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HomeMy WebLinkAboutItem 07a - Laurent DB Coninck Pickle in the Middle City of Lakeville Memorandum To : Planning Commission Heather Botten, Senior Planner June 16, 2025 Packet Material for the June 26, 2025 Planning Commission Meeting Laurent DB Coninck Pickle in the Middle - Conditional Use Permit August 4, 2025 Laurent DB Coninck, Pickle in the Middle, has submitted a conditional use permit application and plans proposing to establish an indoor commercial recreation facility in the OP, Office Park District. The applicant would like to use approximately 42,000 square feet of the new 190,000 square foot building as a pickleball facility. The multi-tenant building is located in the Lakeville 35 Logistics Center North Addition located at 21300 Juniper Way. Section 11-75-7.B allows commercial recreation facilities in the OP, Office-Park District subject to approval of a conditional use permit. The proposed use would be open 24 hours a day, seven days a week. Guests would be granted access with a unique 4-digit pin. The facility is monitored by security cameras and a facility manager who visits daily at varying times. No food or beverage is available on-site. The applicant has stated that peak hours are typically evenings and weekends. A. Aerial Location Map B. Zoning Map C. Application Narrative and Floor Plan (2 pages) D. Property Site Plan STAFF ANALYSIS Surrounding Land Uses. The property abuts the following existing or planned land uses: North Trinity Evangelical Free Church Office Park OP, Office Park South Juniper Way (CSAH 70) and Office Park OP, Office Park East Lakeville South High School and City Owned Property Public and Quasi-Public and Restricted Development P/OS, Public Open Space District West Juniper Way (CSAH 70) and Office Park OP, Office Park The subject property is zoned OP, Office Park. The multiple tenant building approved for the property is 190,000 +/- square feet in area. The proposed commercial recreation facility will incorporate about 22% of the building, roughly 42,000 square feet of area. The space will include 15 pickleball courts, storage lockers, lobby/check-in and a meeting room, Section 11-75-7.B of the Zoning Ordinance allows commercial recreation facilities in the OP, Office-Park district subject to compliance with five listed criteria. The five criteria and staff analysis of each are as follows: 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 approved exterior of the building will not be altered with the proposed commercial recreation facility. The smooth texture, pre-cast concrete panels of the multiple tenant building meet the requirements of the OP District. 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 subject building. No future H classified tenant may occupy the subject building while the commercial recreation use occupies the same principal building. 3. In A recommended stipulation will require that the property owner or future tenants in the multiple tenant building provide material safety data sheets to determine there are no hazardous (H occupancies) and no hazardous materials present that could endanger use of the proposed commercial recreation space as proposed by Pickle in the Middle, or any future commercial recreation facility tenant occupying the same space subject to this conditional use permit. A commercial recreational use in a shared tenancy building shall have its own exterior entrance and exit. The proposed facility has its own exterior entrance and exit, complying with code requirements. 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. Juniper Way (CSAH 70) is the primary access to the proposed facility and is classified as a principal arterial road, which is a higher classification than a collector street, complying with this requirement. Parking is primarily provided on the west and south sides of the building. Semi- truck traffic accessing the warehouse loading docks in the subject building would be on the north side of the building. The site is designed for 223 parking stalls. Based on average occupancy of the applicants’ other facilities, at peak usage, they are anticipating 50-60 vehicles on-site. Community Development Department staff recommends approval of the conditional use permit for an indoor commercial recreation use in the OP District at 21300 Juniper Way, subject to the following stipulations: 1. 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. 2. 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. Findings of Fact are attached for your review and consideration. 1 CITY OF LAKEVILLE DAKOTA COUNTY, MINNESOTA PICKLE IN THE MIDDLE CONDITIONAL USE PERMIT FINDINGS OF FACT AND RECOMMENDATION On June 26, 2025 the Lakeville Planning Commission met at their regularly scheduled meeting to consider the request of Pickle in the Middle for a conditional use permit to allow a commercial recreation use in the OP, Office-Park District located at 21300 Juniper 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. 1. The property is located in Comprehensive Planning District No. 6, which guides the property for Industrial use. 2. The property is zoned OP, Office-Park. 3. The legal description of the property is: 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: Finding: The proposed commercial recreation use is consistent with the policies and provisions of Planning District 6 of the 2040 Comprehensive Land Use Plan. . 2 Finding: The proposed commercial recreation use is compatible with surrounding office park uses provided compliance with the stipulations of the conditional use permit. . 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. 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. Finding: Traffic generation from the commercial recreation use can be accommodated with the existing streets serving the property. 5. The planning report dated June 16, 2025 prepared by Heather Botten, Senior 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 Senior Planner, Heather Botten dated June 16, 2025. Dated: June 26, 2025 LAKEVILLE PLANNING COMMISSION BY: ___________________________ Christine Zimmer, Chair Dakota County, Maxar, Microsoft City of Lakeville Location Map Pickle in the Middle CUP EXHIBIT A± JUN I P E R P A T H ( C S A H 7 0 ) Site Location 215TH ST 210TH ST 215TH ST City of Lakeville Zoning Map Pickle in the Middle CUP EXHIBIT B± JUN I P E R P A T H ( C S A H 7 0 ) Site Location 215TH ST 210TH ST 215TH ST P/OS OP OP OP OP OP RM-1 RS-3 I-1 I-1 Project Narrative – Pickle in the Middle Lakeville Pickle in the Middle provides 24/7 access to indoor pickleball facilities. Guests are granted entry using a unique 4-digit PIN code, and the facility is monitored by security cameras for safety. Staffing includes a facility manager who visits daily at varying times depending on activity levels, and a professional cleaning crew that services the facility three times per week to maintain cleanliness. We do not offer food or beverages, as our focus is exclusively on pickleball. Our reservation options include court rentals, open play sessions, and organized leagues. We currently operate two locations—one in Brooklyn Park and one in Lake Elmo—with plans to open a third in Lakeville. The Lakeville facility can host up to 60 people on the courts at any one time, with peak hours generally occurring during evenings, weekends, and other non-business periods. Based on data from our current operations, we maintain an average occupancy rate of around 56%, with peak usage resulting in approximately 50 to 60 vehicles on-site EXHIBIT C C.S . A . H . N O . 7 0 JUNI P E R W A Y (C.S. A . H . N O . 7 0 ) EXCE P T I O N 25912592259325942595 259625972598 2599 2600 2601 2602 260326042605 26062607 260826092610261126122613 2614 261526162617 2618 26192620 2621 26222623 26242625 26262627 2628 2629 2630 26312632 2633 2634 263526362637 2638 2639 2640 2641 2642 2643 2644 26452647264826492650 265126522653 26542655265626572658 2659 266026612662 2663 26642665 2666 2667266826692670 2671 26722673 2674 2675 2676 267726782679 2680268126822683 26842685 2686 2687 2688 2689 26902691 2692 2693 26942695 2696 26972698 2699 27002701 2702270327042705 2706 270727082709 2710 2711 271227132714 2715 27162717 2718 27192720 272127222723 2724272527262727 272827292730 27312732 2733273427352736 27372738273927402741 2742 2743 2744 2745 2746 2747 27482749 2750 2751 2752 275327542755 2756 275727582759276027612762 276327642766 2767 2768 1373 138313841385 13861387 1388 13891390 139113921393 139413951396 1397 PROP O S E D B U I L D I N G 1 8 9 , 6 7 8 S F LOT 1 , B L O C K 1 15.97 4 A C , 6 9 5 , 8 1 4 S F NOPARK I N G NOPARK I N G NOPARK I N G FILTR A T I O N B A S I N 100-Y E A R H W L : 1 0 2 6 . 3 7 10-YE A R H W L : 1 0 2 5 . 3 7 OUTL E T : 1 0 2 4 . 7 0 BOTT O M : 1 0 2 3 . 1 7 NURP P O N D 100-Y E A R H W L : 1 0 2 6 . 9 0 10-YE A R H W L : 1 0 2 6 . 1 2 OUTL E T 1 0 2 4 . 7 0 NWL: 1 0 2 4 . 5 0 BOTT O M : 1 0 1 5 . 0 0 EXISTING WETLANDNWL: 1017.93 NOPARK I N G 16 20 30.0' 9.0' 9.0' 30 . 0 ' 24.0 ' 24.0' 9.0' 9.0' 24.0 ' 20.0 ' 20.0' 20.0' 12.0' 9.0' 24.0' 42 27 20 20 9.0' 9.0' 9.0' 9.0' F B B B B B B J J J 20.0 ' 24.0 ' 20.0 ' 9.0' 20.0 ' 20.0 ' 24.0 ' I I 24.0 ' 20.0 ' 20.0 ' 20.0 ' 9.0' 95 27 J F I I F F K 60.0' 48 . 6 ' F F BUILDING SETBACK PARKING SETBACK BUILDING SETBACK PARKING SETBACK BUILDING SETBACK PARKING SETBACK REMOVE GRAVEL APPROACH SCALE IN FEET 0 10050 NORTH THE SUBSURFACE UTILITY INFORMATION SHOWN ON THESE PLANS IS A UTILITY QUALITY LEVEL D. THIS QUALITY LEVEL WAS DETERMINED ACCORDING TO THE GUIDELINES OF ASCE/CI 38-02, TITLED "STANDARD GUIDELINES FOR THE COLLECTION AND DEPICTION OF EXISTING SUBSURFACE UTILITY DATA." THE CONTRACTOR AND/OR SUBCONTRACTORS SHALL DETERMINE THE EXACT LOCATION OF ALL EXISTING UTILITIES BEFORE COMMENCING WORK, BY CONTACTING THE NOTIFICATION CENTER (GOPHER STATE ONE FOR MINNESOTA). THE CONTRACTOR AND/OR SUBCONTRACTOR AGREE TO BE FULLY RESPONSIBLE FOR ANY AND ALL DAMAGES, WHICH MIGHT BE OCCASIONED BY HIS OR HER FAILURE TO EXACTLY LOCATE AND PRESERVE ANY AND ALL UTILITIES (UNDERGROUND AND OVERHEAD). IT SHALL BE THE RESPONSIBILITY OF THE CONTRACTOR TO RELOCATE ALL EXISTING UTILITIES WHICHCONFLICT WITH THE PROPOSED IMPROVEMENTS SHOWN ON THE PLANS. A.BUILDING, STOOPS, STAIRS (SEE ARCHITECTURAL PLANS) B.B-612 CONCRETE CURB AND GUTTER C.B-618 CONCRETE CURB AND GUTTER D.CONCRETE APRON E.FLAT CURB SECTION F.CONCRETE SIDEWALK G.SEGMENTAL BLOCK RETAINING WALL H.ADA ACCESS LOCATION I.ACCESSIBLE STALL STRIPING J.ACCESSIBLE PARKING SIGN K.TRANSFORMER KEY NOTES NO DATE BY CKD APPR SHEET OF Date License # Print Name: I hereby certify that this plan, specification, or reportwas prepared by me or under my direct supervision andthat I am a duly Licensed Professional Engineer underthe laws of the State of Minnesota. DRAWN BY DESIGNED BY CHECKED BY PROJECT NO. PRELIMINARY DESIGN REVIEW PERMIT SUBMITTAL CONSTRUCTION DOCUMENTS REV. COMMENT Engineering | Surveying | Planning | Environmental 24 . 1 S ( L M S T E C H ) | CH A N D L E R C I R R I C I O N E | 9/ 2 6 / 2 0 2 4 2 : 3 7 : 4 2 P M L: \ P R O J E C T S \ 5 2 9 2 7 \ C A D \ C I V I L \ S H E E T S \ S I T E D E V E L O P M E N T P L A N S \ 5 2 9 2 7 - C 3 . 0 1 - S I T E . D W G :C3 . 0 1 S I T E P L A N © 2021 Sambatek LIKEWISE PARTNERSLAKEVILLE 35 LOGISTICS CENTER NORTH LAKEVILLE, MNSITE PLAN APPLICATION 52927 07/26/2024 TPK CC JDB 07/26/2024 TPK EWM EWM CITY ENTITLEMENT SUBMITTAL 08/20/2024 TPK EWM EWM CITY ENTITLEMENT RE-SUBMITTAL 09/10/2024 CDC EWM EWM CITY ENTITLEMENT RE-SUBMITTAL 09/26/2024 CDC EWM EWM REVISED SITE PLAN PER DAKOTA COUNTY COMMENTS PROPOSED EXISTING LEGEND RETAINING WALL WETLAND TREE LINE SAW CUT LINE BOLLARD PARKING STALL COUNT## 1 KEY NOTE HEAVY DUTY ASPHALT PAVING CONCRETE PAVING CONCRETE SIDEWALK PAVEMENT BY OTHERS (SEE ARCHITECTURAL PLANS) BOUNDARY LINE STANDARD DUTY ASPHALT PAVING LIGHT POLE (BY OTHERS) EASEMENT LINE CONCRETE CURB BUILDING LINE SIGN 24 . 1 S ( L M S T E C H ) | CH A N D L E R C I R R I C I O N E | 9/ 2 6 / 2 0 2 4 2 : 3 7 : 4 2 P M L: \ P R O J E C T S \ 5 2 9 2 7 \ C A D \ C I V I L \ S H E E T S \ S I T E D E V E L O P M E N T P L A N S \ 5 2 9 2 7 - C 3 . 0 1 - S I T E . D W G :C3 . 0 1 S I T E P L A N SITE PLAN C3.01 # N.T.S. 32' 15' 53' 11.2'± BUILDING WALLWB-67 32' 15' 48' CONCRETE LANDING PAD 11.2'± WB-62 BUILDING WALL CONCRETE LANDING PAD WB-62 - Interstate Semi-Trailer WB-67 - Interstate Semi-Trailer 11.2'36.8' 11.2'41.8' 15' 32' ±4.8' ±5.2 DOLLY PAD 53' AND 48' DRY TRAILERS 1.ALL DIMENSIONS ARE ROUNDED TO THE NEAREST TENTH FOOT. 2.ALL DIMENSIONS SHOWN ARE TO FACE OF CURB UNLESS OTHERWISE NOTED. 3.CONTRACTOR SHALL REVIEW PAVEMENT GRADIENT AND CONSTRUCT “GUTTER OUT” WHERE WATER DRAINS AWAY FROM CURB. ALL OTHER AREAS SHALL BE CONSTRUCTED AS “GUTTER IN” CURB. COORDINATE WITH GRADING CONTRACTOR. 4.ALL AREAS ARE ROUNDED TO THE NEAREST SQUARE FOOT. 5.ALL PARKING STALLS TO BE 9' IN WIDTH AND 20' IN LENGTH UNLESS OTHERWISE INDICATED. ALL TRUCK PARKING STALL TO BE 12' IN WIDTH AND 55' IN LENGTH UNLESS OTHERWISE INDICATED. 6.CONTRACTOR SHALL REFER TO ARCHITECTURAL PLANS FOR EXACT LOCATIONS AND DIMENSIONS OF EXIT PORCHES, RAMPS, PRECISE BUILDING DIMENSIONS AND EXACT BUILDING UTILITY ENTRANCE LOCATIONS. 7.SEE ARCHITECTURAL PLANS FOR PYLON/MONUMENT SIGN DETAILS 8. SEE ARCHITECTURAL PLANS FOR LIGHT POLE FOUNDATION DETAIL AND FOR EXACT LOCATIONS OF LIGHT POLE. 9.REFER TO FINAL PLAT FOR LOT BOUNDARIES, LOT NUMBERS, LOT AREAS, AND LOT DIMENSIONS. 10.ALL GRADIENT ON SIDEWALKS ALONG THE ADA ROUTE SHALL HAVE A MAXIMUM LONGITUDINAL SLOPE OF 5% (1:20), EXCEPT AT CURB RAMPS (1:12), AND A MAXIMUM CROSS SLOPE OF 2.00% (1:50). MAXIMUM SLOPE IN ANY DIRECTION ON AN ADA PARKING STALL OR ACCESS AISLE SHALL BE IN 2.00% (1:50). CONTRACTOR SHALL REVIEW AND VERIFY THE GRADIENT IN THE FIELD ALONG THE ADA ROUTES PRIOR TO PLACING CONCRETE OR BITUMINOUS. CONTRACTOR SHALL NOTIFY THE ENGINEER IMMEDIATELY IF THERE IS A DISCREPANCY BETWEEN THE GRADIENT IN THE FIELD VERSUS THE DESIGN GRADIENT. COORDINATE ALL WORK WITH PAVING CONTRACTOR. 11."NO PARKING" SIGNS SHALL BE PLACED ALONG ALL DRIVEWAYS AS REQUIRED BY CITY. 12.STREET NAMES ARE SUBJECT TO APPROVAL BY THE CITY. 13.BUILDING ADDITION HAS BEEN LOCATED BASED ON ORIGINAL GRIDLINE DESIGN AND/OR EXISTING BUILDING EXTERIOR CORNER SURVEY LOCATIONS. EXTERIOR CORNERS DO NOT REPRESENT EXISTING BUILDING GRIDLINES. CONTRACTOR SHALL LOCATE EXISTING GRIDLINES IN THE FIELD FOLLOWING DEMOLITION AND COORDINATE REQUIRED MODIFICATIONS, IF ANY, TO EXPANSION PLACEMENT WITH CIVIL AND ARHCITECT ACCORDINGLY. CONTRACTOR SHALL PROVIDE RECORD PLANS AS REQUIRED BY PERMITTING AGENCIES DEVELOPMENT NOTES DEVELOPMENT SUMMARY AREA LOT 1, BLOCK 1 RIGHT OF WAY BUILDING SUMMARY LOT 1, BLOCK 1 PARKING STALLS ADA STALLS TRAILER STALLS TOTAL STALLS SETBACKS (PARKING) FRONT YARD REAR YARD SIDE YARD SETBACKS (BUILDING) FRONT YARDREAR YARD SIDE YARD ZONING EXISTING ZONING PROPOSED ZONING 20 FT 10 FT 10 FT 50 FT 30 FT 30 FT OP OFFICE PARK OP OFFICE PARK 695,814 SF 15.974 AC 189,678 SF 4.35 AC 225 8 42 275 142,603 SF 3.274 AC PROPOSED IMPERVIOUS PROPOSED PERVIOUS 442,620 SF 10.16 AC 253,147 SF 5.81 AC REQUIRED PARKING ASSUME GROSS BLDG. SQ. FOOTAGE - 10% = ASSUME 10% OFFICE AT 1/200 ASSUME 90% WAREHOUSE AT 1/1000 TOTAL STALLS REQUIRED TOTAL STALLS PROVIDED 170,710 SF = 85 STALLS = 154 STALLS = 239 STALLS = 225 STALLS EXHIBIT D