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HomeMy WebLinkAboutItem 05c - Lakeville Soccer Association CUP City of Lakeville Memorandum To : Planning Commission Heather Botten, Senior Planner January 5, 2026 Packet Material for the January 15, 2026 Planning Commission Meeting Lakeville Soccer Club/Forrest Randall - Conditional Use Permit February 13, 2026 Forrest Randall, representing the Lakeville Soccer Club, has submitted a conditional use permit application and plans proposing to establish a commercial recreation facility at 21300 Juniper Way, in the OP, Office Park District. Lakeville Soccer Club is proposing to use approximately 21,000 square feet for indoor turf fields along with office and meeting space. The recently opened Lakeville 35 Logistics Center is a 190,000 square foot multi-tenant building; Pickle in the Middle Indoor Pickleball Courts recently opened in the building. Section 11-75-7.B allows commercial recreation facilities in the OP, Office-Park District subject to approval of a conditional use permit. The applicant has stated the anticipated hours of operation for the indoor recreation use would be Monday – Friday, 3:00 pm – 10:00 pm and weekends 8:00 am – 10:00 pm. This may overlap with the busy times of the other indoor commercial recreation use on the property but will more than likely differ than the typical industrial peak demand. The two indoor commercial recreation uses would occupy approximately 33% of the 190,000 square foot building. A. Aerial Location Map B. Zoning Map C. Application Narrative D. Property Site Plan E. Floor Plan STAFF ANALYSIS Surrounding Land Uses. The property abuts the following existing or planned land uses: North Undeveloped property, Office Park OP, Office Park South Juniper Way (CSAH 70) and Office Park OP, Office Park East Lakeville South High School, Public and Quasi-Public 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 11% of the building, roughly 21,000 square feet of area. The site recently received CUP approval of one other commercial recreation use for the property to allow a 42,000 square foot pickleball facility. No other tenants currently occupy the building. 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. In A stipulation will require that the property owner or future tenants in the multiple tenant building provide material safety data sheets to the City 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 Lakeville Soccer Club, 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 will have 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, Off Street Parking Requirements 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. Vehicle parking is primarily provided on the west and south sides of the building. Semi-truck traffic accessing the warehouse loading docks in the building is on the north side of the building. The site was originally designed for 223 parking stalls plus trailer parking. With the previously approved indoor commercial recreation use, trailer parking on the northeast side of the lot was reduced, and 58 parking stalls were added on the north side of the building, increasing the total number of parking spaces to approximately 280. The maximum number of participants (coaches, players, and staff) in the proposed space at one time would be 56 occupants, with most of the participants getting dropped off and picked up. With the hours of the proposed use being night and weekends staff is not anticipating a shortage of shared onsite parking. If internal traffic congestion becomes a problem, the applicant is prepared to increase staff presence to restrict stopping in the drive aisles and they could also adjust arrival and dismissal windows to stagger traffic. RECOMMENDATION Community Development Department staff recommends approval of the conditional use permit for a 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. Dakota County, Microsoft, Vantor City of Lakeville Location Map Lakeville Soccer 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 Lakeville Soccer 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 Lakeville Soccer – Conditional Use Permit 1. Description of Use Applicant: Lakeville Soccer Site Address: 21300 Juniper Way, Lakeville, MN Zoning District: OP – Office Park District Request: Conditional Use Permit for indoor recreational athletic use Lakeville Soccer proposes to operate an indoor soccer and athletic training facility within approximately 21,000 square feet of an existing industrial/commercial building at 21300 Juniper Way. The space includes approximately 3,000 square feet of office, meeting, and support space, with the balance dedicated to indoor turf fields. The turf area, located north of the office area, will be surfaced with artificial turf and divided by overhead netting into six (6) separate training fields. The facility will be used for soccer training, skill development, small-sided games, and related athletic programming. All activities will occur indoors. The proposed use is consistent with the intent of the Office Park District and is compatible with surrounding commercial and industrial uses. The building and site were designed to accommodate high-occupancy commercial activity, including warehouse and distribution uses, and the proposed indoor recreational use is less intensive than many permitted or conditional industrial uses. No exterior building expansions or site modifications are proposed as part of this request. 2. Operations Summary Primary Use: Indoor soccer training and athletic programming Number of Fields: Six (6) indoor turf fields separated by netting Typical Users: Youth and adult soccer players participating in training sessions, practices, and small-sided games Staffing: Coaching and administrative staff present during operating hours Hours of Operation (anticipated): ● Weekdays: Approximately 3:00 PM – 10:00 PM ● Weekends: Approximately 8:00 AM – 10:00 PM Hours may vary slightly by season but will be managed to avoid excessive peak congestion. Occupancy: Participant and spectator presence is staggered through scheduled programming to avoid large simultaneous gatherings. Programs are scheduled to limit overlap between sessions. 3. Parking and Traffic Summary The Lakeville 35 Logistics Center site provides approximately 226 off-street parking stalls. The building was designed to support high-intensity commercial and industrial uses, including warehouse and distribution operations. The proposed indoor soccer use generates peak parking demand primarily during evening and weekend hours, which differs from typical weekday industrial peak demand. Scheduling practices are designed to minimize overlap between sessions and manage parking utilization. Based on the size of the leased premises and the total parking supply on site, adequate off-street parking is available to accommodate players, spectators, and staff without spillover to adjacent properties or public streets. No changes to existing parking, drive aisles, or site access are proposed. 4. Noise and Sound Control Statement All athletic activities will occur entirely within the enclosed building. Primary noise sources include voices, whistles, and contact with athletic equipment. Noise impacts are mitigated by: ● Indoor-only activities ● Existing building construction suitable for industrial use ● No exterior speakers or amplified sound systems ● Wall padding up to 12ft surrounding perimeter of fields Operating hours are structured to avoid late-night activity. The proposed use is not expected to create exterior noise impacts beyond those typical of permitted commercial uses in the district. 5. Lighting Statement No changes to exterior lighting are proposed. All lighting associated with the proposed use will be located within the building. Existing exterior lighting will remain unchanged and compliant with City standards. 6. Fire Protection and Life Safety Summary The building is equipped with an ESFR fire suppression system. The interior layout provides clear exit paths from all areas of the space, including the turf fields and office areas. Occupant loads will be established in accordance with applicable building and fire codes. All required exits, emergency lighting, and life safety features will be maintained as required by code and reviewed as part of the building permit process. 7. Compatibility and Performance Standards Statement The proposed indoor athletic use: ● Is compatible with surrounding commercial and industrial uses ● Utilizes an existing building without exterior expansion ● Does not increase traffic or noise during late-night hours ● Is supported by existing infrastructure, parking, and utilities The use complies with applicable performance standards of the Office Park District and does not negatively impact neighboring properties. 8. Items Anticipated to Be Waived or Not Applicable The applicant requests administrative waiver or confirmation of non-applicability for the following, as no exterior site changes are proposed: ● Grading and stormwater plans ● Landscaping modifications ● Exterior signage changes ● Environmental protection district impacts NOPARKING NOPARKING NOPARKING NOPARKING C.S.A.H. NO. 70 226 STALLS 210' - 0" T 18 9 6 9 16 9 PROOF OF PARKING TOTAL = 73 STALLS3 3 PRORATA PARKING TOTAL = 50 STALLS 25 25 Sheet Title Project Number Sheet Number Issued For Date Project Client Project Manager Date Reg. No. I hereby certified that this plan, specification or report was prepared by me or under my direct supervision and that I am a duly Licensed Architect under the laws of the State of Minnesota Edward A. Farr ©COPYRIGHT 2024 Location Contractor 6/ 1 2 / 2 0 2 5 3 : 5 9 : 5 7 P M 224.034 PICKLE IN THE MIDDLE PROOF OF PARKING 09/27/2024 16362 NSL Lakeville 35 Logistics 1 21300 Juniper Way Lakeville, Minnesota SCALE:1" = 50'-0"2 1 PICKLE IN THE MIDDLE - PROOF OF PARKING N 0'25'50'100' REVISION #1 02/19/2025 25.027 Pickle in the Middle TENANT REVIEW 6/12/2025 1 CITY OF LAKEVILLE FINDINGS OF FACT AND RECOMMENDATION On January 15, 2026 the Lakeville Planning Commission met at their regularly scheduled meeting to consider the request of Lakeville Soccer Club - Forrest Randall 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: Lot 1, Block 1, Lakeville 35 Logistics Center North 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 office park uses provided compliance with the stipulations of the conditional use permit. c) The proposed use conforms with all performance standards contained in the Zoning Ordinance and the City Code. 2 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 from the commercial recreation use can be accommodated with the existing streets serving the property. 5. The planning report dated January 5, 2026 prepared by Heather Botten, Senior Planner 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 Senior Planner, Heather Botten dated January 5, 2026. Dated: January 15, 2026 LAKEVILLE PLANNING COMMISSION BY: ___________________________ Christine Zimmer, Chair