THE ENGINEER OF RECORD FOR INSTRUCTIONS REGARDING SAID REMOVAL.5.ANY ELECTRICAL WORK ASSOCIATED WITH THIS PROJECT SHALL BE SOLELY COORDINATED BETWEEN THE CONTRACTOR ANDTHE ELECTRICAL UTILITY COMPANY, OR ELECTRICAL CONTRACTOR CERTIFIED TO PERFORM THE PROPOSED WORK. THESEDRAWINGS DO NOT PROPOSE ELECTRICAL OR COMMUNICATION UTILITY MODIFICATIONS.6.BURIED ELECTRICAL SERVICES ARE ANTICIPATED WITHIN THE EXISTING (SOUTH) PARKING LOT. REFER TO "EXISTINGELECTRICAL UTILITY NOTES" ON SHEET 7.7.ANY NEW FENCE INSTALLATION WORK, OR SECURITY FENCE INSTALLATION WORK, ASSOCIATED WITH THIS PROJECT SHALLBE COORDINATED WITH THE FENCING AND/OR SECURITY FENCING COMPANY/CONTRACTOR. ANY PROPOSED FENCINGINFORMATION SHOWN HERE IS FOR REFERENCE ONLY.8.THE CONTRACTOR SHALL COMPLETE THE SITE GRADING CONSTRUCTION (INCLUDING BUT NOT LIMITED TO SITEPREPARATION, SOIL CORRECTION, EXCAVATION, EMBANKMENT, ETC.) IN ACCORDANCE WITH THE REQUIREMENTS OF THEOWNER'S SOILS ENGINEER. ALL SOIL TESTING SHALL BE COMPLETED BY THE OWNER'S SOILS ENGINEER. THE CONTRACTORSHALL BE RESPONSIBLE FOR COORDINATING ALL REQUIRED SOIL TESTS AND INSPECTIONS WITH THE SOILS ENGINEER.112/21/22TRHAEAREVISED PER CITY COMMENTS >>12 ( T Y P . )2530304530 (TYP.)>>48" MANHOLE W/ CAP SKIMMER(PER CITY DETAIL LV-STM-15)INLET ELEV.: 1019.230" CMP OUTLET INV: 1011.7EXTEND 30" CMP30' @ 1.5%REMOVE EXISTINGCMP PIPE APRON335.7318.515.016.0383.5 PHASE 1NEW BITUMINOUSPARKING LOT(SEE PAVEMENT SECTION-A DETAIL)VERIFY EX. 30" PIPEINVERT ELEV. OF 1011.2530'PAVEMENTWIDTH3 0 ' R . ( T Y P . )265 L.F. BITUMINOUSCURB (SEE DETAIL)266 L.F. BITUMINOUSCURB (SEE DETAIL)356 L.F. BITUMINOUSCURB (SEE DETAIL)END BIT. CURBSTART BIT. CURBSTART BIT. CURBEND BIT CURBPROVIDE 1.5' WIDEGRAVEL SHOULDEREND BIT. CURBSTART BIT. CURB15' PARKING SETBACKEDGE OF BITUMINOUS(PROVIDE 336 L.F. OF 1.0'WIDE GRAVEL SHOULDER)EDGE OF BITUMINOUS (PROVIDE 383.5L.F. OF 1.0' WIDE GRAVEL SHOULDER)5' PARKINGSETBACKRIPRAP FLUME,PER DETAILBITUMINOUS FLUMESALVAGE/PROTECTREMAINING CHAINLINK FENCE PORTIONSALVAGE/PROTECTREMAINING CHAINLINK FENCE PORTIONANY REMOVAL, REPAIR, AND/OR REPLACEMENTRE-ALIGN FLUME AS NEEDED, TO AVOID ANY SIGNIFICANT TREES (ASDEFINED BY CITY CODE) IN THIS AREA. ANY REMOVAL OR DAMAGETO SIGNIFICANT TREES, FOR THE FLUME, WILL NOT BE ALLOWED.COORDINATE ANY RE-ALIGNMENTS WITH THE ENGINEER.NEW 8' TALL CHAIN LINK SECURITYFENCING ALONG PERIMETER (BYOTHERS), SHOWN FOR REFERENCEPURPOSES ONLY.NEW 8' TALL CHAIN LINK SECURITYFENCING ALONG PERIMETER (BYOTHERS), SHOWN FOR REFERENCEPURPOSES ONLY.FENCE MATCH-IN LOCATION (BYOTHERS). TYP., 2 LOCATIONS25.0REV. NO.DATEBYCHKDESCRIPTIONDESIGNEDDRAWNCHECKEDBLSTRHAEAI HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION, OR REPORT WAS PREPARED BY ME OR UNDER MYDIRECT SUPERVISION AND THAT I AM A DULY LICENSED PROFESSIONAL ENGINEER UNDER THE LAWSOF THE STATE OF MINNESOTA.LIC. NO.NAMEDATETimothy R. Arvidson2550212/21/2022SHEETOF698040SCALEFEET0 Dec 21, 2022 - 9:45am - S:\PROJECTS\CIVIL\0826_Mayflower_Properties\00989 (Kenrick Ave Lakeville Outdoor Storage Expansion)\Sheet Drawings\00989_C_SITE_PAVING_&_UTILITIES.dwg GOPHER OUTDOOR STORAGE - LAKEVILLEPARKING LOT EXPANSIONSITE, PAVING, & UTILITY PLANSEE SHEET 7112/21/22TRHAEAREVISED PER CITY COMMENTS 505030 (TYP.)12 (TYP.)564530 (TYP.)PHASE 2EXISTING PARKING AREA(TO BE PAVED)(SEE PAVEMENT SECTION-B DETAIL)3 0 ' R . ( T Y P . )END BIT. CURB5' PARKINGSETBACK5' PARKINGSETBACK5' PARKINGSETBACKEXISTING FENCE TO REMAINTHROUGHOUT PROJECT (TYP.)(PROTECT AS NEEDED)NEW EDGE OF BIT. LOCATEDAS CLOSE TO EX. FENCE ASPOSSIBLE (TYP.)NEW EDGE OF BIT. LOCATEDAS CLOSE TO EX. FENCE ASPOSSIBLE (TYP.)EXISTING ROW OF SCREENING TREES TOREMAIN (TYPICAL). PROTECT AS NEEDEDDURING ALL PHASES OF PROJECT.EDGE OF BITUMINOUS. PROVIDEGRAVEL AS NEEDED, TO BLENDGRADES BETWEEN NEW EDGE OFBIT. & EXISTING GRAVEL SURFACE.(TYPICAL, ALONG EAST SIDE)PROVIDE SMOOTH MATCH-INWITH EXISTING PAVEMENT.PROTECT EXISTING EQUIPMENTAND APPURTENANCES FROMANY DAMAGE DURING WORK.SALVAGE/PROTECTREMAINING CHAINLINK FENCE PORTIONSALVAGE/PROTECTREMAINING CHAINLINK FENCE PORTIONANY REMOVAL, REPAIR, AND/OR REPLACEMENTOF EXISTING FENCING DEEMED NECESSARY SHALLBE COORDINATED WITH THE ENGINEER.FENCE MATCH-IN LOCATION (BYOTHERS). TYP., 2 LOCATIONSAPPROXIMATE LOCATION OF ONSITEPORTABLE TOILET & TRASH CONTAINERAS REQUIRED PER PREVIOUS CUPREMOVE EXISTINGCMP PIPE APRONVERIFY EX. 15" PIPEINVERT ELEV. OF 1023.9748" MANHOLE W/ CAP SKIMMER(PER CITY DETAIL LV-STM-15)INLET ELEV.: 1024.215" CMP OUTLET INV: 1023.97REV. NO.DATEBYCHKDESCRIPTIONDESIGNEDDRAWNCHECKEDBLSTRHAEAI HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION, OR REPORT WAS PREPARED BY ME OR UNDER MYDIRECT SUPERVISION AND THAT I AM A DULY LICENSED PROFESSIONAL ENGINEER UNDER THE LAWSOF THE STATE OF MINNESOTA.LIC. NO.NAMEDATETimothy R. Arvidson2550212/21/2022SHEETOF798040SCALEFEET0 Dec 21, 2022 - 9:46am - S:\PROJECTS\CIVIL\0826_Mayflower_Properties\00989 (Kenrick Ave Lakeville Outdoor Storage Expansion)\Sheet Drawings\00989_C_SITE_PAVING_&_UTILITIES.dwg GOPHER OUTDOOR STORAGE - LAKEVILLEPARKING LOT EXPANSIONSITE, PAVING, & UTILITY PLANSEE SHEET 6SITE LAYOUT, PAVING, & UTILITY NOTES:1.THE CONTRACTOR SHALL OBTAIN ALL NECESSARY PERMITS PRIOR TO CONSTRUCTION,INCLUDING NPDES PERMIT.2.ALL PARKING LOT PAINT STRIPPING TO BE WHITE, 4" WIDE TYP.3.ALL EXISTING UTILITY LOCATIONS SHOWN ARE APPROXIMATE. CONTACT "GOPHER STATEONE CALL" (651-454-0002 OR 800-252-1166) FOR UTILITY LOCATIONS, 48 HOURS PRIOR TOCONSTRUCTION. THE CONTRACTOR SHALL REPAIR OR REPLACE ANY UTILITIES THAT AREDAMAGED DURING CONSTRUCTION AT NO COST TO THE OWNER.4.CONTRACTOR SHALL FIELD VERIFY LOCATION AND ELEVATION OF EXISTING UTILITIES ANDTOPOGRAPHIC FEATURES PRIOR TO CONSTRUCTION. THE CONTRACTOR SHALLIMMEDIATELY NOTIFY THE ENGINEER OF DISCREPANCIES OR VARIATIONS FROM THE PLANS.5.ALL CONNECTIONS TO EXISTING UTILITIES SHALL BE IN ACCORDANCE WITH CITY STANDARDSAND COORDINATED WITH THE CITY PRIOR TO CONSTRUCTION.6.CONTRACTOR SHALL COORDINATE ALL WORK WITH PRIVATE UTILITY COMPANIES.CONSTRUCTION PHASING NOTES:1.PHASE 1 WORK INCLUDES CONSTRUCTION OF THE NORTH PARKING LOT, ITS ASSOCIATED 30-FT WIDEACCESS DRIVE & RIPRAP FLUME, LIGHTING AND SECURITY FENCING (BY OTHERS), AS WELL AS THE EARTHBERM AND STORM SEWER IMPROVEMENTS AS SHOWN ON SHEET 6.2.COORDINATE RELOCATION OF VEHICLES WITH OWNER PRIOR TO COMMENCING PHASE 2.3.PHASE 2 WORK INCLUDES THE CONSTRUCTION ASSOCIATED WITH PAVING OF THE SOUTH PARKING LOT.EXISTING ELECTRICAL UTILITY NOTES:1.CONTRACTOR SHALL MARK (OR HAVE MARKED BY A PRIVATE UTILITY LOCATOR) AND DOCUMENT, THEEXISTING BURIED ELECTRICAL LINES WITHIN THE EXISTING GRAVEL PARKING AREA. THESE LINES SHOULDEXIST FOR THE PARKING LOT LIGHTING, AS WELL AS THE POWER POSTS THROUGHOUT THE LOT.2.THE ELECTRICAL LINES AND APPURTENANCES ARE TO BE PROTECTED AND SAVED, TO THE EXTENTREASONABLY POSSIBLE.3.IN AREAS OF PROPOSED 'CUT', CONTRACTOR SHALL CONFIRM DEPTH OF BURIED LINES, AND LOWER THELINES AS NECESSARY, FOR ALL ELECTRICAL LINES TO BE AT THE PROPER/ALLOWABLE DEPTHS (AS REQUIREDPER CODE) WHEN THE NEW PARKING LOT IS CONSTRUCTED.4.ANY DAMAGED/DISCONNECTED UTILITIES, AS A RESULT OF THIS PROJECT, SHALL BE REPAIRED/REPLACEDBY THE CONTRACTOR TO THEIR ORIGINAL (FUNCTIONAL) CONDITION.5.ALL ELECTRICAL WORK SHALL CONFORM WITH THE REQUIREMENTS OF THE STATE ELECTRICAL CODE, ANDTHE STANDARDS OF THE LOCAL SERVICE PROVIDER.112/21/22TRHAEAREVISED PER CITY COMMENTS 1 CITY OF LAKEVILLE DAKOTA COUNTY, MINNESOTA MAYFLOWER PROPERTIES/GOPHER OUTSIDE STORAGE INTERIM USE PERMIT FINDINGS OF FACT AND RECOMMENDATION On January 19, 2023 the Lakeville Planning Commission met at its regularly scheduled meeting to consider the application of Mayflower Properties/Gopher Outside Storage for an interim use permit to allow open and outdoor storage as a principal use in the RAO, Rural Agriculture District located at 19650 Kenrick Avenue. The Planning Commission held a public hearing on the proposed interim 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. 4 of the 2040 Comprehensive Plan, which guides the property for future medium to high density residential land use. 2. The property is currently zoned RM-2, Medium Density Residential District and RAO, Rural/Agricultural Overlay District. 3. The legal description of the property is: (See attached Exhibit A) 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. Section 11-5-3 states that interim use permits shall be processed according to the standards and procedures for a conditional use permit. 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 open and outdoor storage as an interim use is consistent with the policies and provisions of Planning District 4 of the 2040 Comprehensive Land Use Plan. b. The proposed use is or will be compatible with present and future land uses of the area. 2 Finding: The proposed open and outdoor storage use will be compatible with existing and future land uses in the area until City sanitary sewer and water services are extended to this area of the city and the properties are brought into the Current MUSA given compliance with the interim use permit. c. The proposed use conforms with all performance standards contained in the Zoning Ordinance. Finding: The proposed open and outdoor storage use will conform with all performance standards contained in the Zoning Ordinance and the City Code given compliance with the interim use permit. d. The proposed use can be accommodated with existing public services and will not overburden the City’s service capacity. Finding: The subject property is not served with public sanitary sewer and water services as the property is not located within the Current MUSA. The open and outdoor storage use will not overburden the City’s service capacity. e. Traffic generation by the proposed use is within capabilities of streets serving the property. Finding: Traffic generation will not significantly increase due to the proposed expansion of the existing open and outdoor storage use and will be within the capabilities of Kenrick Avenue, which serves the property. 5. The planning report dated January 13, 2023 prepared by Frank Dempsey, Associate Planner is incorporated herein. RECOMMENDATION The Planning Commission recommends that the City Council approve the interim use permit conditioned upon compliance with the planning report prepared by Associate Planner Frank Dempsey dated January 13, 2023. DATED: January 19, 2023 LAKEVILLE PLANNING COMMISSION BY: _______________________________ Jenna Majorowicz, Vice Chair 3 EXHIBIT A The Northeast Quarter (NE1/4) of the Southwest Quarter (SW1/4) of Section 24, Township 114 North, Range 21 West, Dakota County, Minnesota, EXCEPTING therefrom that portion of the following described tract located within said Northeast Quarter (NE1/4) of the Southwest Quarter (SW1/4), said excepted tract being described as follows: Commencing at the Southwest corner of the East Half (E ½) of the Southwest Quarter (SW¼) of said Section and running thence North 00 degrees East and at right angles to the South line of said East Half (E ½) of the Southwest Quarter (SW¼), a distance of 1071.10 feet; thence North 90 degrees 00 minutes East and parallel to said South line a distance of 42.47 feet to its intersection with the Easterly right-of-way line of Minnesota Trunk Highway No. 65 and the point of beginning of the tract to be described; thence North 87 degrees 23 minutes East a distance of 200.0 feet; thence North 04 degrees 23 minutes 40 seconds West, a distance of 50.00 feet; thence North 87 degrees 23minutes East, a distance of 420.0 feet; thence North 04 degrees 23 minutes 40 seconds West, a distance of 491.52 feet; thence South 87 degrees 23 minutes West, a distance of 600.0 feet to the easterly right-of- way line of said Highway No. 65; thence South 04 degrees 23 minutes 40 seconds East along said right-of- way line, a distance of 400.0 feet; thence South 87 degrees 23 minutes West along said right-of-way line, a distance of 20.0 feet; thence South 04 degrees 23 minutes 40 seconds East along said right-of-way line, a distance of 141.52 feet to the point of beginning; and FURTHER EXCEPTING THEREFROM the East 400.0 feet of the Northeast Quarter (NE1/4) of the Southwest Quarter (SW1/4) of Section 24, Township 114 North, Range 21 West, according to the Government Survey thereof; and ALSO EXCEPT all that part of the East Half (E ½) of the Southwest Quarter (SW ¼) of Section 24, Township 114, Range 21, described as follows: Commencing at the Southwest corner of said East Half (E ½) of the Southwest Quarter (SW¼); thence bearing North, assumed bearing, and at right angles to the south line of said East Half (E ½) of the Southwest Quarter (SW ¼), a distance of 1039.87 feet; thence North 87 degrees 23 minutes 00 seconds East, a distance of 301.58 feet to the point of beginning; thence North 76 degrees 01 minutes 24 seconds East, a distance of 395.90 feet; thence North 04 degrees 23 minutes 40 seconds West, a distance of 491.52 feet; thence South 87 degrees 23 minutes 00 seconds West, a distance of 569.81 feet to the easterly rightof-way of interstate Highway No. 35 (formerly Trunk Highway No. 65); thence South 01 degrees 12 minutes 02 seconds East, along said right-of-way line, a distance of 410.79 feet to the point where said right-of-way line deflects to the west; thence South 88 degrees 47 minutes 58 seconds West along said right-of-way line, a distance of 20.00 feet to the point where said right-of-way line deflects to the south; thence South 01 degrees 12 minutes 02 seconds East along said right-of-way line, a distance of 159.14 feet to a point on a line that bears South 87 degrees 23 minutes 00 seconds West from the point of beginning; thence North 87 degrees 23 minutes 00 seconds East, a distance of 231.00 feet to the point of beginning; and EXCEPT highway and Kenrick Avenue. City of Lakeville Public Works – Engineering Division Memorandum To: Frank Dempsey, Associate Planner From: Lucas Ritchie, Civil Engineer McKenzie L. Cafferty, Environmental Resources Manager Copy: Zach Johnson, City Engineer Alex Jordan, Assistant City Engineer Jerilyn Erickson, Finance Director Gene Abbott, Building Official Tina Goodroad, Community Development Director Daryl Morey, Planning Director Date: January 12, 2023 Subject: Gopher Outdoor Storage (19680 Kenrick Avenue) Interim Use Permit • Site Plan Review • Grading Plan Review • Erosion Control Plan Review • Tree Preservation Plan Review BBAACCKKGGRROOUUNNDD Mayflower Properties has submitted an Interim Use Permit application to construct a parking lot expansion and increase the capacity of outdoor storage on PID 22-02400-50-013. The property is located at 19680 Kenrick Avenue, south of 195th Street, and east of and adjacent to Kenrick Avenue. The property is zoned RM-2, Medium Density Residential District and within the RAO, Rural Agriculture Overlay District. The proposed site plan application will be completed by: Applicant: Mayflower Properties Engineer: Stonebrooke Engineering and Surveying GGOOPPHHEERR OOUUTTDDOOOORR SSTTOORRAAGGEE JJAANNUUAARRYY 1122,, 22002233 PPAAGGEE 22 OOFF 44 SSIITTEE CCOONNDDIITTIIOONNSS The parent parcel is currently an existing outdoor storage facility on a gravel parking lot with the access driveway on the west side of parcel extending from Kenrick Avenue. The property is located within the Marion Lake stormwater district and generally drains east to west. SSIITTEE PPLLAANN The proposed improvements for the Gopher Outdoor Storage site include the expansion of the existing parking lot to the north and paving the existing and expanded parking lot areas. Also included with the proposed improvements are minor grading improvements to include a proposed infiltration basin on the north side of the property and minor improvements to the existing infiltration basin on the south side of the property. There will be no significant utility work done on the site. DDRRAAIINNAAGGEE AANNDD GGRR AADDIINNGG The Gopher Outdoor Storage property is located within subdistrict ML-049 of the Marion Lake stormwater district as identified in the City’s Water Resources Management Plan. Existing drainage of the property generally drains east to west towards the existing infiltration basin located within the southwest portion of the property, east of and adjacent to Kenrick Avenue and north of and adjacent to the existing driveway. The proposed site plan improvements include construction of a privately owned and maintained infiltration basin located within the northwest portion of the property, east of and adjacent to Kenrick Avenue and south of and adjacent to 195th Street. There are also minor grading improvements proposed to the existing southern infiltration basin. Construction of and improvements to the infiltration basins will provide additional stormwater storage and rate control for the increased impervious area generated through the paving of the existing parking lot and expanded parking lot to the north of the existing parking lot. The Applicant shall provide a $30,000 security for grading and erosion control which will be released once grades are certified by the Applicant’s Land Surveyor and the disturbed areas have been restored. Minor storm sewer improvements are proposed within the grading limits of the infiltration basins. The Applicant shall provide a $5,000 security for the installation of the proposed storm sewer outlet structures. The applicant shall sign a private stormwater maintenance agreement prior to City Council consideration of the IUP for the proposed stormwater management basin and storm sewer. The Gopher Outdoor Storage improvements contain more than one acre of site disturbance. A National Pollution Discharge Elimination System General Stormwater Permit for construction activity is required from the Minnesota Pollution Control Agency for areas GGOOPPHHEERR OOUUTTDDOOOORR SSTTOORRAAGGEE JJAANNUUAARRYY 1122,, 22002233 PPAAGGEE 33 OOFF 44 exceeding one acre being disturbed by grading. A copy of the Notice of Stormwater Permit Coverage must be submitted to the City upon receipt from the MPCA. FFEEMMAA FFLLOOOODDPPLLAAIINN AANN AALLYYSSIISS The Gopher Outdoor Storage property is shown on the Flood Insurance Rate Map (FIRM) as Zone X by the Federal Emergency Management Agency (FEMA). Based on this designation, there are no areas in the plat located within a Special Flood Hazard Area (SFHA), as determined by FEMA. WWEETTLLAANNDDSS The site was reviewed for wetlands and the Notice of Application was sent out 5/20/22. No adverse comments were received. Based on the information provided in the report dated 4/9/2022, the wetland application for the area outlined in the report has been determined to not contain any wetlands. TTRREEEE PPRREESSEERRVVAATTIIOONN There is a total of 269 significant trees on the site. A total of 177 trees will be saved. The majority of the trees are being removed are for the construction of the parking lot expansion to the north with a small portion of trees being removed for the construction of the proposed infiltration basin. EERROOSSIIOONN CCOONNTTRROOLL The Applicant is responsible for obtaining a MPCA Construction Permit for the site as well as developing and maintaining the SWPPP throughout construction phase. The permit requires that all erosion and sediment BMPS be clearly outlined in a site’s SWPPP. Changes made throughout construction should be documented in the SWPPP. 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 Developer. $30,000 x 2% Grading Costs = $600.00 Mass Grading Cost MS4 Admin Fee Total SSEECCUURRIITTIIEESS The Developer shall provide a Letter of Credit as security for the Developer-installed improvements relating to Gopher Outdoor Storage site. CONSTRUCTION COSTS Storm Sewer Improvements $ 5,000.00 Erosion Control, Grading, and Restoration 30,000.00 GGOOPPHHEERR OOUUTTDDOOOORR SSTTOORRAAGGEE JJAANNUUAARRYY 1122,, 22002233 PPAAGGEE 44 OOFF 44 SUBTOTAL - CONSTRUCTION COSTS $ 35,000.00 OTHER COSTS Developer’s Design (3.0%) $ 1,050.00 Developer’s Construction Survey (2.5%) 875.00 City’s Legal Expense (0.5%) 175.00 City Construction Observation (5.0%) 1,750.00 Developer’s Record Drawing (0.5%) 175.00 Landscaping 30,000.00 SUBTOTAL - OTHER COSTS $34,025.00 TOTAL PROJECT SECURITY $69,025.00 CASH REQUIREMENTS MS4 Admin Fee (2% Project Grading Costs) 600.00 City Base Map Updating Fee 90.00 City Engineering Administration (3.00%) 1,050.00 SUBTOTAL - CASH REQUIREMENTS $1,740.00 TOTAL CASH REQUIREMENTS $1,740.00 RREECCOOMMMMEENNDDAATTIIOONN Engineering recommends approval of the Interim Use Permit, site plan, grading plan, erosion control plan and tree preservation plan for the Gopher Outdoor Storage property, subject to the requirements within this report.