HomeMy WebLinkAboutItem 05 Lakeville Soccer Club 1
City of Lakeville
Planning Department
M EMORANDUM
To : Planning Commission
From: Frank Dempsey, AICP, Associate Planner
Date: March 30, 2023
Subject: Packet Material for the April 6, 2023 Planning Commission Meeting
Agenda Item: Lakeville Soccer Club Conditional Use Permit
Action Deadline: April 28, 2023
INTRODUCTION
Forrest Randall, Executive Director of the Lakeville Soccer Club, has submitted a conditional use
permit application and plans on behalf of the Lakeville Soccer Club proposing to locate the club’s
indoor soccer training facility and administrative offices to an industrial building located 21044
Heron Way. The Lakeville Soccer Club serves youth soccer players from Lakeville and
surrounding communities. The proposed building space is a vacant warehouse facility attached
to JD Woodcraft, a custom cabinetry millwork and manufacturing facility. JD Woodcraft is the
owner of the property and building and is offering the Lakeville Soccer Club use of the unused
warehouse space separate from the manufacturing and warehouse operations. Section 11-86-
7.D allows commercial recreation facilities in the I-1 District subject to approval of a conditional
use permit. The proposed facility on Heron Way will allow moving the administrative facilities
of the club from member homes and allow a centralized principal indoor training facility.
EXHIBITS
A. Location and Zoning Map
B. Aerial Photo Map
C. Application Narrative
D. Site Plan
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E. Current and Proposed Building Floor Plan and Office Layout (3 Pages)
F. LSC Warehouse Lease Area Floor Plan
STAFF ANALYSIS
Zoning. The subject property is zoned I-1, Light Industrial District. In addition to the proposed
athletic training facility, the 48,600 square foot building is presently occupied by JD Woodcraft, a
custom cabinet milling and manufacturing facility. JW Woodcraft constructed a 16,737 square
foot warehouse/office addition in 2020. JD Woodcraft presently uses approximately one-half of
that expansion area in addition to the original office, manufacturing and warehouse area. The
Lakeville Soccer Club will occupy the east approximately one-half of the warehouse and office
addition.
Four previous indoor commercial recreation uses were approved by conditional use permit in
building spaces at 21017 and 21021 Heron Way in 2005, 2012, 2016, and 2020. The ETS fitness
training facility is the only remaining facility in the vicinity on Heron Way.
Section 11-86-7.D of the Zoning Ordinance allows commercial recreation facilities in the I-1
District subject to compliance with five listed criteria. The five criteria and my analysis of each
are as follows:
1. The architectural appearance and function plan of the building and the site
shall be designed with a high standard of architectural and aesthetic compatibility
with surrounding properties. Building materials, orientation, colors, height, roof
design, lighting, signage and site landscaping shall be designed to complement the
surrounding industrial properties and demonstrate potential industrial reuse. All
sides of the principal and accessory structures are to have essentially the same or a
coordinated, harmonious exterior finish treatment.
The existing exterior building appearance and interior functional plan will not be altered
with the proposed commercial recreation facility. The masonry exterior of the multiple
tenant building meets the requirements of the I-1 District.
2. A commercial recreational use shall not be located within a shared tenancy
building containing a use classified as an "H" occupancy as defined by Minnesota
state building code, as may be amended.
According to the building owner and City of Lakeville Building Inspection records, there
are no H (Hazardous) occupancy tenants in the building at 21044 Heron Way. No future
H classified tenant may occupy the subject building as long as the commercial recreation
use occupies the same principal building.
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3. In multiple occupancy buildings, a material safety data sheet (MSDS) shall be
required identifying all materials stored or used in the operation of the tenant
businesses. Any change in building tenants shall require that the MSDS be updated
and provided to all other tenants in the multitenant building.
JD Woodcraft has submitted the required material safety data sheets (MSDS) confirming
that the building is not occupied as a H occupancy and no hazardous materials are
present that would endanger use of the proposed commercial recreation space as
proposed by the Lakeville Soccer Club. The current or any future tenant occupying space
in the principal building that require MSDS shall be required to notify the City and
supply the relevant MSDS information as long as the commercial recreation use occupies
the building.
4. A commercial recreational use in a shared tenancy building shall have its own
exterior entrance and exit.
The Lakeville Soccer Club administration office access will be from the parking lot to the
north from 210th Street. The soccer club training facility will be accessed from walk-
through doors on the south side of the building from the parking lot off of Heron Way as
shown on the floor plan.
5. The site must be accessed via a collector street. Vehicular access points shall
create a minimum of conflict with through traffic movement, shall comply with
chapter 19 of this title and shall be subject to the approval of the city engineer.
Heron Way is accessible via 210th Street, a major collector road. The soccer club training
hours (M-F 4:30 – 9:30 pm, Sat. 9:00 am – 1:00 pm, Sun. 12:00 pm – 8:00 pm) will occur
weekdays one half hour after JD Woodcraft business hours (4:00 pm) and Saturdays and
Sundays when JD Woodcraft is not in operation. Parking is shared among the tenants in
the building. Average building occupancy per hour will range between 30-40 individuals.
The LSC may only operate with practice activities during non-business hours of JD
Woodcraft. Planning Department staff recommends a stipulation requiring that the LSC
hours for practice times occur only during non-business hours of JD Woodcraft.
Parking and arrival and departure management for the LSC will require attention to
parent and student vehicles on Heron Way and on-site. Vehicles will access the site from
Heron Way, preferably the west access adjacent to the angled parking, and exit from the
east access at Heron Way. A non-student adult club member shall be on site outdoors to
manage students during pick up and drop off times.
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Student members will access the rear of the building off of Heron Way. No students will
be allowed enter the north side of the building from 210th Street where the administrative
offices are to be located. The parking management plan presented by LSC representatives
(Exhibit C) indicates that only students and LSC staff will be allowed in the facility as a
matter of policy. Student arrivals and departures will occur at five to ten minute intervals
as noted in the applicant narrative. The site plan indicates that 16 parking spaces are
available on the south side of the building. JD Woodcraft also authorizes use of their
main parking area on the west side of the building where 35 parking spaces are located.
Findings of Fact are attached for your review and consideration.
RECOMMENDATION
Planning Department staff recommends approval of the conditional use permit for the Lakeville
Soccer Club indoor commercial recreation use in the I-1, Light District at 21044 Heron Way,
subject to the following stipulations:
1. The Lakeville Soccer Club training schedule shall not occur during business operation
hours of JD Woodcraft or other future principal tenant of the building.
2. A non-student adult club member shall be on site outdoors to manage students during
pick up and drop off times.
3. Only Lakeville Soccer Club members enrolled in public, private or State of Minnesota
recognized equivalent pre-school and primary school through secondary schools or other
places of education shall use the LSC training facility.
4. No H (Hazardous) Occupancy tenants are allowed in the multiple tenant industrial
building as long as the commercial recreation use is a tenant in the same building.
5. The current tenant and any future tenants of the building being jointly occupied by this
commercial recreation use shall submit Material Data Safety Sheets (MSDS) to the City
including and periodic updates at they might occur.
Lakeville Soccer Club CUP
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 = 300 feet
4/3/2023
Lakeville SC
An El i t e Co m mu ni ty S oc ce r Ex pe r ie nc e
JANUARY 2023
PO Box 160, Lakeville MN 55044
952-237-2450
www.lakevillesoccer.org
Presented To
City of Lakeville
Presented By
Forrest Randall
Es ta b l is he d in 1 9 83
The Product A non-profit youth soccer organization that serves the
Lakeville community and surrounding areas
The Leadership Lakeville SC is Board-driven by volunteer members,
with designated staff responsible for daily operations.
The Overall Industry The Minnesota youth soccer landscape contains over
250 youth clubs that compete at recreational, travel,
and semi-professional levels.
The Competitors
Our main competitors are clubs that immediately
surround our area - Salvo SC, Prior Lake SC, BV
United, and Eagan Wave SC
The Financial Status
Lakeville SC is in a healthy financial state, with
membership having grown 46% over the past 5 years.
We are currently at a surplus, looking to invest in
resources that better the experience for our members.
Future Plans To find an office and training space that enhances our
operations and services to membership.
G ene r al B u s i n es s O ve r vie w
MISSION
VISION
Lakeville Soccer Club serves more than 3500 youth soccer
players from Lakeville and surrounding communities. We offer
a full range of soccer experiences for our athletes at all skill
levels and youth age groups including TOTS, Recreational,
Junior Academy, Recreational and Travel levels play
Executive
Summary
To become one of the premier destinations for all levels of
soccer players. Expanding our reach and resources to
support entry level players, all of the way to professional.
Board
Executive
Director
Administration
Darlene Patyk
Finance
Jim Beard
BU9-U12 Technical Director
GU9-U12 Technical Director
BU13-19 Technical Director
GU13-U19 Technical Director
Recreation Director
Tournament Director
GK Director
Soccer Operations
ADMINISTRATIVE STAFF
The Organization
Forrest Randall
Executive Director
Darlene Patyk
Club Administrator
Jim Beard
Finance Manager
BOARD MEMBERS
Jose Benitez
President
Peter Tyma
Community Relations
Brian Szorcsik
Vice President
Steve Davis
Rec Coordinator
Chad Hammerschmidt
Travel Coordinator
Beatriz Valdez
Treasurer
Denise Kappelman
Secretary
Hours of Operation Parking
Hours will generally be 10:00am - 5:00pm
Avg occupancy per hour - 1-6 individuals
Monday - Friday - 4:30pm - 9:30pm
Saturday 9:00am - 1:00pm
Sunday 12:00pm - 8:00pm
Avg occupancy per hour - 30-40 individuals
Space will also be used for occasional staff training
events, monthly board meetings, and team
informational meetings
Administrative Hours
Training Space Hours (warehouse)
Miscellaneous
13 spots available at front entry
10-15 spots available at rear entry
Garage entry driveway for 4-6 additional spots
Shared parking space agreement with owner when JD
Woodcraft is not open for business
Parking spaces available during administrative hours
are more than enough to handle the amount of
occupants
Training space hours will require staff only parking,
with 'drop-off only' rules for families.
Staff and Members instructed there is no over night
parking allowed
Parking
Traffic & Parking Concerns Unit Updates / Installations
Utilize training space outside of JD Woodcraft hours
Place a 5-10 minute buffer between training
sessions to allow for transition between training
group pick-up & drop-off
Instruct members that it is 'drop-off only' for players
Utilize the rear (south) entry as primary pick-up &
drop-off location
If a member requires parking for any reason, they
will be provided instructions on exact locations.
JD Woodcraft is the primary user of the neighboring
units. Their times of operation are Monday - Friday
from 7:00am - 4:00pm. To help alleviate parking/traffic
concerns, our club will:
The current office lay-out would not require any
physical alterations for our operations.
LSC would hire Synthetic Turf Solutions to install an
artificial turf training surface across the entire floor
Netting and padding would also be installed to protect
surrounding walls and fixtures
Staff & Members are currently covered under US Club
Soccer for all medical and accident insurance
LSC also holds general liability and Director/Officer
insurance
LSC would purchase additional coverage for the
purpose of this space
Office Space
Training Space (warehouse)
Insurance
Operation Methods
How we would utilize Heron Way Facility
U se of H e ro n W a y F a c i l it yBusiness Plan
GENERAL DESCRIPTION
Lakeville SC is seeking a space that will provide both our administration a centralized space to
operate, as well as a warehouse space for soccer training purposes. Currently, our administration
works out of their homes, with a club PO Box for mailing purposes. Storage for all of our
equipment is currently at our homes or Steve Michaud Park in units provided by the city. We are
also investing $300,000 per year into local domes and training space rentals. This has created
issues with having convenient training times, driving to Dundas/Rosemount/Burnsville during
winter months, and having to minimize the space provided to our individual teams/programs.
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CITY OF LAKEVILLE
DAKOTA COUNTY, MINNESOTA
LAKEVILLE SOCCER CLUB CONDITIONAL USE PERMIT
On April 6, 2023 the Lakeville Planning Commission met at their regularly scheduled meeting
to consider the request of the Lakeville Soccer Club for a conditional use permit to allow a
commercial recreation use in the I-1, Light Industrial District located at 21044 Heron Way. The
Planning Commission conducted a public hearing on the proposed conditional 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 Comprehensive Planning District No. 6, which guides the
property for Industrial use.
2. The property is zoned I-1, Light Industrial District.
3. The legal description of the property is:
Lot 1, Block 1, Airlake Development Fourth Addition
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. 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 recreation use is consistent with the policies and
provisions of Planning District 6 of the 2040 Comprehensive Land Use Plan.
b) The proposed use is or will be compatible with future land uses of the area.
Finding: The proposed commercial recreation use is compatible with surrounding
industrial uses provided compliance with the stipulations of the conditional use permit.
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c) The proposed use conforms with all performance standards contained in the
Zoning Ordinance and the City Code.
Finding: The proposed commercial recreation use conforms to the performance
standards set forth in the Zoning Ordinance given compliance with the stipulations of
the conditional use permit.
d) The proposed use can be accommodated with existing public services and will not
overburden the City’s service capacity.
Finding: The proposed commercial recreation use will not overburden the City’s sanitary
sewer and water systems and can be served with existing public services.
e) Traffic generation by the proposed use is within capabilities of streets serving the
property.
Finding: Traffic generation by the commercial recreation use can be accommodated with
the existing streets serving the property.
5. The planning report dated March 30, 2023 prepared by Associate Planner Frank
Dempsey 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 Associate Planner
Frank Dempsey dated March 30, 2023.
Dated: April 6, 2023
LAKEVILLE PLANNING COMMISSION
BY: ___________________________
Christine Zimmer, Vice Chair