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HomeMy WebLinkAboutItem 05 - PCL CUPCity of Lakeville Community Development Department Memorandum To: Planning Commission Frank Dempsey, AICP, Associate Planner November 1, 2024 Packet Material for the November 7, 2024 Planning Commission Meeting PCL Construction Conditional Use Permit November 30, 2024 A representative of PCL Construction, located at 21435 Humboldt Court, has submitted a conditional use permit application requesting approval of an exception to the exterior building materials requirements of the I-1, Light Industrial District for the construction of a detached accessory building. Exceptions to the material requirements may be allowed subject to approval of a conditional use permit. The property includes two parcels, which have been combined into a single parcel and property identification number, and totals 3.37 acres. The following exhibits are attached for your review: Exhibit A – Location/Zoning Map Exhibit B – Aerial Photo Map Exhibit C – Application Narrative Exhibit D – Property Site Plan Exhibit E – Creekside Business Park Plat Exhibit F – Building Elevation Sketch and Sample Photos The subject property was platted as Creekside Business Park in 2005. The site includes a 25,450 square foot warehouse/office building and a small detached accessory storage building on a concrete surface. The property had previously included outdoor storage of new and used tires by a previous building occupant. 2 Adjacent Land Uses. Adjacent land uses and zoning are as follows: – Public Park/Open Space (P/OS District) Public Park/Open Space (P/OS District) Humboldt Court and Industrial Properties/Buildings (I-1 District) Public Park/Open Space (P/OS District) The minimum setbacks for the principal and accessory structures in the I-1 District are 30 feet from the north (rear) property line and 10 feet from the west (side) property line. The proposed and existing accessory buildings and the existing principal building complies with setback requirements. The proposed accessory building will be 2,640 square feet, or approximately 40’ x 65’. The existing detached accessory building is approximately 22’ x 50’ (1,100 square feet), for a proposed total area of 3,740 square feet. The Zoning Ordinance allows a maximum accessory building square footage in the I-1 District not to exceed 30% of the square footage equivalent of the principal building. The maximum square footage of accessory building area allowed is 7,635 square feet. The proposed total accessory building square footage falls within the allowable range at 15%. The maximum proposed height will be 14 feet, six inches in height before being mounted on the storage containers bringing the ceiling height to 22 feet. The maximum allowable building height in the I-1 District is four stories or 50 feet. Exhibit F depicts the proposed building. . The accessory building is proposed to include steel shipping containers as side and rear walls with an open front facing south. The roof material will be white, woven high- density polyethylene coated fabric material. The Zoning Ordinance requires accessory buildings to be constructed of similar materials as the principal building, however, exceptions may be allowed if approved by conditional use permit. A stipulation of the conditional use permit will recommend that the shipping container walls be newly painted, free of dents, and the roof constructed of a durable material, requiring replacement or repair if damaged by weather or other source. The property is screened from the north, east, and west by landscaping installed with the original building project in 2005 and natural growth vegetation and trees which includes stands of mature trees on city-owned property. The landscaped buffer width ranges from between 130 feet to the east to 180 plus feet to the west and northwest toward the residential properties in those directions. A tall stand of natural growth trees is within the South Creek corridor beyond the developed industrial sites and related landscaping installed at the time of development that separates the residential area from the industrial zone properties to the south and east. No additional screening is required with the proposed accessory building. Two separate driveways serve each separate platted parcel, one to the principal building parking lot and the other to the now combined lot that will include the new accessory building. The property and the principal building are served with city sewer, water, and storm sewer services. The proposed accessory building will not include sewer and water services. 3 The Zoning Ordinance allows an exception to the building material requirements of the I-1, Light Industrial District subject to approval of a conditional use permit and subject to the following criteria as listed in Section 11-17-9 of the Zoning Ordinance: The proposed accessory building shall be used for continued use associated with allowed industrial uses on the property as outlined in the Zoning Ordinance. The proposed detached accessory building will be used for storage of equipment common to an industrial zoned property. The proposed detached accessory building shall be maintained free of dents in the walls and free of rips, tears, or other roof damage. The applicant is a lease-holding tenant on the property and has agreed to remove the building upon the lease no longer being in effect. Community Development Department staff recommends approval of the PCL Construction conditional use permit for an exception to the exterior building material requirements of the I-1, Light Industrial District for the construction of a detached accessory building for equipment storage, subject to the following stipulations: 1. The shipping container walls, and roof shall be freshly painted, free of dents, and hoop roof structure material shall be constructed of a durable material. The roof material shall be replaced or repair if significant damage occurs by weather or other source. 2. A building permit shall be approved by the City prior to construction of the accessory building. 3. The building shall be constructed in the location identified on the approved site plan. 4. PCL Construction shall remove the proposed accessory building when they no longer occupy the property as a lessee or owner. EXHIBIT A EXHIBIT B EXHIBIT C EXHIBIT D CITY OF LAKEVILLE DAKOTA COUNTY, MINNESOTA PCL CONSTRUCTION CONDITIONAL USE PERMIT FINDINGS OF FACT AND RECOMMENDATION On November 7, 2024, the Lakeville Planning Commission met at its regularly scheduled meeting to consider the request of PCL Construction, located 21435 Humboldt Court, for a conditional use permit for an exception to the exterior building material requirements of the I-1, Light Industrial District for the construction of a detached accessory building. 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. 1. The property is located in Planning District No. 6 of the 2040 Comprehensive Plan, which guides the property for industrial land use. 2. The property is currently zoned I-1, Light Industrial District. 3. The legal description of the property is Lots 4 and 5, Block 1, Creekside Business Park. 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: 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 detached accessory building is consistent with the Land Use Plan and District 6 recommendations of the 2040 Comprehensive Land Use Plan as an industrial use property. The proposed use is or will be compatible with present and future land uses of the area. Finding: The property is adequately screened from the nearby residential area and is compatible with other industrial land uses in the vicinity. Provided compliance with the conditional use permit, the detached accessory building will be compatible with present and future land uses in the area. The proposed use conforms with all performance standards contained in the Zoning Ordinance. Finding: Provided compliance with the conditional use permit, the attached accessory building will conform with all performance standards contained in the Zoning Ordinance and the City Code. The proposed use can be accommodated with existing public services and will not overburden the City’s service capacity. Finding: The subject property is served with City sanitary sewer and water. The detached accessory building will have no impact on the City’s service capacity. Traffic generation by the proposed use is within capabilities of streets serving the property. Finding: The detached accessory building will not overburden the streets serving the property. 5. The planning report dated November 1, 2024 prepared by Frank Dempsey, Associate Planner, is incorporated herein. 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 November 1, 2024. November 7, 2024 BY: ______________________________ Jenna Majorowicz, Chair