HomeMy WebLinkAboutItem 05a - CUP James Cecil 18275 Ixonia AveCity of Lakeville
Community Development
Memorandum
To: Planning Commission
Heather Botten, Senior Planner
October 8, 2025
Packet Material for the October 16, 2025 Planning Commission Meeting
James Cecil - Conditional Use Permit
November 9, 2025
INTRODUCTION
James Cecil of 18275 Ixonia Avenue has applied for a conditional use permit to allow an addition
to an accessory building to exceed 1,500 gross square feet of accessory storage space in the RS-2,
Single Family Residential District. The applicant is proposing to add a 28 foot by 20 foot addition
on the northeast side of the existing detached accessory structure. With the proposed addition,
the accessory building would total approximately 2,006 square feet in area. The site also has a 120
square foot shed, for a total of 2,126 gross square feet of accessory structure space. City Code
Section 11-18-9.D. allows additional accessory building square footage by conditional use permit.
The following exhibits are attached for your review:
A. Location Map
B. Zoning Map
C. Narrative
D. Site Plan
E. Site Photo
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PLANNING A NALYSIS
Existing Conditions. The subject property is a single-family lot that totals 1.75 acres in area. The
existing house is 2,233 square feet in area and was constructed in 1968. The existing detached
accessory building was constructed in two phases and located on the northwest corner of the
property. The site is wooded with a pond encompassing the southeast portion of the property.
The subject property is zoned RS-2, Single Family Residential District. The
property is located in a developed neighborhood surrounded by RS-2 zoning.
The minimum setbacks for a detached accessory building in the RS-2 District are 10
feet to the side and rear property lines and 30 feet to the front property line. The proposed
detached accessory building complies with required setbacks. The proposed accessory structure
setbacks are as follows:
Front (East): 200+ feet
Side (North): 12 feet
Side (South): 200+ feet
Rear (West): 20 feet
The applicant indicated that the purpose of the structure is to store
personal items, with several of the items currently being stored outside. No sewer service is
proposed nor shall be extended to the accessory building. The structure shall not be used for
commercial or home occupation purposes.
The existing bituminous driveway will provide access to the garage
addition, complying with code requirements.
The proposed building addition will complement the existing structure. A
maximum building height of 15 feet is allowed for detached accessory buildings in the RS-2
District.
The Zoning Ordinance allows the accessory building area requirements to be exceeded by
conditional use permit subject to the following criteria as listed in Section 11-18-5:
Properties in the RS-2 District are allowed combined accessory buildings totaling 1,500
square feet unless a conditional use permit is approved to exceed that amount. The
property owner has indicated a need for the proposed size of building to store personal and
recreational vehicles and equipment.
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B. No accessory building or private garage shall be utilized for all or a portion of a home
occupation, for commercial activities or for commercial storage.
The applicant has stated the garage addition is for personal use. No home occupation or
storage of commercial vehicles or equipment is allowed in any accessory building on the
property.
The proposed accessory building space has the evident function of creating storage of
personal and maintenance equipment for this property.
The proposed building addition will be constructed with similar colors as the existing
structures on the property and is compatible with the adjacent residential uses.
The provisions of section 11-4-7 of the Zoning Ordinance (Conditional Use Permits)
have been considered and satisfactorily met. Please refer to the attached findings of fact.
Community Development Department staff recommends approval of the conditional use permit
to allow accessory structures greater than 1,500 gross square feet in the RS-2 District located at
18275 Ixonia Avenue, subject to the following stipulations:
1. The accessory building shall be constructed in the location identified on the site plan
approved with the conditional use permit, with the accessory building being no closer
than 10 feet to the north property line.
2. Exterior building materials shall conform with the standards and criteria in section 11-
17-9 of the Zoning Ordinance.
3. The detached accessory building shall be kept, used, and maintained in a manner that is
compatible with the existing single-family home on the property and shall not present a
hazard to the public health, safety and general welfare.
4. Sanitary sewer service shall not be provided to the detached accessory building, and the
detached accessory building shall not be used as a dwelling.
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5. The detached accessory buildings shall not be used for any commercial use or home
occupation. Commercial storage or storage for third parties is not permitted.
6. A building permit application shall be submitted to and approved by the Building
Inspections Department prior to commencing construction.
Findings of Fact are attached for consideration.
Dakota County, Maxar, Microsoft
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±City of Lakeville
Location Map
Cecil CUP
18275 Ixonia Ave
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185TH STREET (CSAH 60)
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183RD ST
18275 IXONIA AVE
P/OS
P/OS P/OS
RS-2
RS-2
RS-2
RS-2
RS-2
RS-2
RS-3
RS-3
RS-3
P/OS
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±City of Lakeville
Zoning Map
Cecil CUP
18275 Ixonia Ave
EXHIBIT B
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185TH STREET (CSAH 60)
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183RD ST
18275 IXONIA AVE
From:jcecil@charter.net
To:Botten, Heather
Cc:Jenson, Kris
Subject:RE: RE: RE: RE: 18275 Ixonia - CUP for garage
Date:Tuesday, September 30, 2025 8:10:00 AM
Heather, not sure if I sent this, but Kris had told me to send you an e-mail about the garage use
for my CUP. The addition will only be used for personal use as a storage/work space. It will
not be used as a living quarter or as a business. Please let me know if there is anything else
needed from me.
Jim Cecil
18275 Ixonia Ave. - Lakeville
EXHIBIT C
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EXHIBIT D
EXHIBIT E
CITY OF LAKEVILLE
DAKOTA COUNTY, MINNESOTA
18275 IXONIA AVENUE CONDITIONAL USE PERMIT
JAMES CECIL
FINDINGS OF FACT AND RECOMMENDATION
On October 16, 2025 the Lakeville Planning Commission met at its regularly scheduled
meeting to consider the application of James Cecil for a conditional use permit to allow
accessory building area greater than 1,500 square feet in the RS-2, Single Family
Residential District on property located at 18275 Ixonia Avenue. 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. 2 of the 2040 Comprehensive Land Use
Plan, which guides the property for low density residential use.
2. The property is zoned RS-2, Single Family Residential District
3. The legal description of the property is Lot 8, Block 2, Maplewood Estates.
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 single-family home and existing and proposed detached accessory
buildings are consistent with the 2040 Comprehensive Land Use Plan and District 2
recommendations of the Comprehensive Plan.
The proposed use is or will be compatible with present and future land uses of the
area.
Finding: Provided compliance with the conditional use permit, the proposed building
addition will be compatible with existing and future land uses in the area.
c. The proposed use conforms with all performance standards contained in the
Zoning Ordinance.
Finding: The proposed size of the detached accessory building will conform with all
performance standards contained in the Zoning Ordinance and the City Code as
allowed by this conditional use permit.
The proposed use can be accommodated with existing public services and will not
overburden the City’s service capacity.
Finding: The subject property lies within the current MUSA and is served with
city sanitary sewer and water systems. The proposed building addition 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 proposed building addition will not overburden the streets serving the
property.
5. The planning report dated October 8, 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 Heather
Botten, Senior Planner dated October 8, 2025
October 16, 2025
BY: _________________________
Christine Zimmer, Chair