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Home My WebLink AboutKP Properties sketch planCity of Lakeville Planning Department M e morandum To: Planning Commission From: Kris Jenson, Associate Planner Date: January 11, 2023 Subject: Packet Material for the January 19, 2023 Planning Commission Work Session Agenda Item: KP Properties Lakeville, LLC site plan discussion BACKGROUND KP Properties Lakeville, LLC has entered into a purchase agreement with the City for the vacant parcel located north of the Keokuk liquor store. The property is zoned C-3, General Commercial District and guided in the 2040 Comprehensive Plan for commercial use. A multi-tenant retail building with space for a Jimmy John’s sandwich shop, a coffee/convenience restaurant use, and two retail/service uses, with drive-through lanes for both the Jimmy John’s and the coffee shop spaces, is proposed for the site. Due to the proposed dual drive-through design, staff requested that the Developer prepare sketch plans and a narrative to be shared with the Planning Commission. This memorandum will present information on how the proposed development meets Zoning ordinance requirements and requests the Planning Commission’s feedback on the design and function of the proposed site. Representatives of the development team will be present at the work session for the discussion. EXHIBITS A. Aerial Photo B. Area Zoning Map C. Site plan overlaid on aerial photo D. Conceptual exterior elevations (2 pages) E. Exterior renderings F. Applicant Narrative 2 PLANNING A NALYSIS KP Properties is proposing to construct a 6,000 square foot multi-tenant building on a 1.83 acre parcel located east of Keokuk Avenue, between the Keokuk liquor store and Gary’s Supper Club (formerly Harry’s Café). The parcel is zoned C-3, General Commercial District, which requires a conditional use permit for convenience drive-through restaurants. The proposed building faces west, is centrally located on the site, and meets all required setbacks for the site. A large stormwater pond is located on the east side of the site, adjacent to I-35. Access to the site is via a shared driveway with the liquor store. Based on the requirements of Section 11-19-13 of the Zoning Ordinance, 38 (?) parking spaces are required for the site, with 41 spaces shown in the sketch plan. The drive through lanes are proposed to be side by side, with the entrance to the lanes along the south side of the building. A median strip separates the lanes, with the menu/order boards for each lane also located along the south side of the building. As the lanes wrap around the east side of the building, the lanes are marked by pavement striping to direct vehicles around the building. Vehicles in the interior lane will be directed to a covered pickup window, eventually exiting the drive through lane into the parking lot. Vehicles in the exterior lane will continue around the north end of the building, where the Jimmy John’s restaurant is located, and pick up their food at the window, then exit into the parking lot. Directional signage on site will direct vehicles exiting both drive throughs to exit the site via the outside drive aisle, rather than along the front of the building. The Zoning Ordinance requires that there be a minimum of 180 feet of segregated vehicle stacking for the service window. Both of the drive through lanes meet this requirement. Exhibit D Shows two possible building designs, with each appearing to have a mix of materials and building colors. Specific material information has not been provided at this time so no determination has been made as to whether the proposed materials meet the requirements of Section 11-17-9 of the Zoning Ordinance. This information would be required to be provided as part of the conditional use permit review. The applicant has submitted a narrative regarding the proposed development, including access/traffic flow and the architecture of the building (Exhibit F). Planning staff and KP Properties are seeking the Planning Commission’s input on the proposed site plan that includes two drive-through service lanes located side by side in a multi-tenant retail building. Source: Esri, Maxar, Earthstar Geographics, and the GIS User Community 210TH ST (CSAH 70)KEOKUK AVECity of Lakeville KP Properties Site Location Map EXHIBIT A Subject Site Lakeville Liquors Speedway Gary's Supper Club Allina Clinic Hampton Inn Aldi 210TH ST (CSAH 70)KEOKUK AVEC-3 City of Lakeville KP Properties Zoning Map EXHIBIT B Subject Site C-3 C-3 C-3 C-3 C-3 P/OS EXISTING BUILDINGLIQUOR STORE KEOKUK AVENUE986750'XX11 JIMMYJOHNS1,200 SQ. FT. COFFEETENANT1,500 SQ. FT. TENANT #31,650 SQ. FT.TENANT #41,650 SQ. FT. DRIVETHRUDRIVETHRU JIMMY JOHNS COFFEE TENANT TENANT #3 TENANT #4 ISGInc.com CAD FILE NAME Architecture + Engineering + Environmental + Planning 27728 CONCEPT 9 FILE LOCATION: \\ISGFILE1\SHARED\PROJECTS\27000 PROJ\27700-27799\27728 KP PROPERTY NEW RETAIL FACILIT-LAKEVILLE MN\27728 PRODUCTION FILES\27728 CIVIL 3D\NON PRODUCTION DWGS\27728 CONCEPT 9.DWG ISG PROJECT NO. 22-27728 KEOKUK AVE RETAIL PROPERTY LAKEVILLE, MINNESOTA - 01/05/2023 Sheet Number 1 of 3 CONCEPT 9 N0 SCALE IN FEET 30 60 PROPOSED RETAINING WALL EX PYLON SIGN COVERED DRIVE THRU SITE SUMMARY ZONING:C-3 GENERAL COMMERCIAL DISTRICT SITE/LOT AREA:79,676 SF (1.83 AC) REQUIRED SETBACKS PARKING BUILDING FRONT YARD 15'-0"30'-0" SIDE YARD 5'-0"10'-0" REAR YARD 5'-0"10'-0" PARKING DATA PARKING SPACES REQUIRED(CODE)(1) SPACE PER 160 SF OF GROSS LEASABLEFLOOR AREA. GOVERNING INFORMATION CITY OF LAKEVILLE CODE OF ORDINANCES PARKING SPACES REQUIRED 38 PARKING STALLS PROVIDED STANDARD 39 ACCESSIBLE 2 TOTAL 41 289' 230' PROPOSED RETAINING WALL COVERED DRIVE THRU DRIVE THRU WINDOWDRIVE THRU WINDOW DRIVE THRU MENU BOARD FRONT ELEVATION VIEW FENCED IN OUTDOOR PATIO AREA TRASH ENCLOSURE DRIVE THRU EXIT SIGN EXHIBIT C TUSHIE MONTGOMERY ARCHITECTS | 20840 KEOKUK AVE. LAKEVILLE KEOKUK RETAIL 1/4/23 1CONCEPT 1 WEST ELEVATION SOUTH ELEVATION EAST ELEVATION NORTH ELEVATION EXHIBIT D TUSHIE MONTGOMERY ARCHITECTS | 20840 KEOKUK AVE. LAKEVILLE KEOKUK RETAIL 1/4/23 2CONCEPT 2 WEST ELEVATION SOUTH ELEVATION EAST ELEVATION NORTH ELEVATION TUSHIE MONTGOMERY ARCHITECTS | 20840 KEOKUK AVE. LAKEVILLE KEOKUK RETAIL 1/4/23 RENDERINGS EXHIBIT E 3 Keokuk Avenue Project Narrative KP Properties Lakeville, LLC(KP) has entered into a purchase agreement with the City of Lakeville for the purchase of 1.83 acres directly north of the Lakeville Liquors store on Keokuk Avenue in southwest Lakeville. KP is proposing a mixed-use commercial building with two drive thru tenants on the property. A site diagram and concept architectural renderings are attached to this application. Zoning analysis: The property is currently in the C-3 General Commercial zoning district. KP is proposing a 6000 square foot mixed use multi-tenant commercial building on the property. Jason Kerr, who currently owns the existing Lakeville Jimmy John’s store on Kenwood Trail, will be opening a Jimmy John’s store on the north end of the proposed building. Kerr is also in investor in KP Properties Lakeville, LLC. It is anticipated that a coffee or food service business will occupy the second drive thru space. The remainder of the building is anticipated to be occupied by one or two tenants with uses allowed in the current zoning district. Access/traffic flow: The property will share the existing Keokuk access with the Lakeville Liquors property. There are two drive thru lanes that flow in a counterclockwise direction around the building. The first drive thru lane will enter a covered lane with a pickup window while the second drive thru lane flows around the north side of the building. The drive thru lanes as drawn on the attached site diagram meet or exceed the stacking distances as required by city code. The attached concept design demonstrates the ability to maneuver a large truck through the property. The flow of traffic on the property will flow in a counterclockwise direction to accommodate the drive thru traffic flow. An extended patio/sidewalk area was added on the front of the northernmost space to provide for enhanced visibility for drive thru traffic to merge and exit the property. Signage: There are two existing monument signs intended to service the Lakeville Liquor Store and the proposed project. The first sign is a digital sign located at the entrance off of Keokuk Avenue. There will be a sign usage agreement developed between KP and Lakeville Liquors for the use of this sign. Secondly, there is an existing sign located on the south side of the stormwater pond servicing Lakeville Liquors with spaces open for future tenants. KP and the City have discussed using the existing sign as well as enlarging and relocating the sign for enhanced visibility from I35. In addition to the monument signs, KP anticipates utilizing signage opportunities the Keokuk and I35 sides of the proposed building. Stormwater: There is an existing stormwater pond on the proposed property. The pond was designed and constructed to accommodate full development of both the Lakeville Liquor and KP properties. A shared use and maintenance agreement between the two property owners will be executed as part of the project. Architecture: A concept architectural rendering of the 6000 square foot building is attached. A unique feature to note is the covered drive thru lane dividing the south side of the building from the north. The covered area allows for utilities and other mechanical services to be shared will accommodating two drive thru lanes on the property. The materials used on the exterior of the building will complement surrounding properties while meeting or exceeding City requirements. EXHIBIT F