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Home My WebLink AboutItem 06a - South Metro Safe and Vault IUPCity of Lakeville Planning Department Planning Commission Heather Botten, Senior Planner May 8, 2025 Planning Commission Meeting John Borchardt/South Metro Safe and Vault - Interim Use Permit June 2, 2025 John Borchardt, South Metro Safe and Vault has submitted an application for an interim use permit to allow outside sales and display of a safe on property located at 16350 Kenrick Loop which is zoned C-3, General Commercial District. Outside sales and display are allowed in the C-3 District but not to exceed 30% of the gross floor area of the principal building or building tenant lease space and subject to approval of an interim use permit. The following exhibits are attached for your information: A. Location Map B. Zoning Map C. Site Plan with Parking Count D. Photo of the Current Safe on Display E. Findings of Fact North – Puppy Play and Stay; Zoned C-3, General Commercial District South – Multi-tenant building; Zoned C-3, General Commercial District East - Leo’s South; Zoned C-3 General Commercial District West – I-35 and Interstate Storage; Zoned ROW and PUD STAFF ANALYSIS South Metro Safe and Vault leases a portion of the 10,320 square foot, multi-tenant commercial building. South Metro Safe and Vaults specializes in the sale of fire and gun safes. Other building tenants include Embroidery and Pleasant Hills Saddle Shop. The proposed outside sales and display area would include one vehicle parking space located in the southwest corner of the property. There are no changes proposed to the existing parking lot or building. No additional hard surface is being added to the site. Based on the building approval in 1984, the minimum number of required parking spaces is 40. Removing the one space that will be used for the display area, there will be 46 spaces, complying with code requirements. South Metro Safe and Vault operates in about 1,070 square feet of leased area in the building, thirty percent of this area equals 321 square feet. The proposed outdoor display area does not exceed 30% of the gross floor leased area. In order to provide property owners with greater flexibility on the usage of their property, the city has defined specific interim uses that may be approved for a property, subject to city council approval. Interim uses allow a use that is presently judged to be acceptable by the city council based on the characteristics and circumstances of the specific location, property, or use for which the interim use permit is proposed such that the use will be consistent with the comprehensive plan, complies with the requirements of the zoning ordinance, and is compatible with surrounding land uses, which may be effected as a result of any change to the nature of the interim use or existing uses and development in the area. An interim use shall terminate on the happening of any of the following events, whichever occurs first: A. The date or event stated in the permit. B. Upon violation of conditions under which the permit was issued. C. Upon change in the city's zoning regulations which renders the use nonconforming. Section 11-5-5 of the Zoning Ordinance requires that an interim use permit comply with the following: A. Meet the standards of a conditional use permit set forth in subsection 11-4-3E of this title. See attached findings of fact. B. Conform to the applicable general performance standards of Section 11-4-7 of this title. Staff has reviewed the performance standards in Section 11-4-7 and finds that the interim use permit application meets all applicable standards, including site access and parking. The property requires 40 parking spaces for the retail and service building. A total of 46 parking spaces are provided on-site. C. The use is allowed as an interim use in the respective zoning district. The proposed outside sales and display is allowed by interim use permit in the C-3 District. D. The date or event that will terminate the use can be identified with certainty. The interim use permit shall terminate upon a change of building occupancy or when the safe and vault use with outside sales and display is no longer operating from the property. E. The use will not impose additional unreasonable costs on the public. The proposed outside sales and display will not impose costs on the public. F. The user agrees to any conditions that the city council deems appropriate for permission of the use. The applicant shall comply with the recommendations stipulated in the planning report as approved by the City Council. Community Development Department staff recommend approval of the interim use permit for outside sales and display of a safe or vault in the C-3 District subject to the following stipulations: 1. Outside sales and display shall be restricted to the one parking space in the area identified on the approved site plan. 2. Outside sales and display shall not obstruct the access to the building and site and shall not impede access by emergency service vehicles. 3. Signage shall be installed and maintained in compliance with Zoning Ordinance requirements and subject to approval of a sign permit. 4. The interim use permit will terminate at such time that outside sales and display of a safe or vault is no longer occurring on the property or a change of use in building occupancy. Findings of fact for the interim use permit are attached. Dakota County, Maxar, Microsoft KE N R I C K L O O P ± KENRICK AVE Site Location City of Lakeville South Metro Safe & Vault Site Location Map EXHIBIT A I- 3 5 KE N R I C K L O O P ± KENRICK AVE Site Location I- 3 5 C-3 C-3 C-3 C-3 C-3 C-3 PUD PUD P/OS City of Lakeville South Metro Safe & Vault Zoning Map EXHIBIT B Dakota County, MN 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 = 38 feet 3/6/2025 16350 Kenrick Loop - Site Plan 3-6-25 6 spaces 15 spaces 26 spaces Total spaces = 47 less one for display trailerDisplay Space Exhibit C Exhibit D 1 CITY OF LAKEVILLE On May 8, 2025 the Lakeville Planning Commission met at its regularly scheduled meeting to consider the application of John Borchardt/South Metro Safe and Vault for an interim use permit to allow outside sales and display of a safe or vault in the C-3 District located at 16350 Kenrick Loop. 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. 1. The property is located in Planning District No. 1 of the 2040 Comprehensive Plan, which guides the property for commercial uses. 2. The property is currently zoned C-3, General Commercial District. 3. The legal description of the property is: Lot 3, Block 1, Jackson’s First Addition according to the recorded plat thereof, Dakota County, Minnesota. 4. Section 11-5-3 states that interim use permits shall be processed according to the standards for a conditional use permit. 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 outside sales and display is a commercial use consistent with the policies and provisions of Planning District 1 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. Finding: The proposed outside sales and display will be compatible with existing and future land uses in the area given compliance with the interim use permit. c. The proposed use conforms with all performance standards contained in the Zoning Ordinance. 2 Finding: The proposed outside sales and display 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 served with necessary public services, and the outside sales and display 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 outside sales and display use and is within the capabilities of Kenrick Loop which serves the property. 5. The planning report dated May 8, 2025 prepared by Heather Botten, Senior 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 Heather Botten, Senior Planner dated May 8, 2025. DATED: May 8, 2025 LAKEVILLE PLANNING COMMISSION BY: _______________________________ Christine Zimmer, Vice Chair