HomeMy WebLinkAboutCity Council Resolution 2006-007CITY OF PLYMOUTH
RESOLUTION 2006-007
APPROVING SITE PLAN AMENDMENT, CONDITIONAL USE PERMIT AMENDMENT
AND VARIANCES TO ALLOW AN ADDITION AT PLYMOUTH COVENANT CHURCH
LOCATED AT 4300 VICKSBURG LANE NORTH (2005111)
WHEREAS, Plymouth Covenant Church has requested approval of a site plan amendment,
conditional use permit amendment, and variances for a 39,051 -square foot church expansion
located at 4300 Vicksburg Lane North, for property legally described as:
That part of Government Lot 1, in Section 16, Township 118, Range 22, which lies South of the
North 662 feet thereof including accretions thereto and subject to a road right-of-way over the
westerly 33 feet thereof measured at right angles with the North line of said Government Lot 1,
Hennepin County, Minnesota; also,
Beginning at the Northwest corner of Government Lot 2, Section 16, Township 118, Range 22;
thence South along the West line of Lot 2, 246.8 feet to the center line of the Rockford Road, so
called; thence along the center line of said Rockford Road North 88 degrees and 41 minutes East
3 82 feet to the center of a ditch; thence in a North Easterly direction along the center line of said
ditch to its intersection with the North line of said Gov. Lot 2; thence West along said North line
592.5 feet to point of beginning, containing 2.5 acres, and including accretions.
WHEREAS, the Planning Commission has reviewed said request at a duly called public hearing
and recommends approval.
NOW, THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF THE CITY
OF PLYMOUTH, MINNESOTA, that it should and hereby does approve the request by
Plymouth Covenant Church for a site plan amendment, conditional use permit amendment, and
variances for a 39,051 -square foot church expansion, subject to the following conditions:
1. A site plan amendment, conditional use permit amendment, and variances are approved to
allow constriction of a 39,051 -square foot three-level expansion, in accordance with the
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File No. 2005111
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application materials received by the City on September 2, 2005, and revised plans received by
the City on November 15, 2005, except as amended by this resolution.
2. Variances are approved to allow 32.6 -percent impervious surface area coverage where the
Zoning Ordinance allows a maximum of 25 percent, and to allow a 44 -foot high church where
the Zoning Ordinance allows a maximum of 35 feet, based on the finding that:
a. The requested 32.6 -percent impervious surface coverage variance and 44 -foot building
height variance would allow the expansion of the building and parking area on the
property. The Plymouth Covenant Church property is unique due to the physical
surroundings of the property. The subject property is roughly 23 acres, and the church
would be setback roughly 200 feet from the closest residential home. In addition, slightly
less than half of the proposed expansion requires a height variance. The sanctuary is the
portion of the expansion that requires the variance. The sanctuary would be located
between two additions of lower height, which would break up the north and south
elevations.
The hardship is also based on the applicant's desire to blend the addition with the existing
church building by using a pitched roof for the new sanctuary. In order to fit the building
to the site and maintain this character, the applicant requires a variance. The proposed
design of the church, particularly the pitched roof aspect of the design, is residential in
character, which increases the compatibility of the stricture with the surrounding
neighborhood.
b. The conditions relating to the hardship are not generally applicable to other properties in
the RSF-I zoning district. The property is unique due the characteristics of the lot and
surrounding area. In addition, the applicant has proposed to mitigate the increased
impervious surface with a rain garden and no -mow zone on the north and east sides of the
church addition.
c. The variances would allow a reasonable use of the land and would not be detrimental to
the public welfare or injurious to other land in the neighborhood. The proposed building
height would not impair an adequate supply of light and air to adjacent property, endanger
public safety, increase congestion of the public streets, increase the danger of fire or
substantially diminish property values in the neighborhood. In addition, the increased
impervious surface would be mitigated by the proposed rain garden and no -mow zone,
which would treat the added runoff prior to reaching to lake.
d. The purpose of the variances is not based upon a desire to increase the value or income
potential of the parcel of land. The proposed expansion and parking lot addition would
provide additional space for the church membership.
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3. Prior to issuance of a building permit, a site improvement performance agreement and
financial guarantee shall be submitted pursuant to Section 21045.10 of the Zoning Ordinance.
4. Prior to issuance of a building permit, the applicant shall submit revised plans moving the
retaining wall out of the 30 -foot setback from the top of the bluff.
5. Prior to issuance of a building permit, the applicant shall revise the lighting plan to show
house -side shields for all fixtures located within 300 feet of residential property.
6. Prior to issuance of a building permit, the applicant shall vacate that portion of the public trail
on the east side of the project that is impacted by new constriction or grading. Prior to
issuance of a building permit, the applicant shall also provide a public 30 -foot trail easement
(in recordable form) to replace the vacated trail easement and a letter of agreement stating
City approved stipulations for the trail relocation.
7. Engineering conditions:
a. Prior to issuance of a building permit, the plans shall be revised to include the following:
1. Indicate concrete curb and gutter B612 for parking lot.
2. Show the sanitary sewer and water services to the proposed and existing building. If
the existing water service is abandoned, it will be removed back to the corporation
stop.
3. Indicate watermain as PVC 900 DR 18 and revise utility note 4 4 on page C3.0.
4. A valve is required on the watermain between the private connections. Relocate the
connections to accomplish this.
5. All storm sewer pipes and strictures that are less than 48 inches deep require granular
material to 48 inches below finished grade.
6. All storm sewer pipes 18" in diameter or larger must have trash guards at the end
sections.
7. Replace the R-1733 castings with the R- 1642-B castings.
8. Tie the last 12 storm sewer joints of both the inlet and outlet of flared end sections as
well as pipes in and out of the skimmer stricture. Note this on the plans.
9. Add a note that the public streets and parking area must be swept a minimum once per
week.
10. Provide a planting plan and constriction details for the rain garden.
11. Revise the Landscape Plan to indicate that no trees or shrubs are planted within 10 feet
on each side of all pipes.
12. Revise the plan so the bottom of the retaining wall next to the water quality pond is
above the pond normal water surface elevation and the wall is located outside the
drainage and utility easement.
13. Submit a description on the grading plan of how increased volumes of runoff due to
the proposed development would be minimized by limiting impervious cover and
encouraging infiltration of storm water where soil conditions are appropriate.
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14. Submit a description on the grading plan of how alternative landscape techniques and
materials will reduce rates and volumes of runoff.
15. Identify on the grading plan all reasonable steps to avoid water quality impact and
mitigate with appropriate best management practices (BMPs) to prevent water quality
in receiving waters from falling below established standards.
b. Prior to issuance of a building permit, all appropriate permits shall be obtained from the
Minnesota Department of Natural Resources, Bassett Creek Water Management
Commission, Army Corps of Engineers, and NPDES.
c. Prior to issuance of a building permit, a City right-of-way permit shall be obtained from
the Engineering department.
d. Prior to the financial guarantee being released, the City requires reproducible mylar prints
of sanitary sewer, water service, storm sewer and pond As-Builts for the site.
e. The site plan shall comply with the City of Plymouth's current Engineering Guidelines or
the State Plumbing Code, whichever applies.
f. All site utilities shall comply with the State Plumbing Code.
g. Prior to issuance of a building permit, the applicant shall provide an unobstructed access
easement to the N[_TRP pond at a minimum 15 feet wide and not exceeding a 15 -percent
grade. Prior to issuance of a building permit, the applicant shall also revise the grading
plan to show the access easement.
h. Prior to issuance of a building permit, the applicant shall provide a drainage and utility
easement for the water quality pond, rain garden, and Turtle Lake to the 100 -year high
water level. The easement shall also include the storm sewer pipe outfall for the water
quality pond.
i. Prior to issuance of a building permit, the applicant shall provide a rain garden agreement
and a parking lot sweeping agreement.
j. The relocated public trail shall meet ADA standards.
8. Fire Conditions:
a. Prior to issuance of a building permit, the plans shall be revised to include the following:
1. Identify location of fire apparatus access road signage.
2. Submit fire flow calculations flowing the remote two hydrants simultaneously.
Each hydrant shall be capable of flowing a minimum of 1,500 GPM at 20 PSI
residual pressure.
3. Submit fire apparatus turning radius evaluations for the entire fire lane system.
4. Include fire lane sign locations and constriction details for the fire lane on the site
plan.
b. The entire building shall be protected by a City approved NFPA 13 Automatic Fire
sprinkler system.
c. A building fire sprinkler system and fire alarm system shall be monitored by an approved
LTL central station with a UL certificate on the system. The PIV and all system control
valves with the system flow switches shall be monitored by the UL central station.
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d. An approved solenoid device is required to be connected between the building domestic
water supply and the building fire sprinkler system. Activation of the fire sprinkler system
shall shut off all domestic water on the site.
e. Locate the Fire Department connection in an approved location.
f. An approved City of Plymouth Fire Department lockbox must be installed in an approved
location near the main entry door on the south side of the building.
g. An 8 1/2 inch x I I inch "As -Built" Fire Protection Plan shall be submitted prior to the
release or reduction of any site improvement bonds, per City Policy.
h. Fire Lane signage must be installed in locations as identified by the Fire Inspector.
i. A looped watermain system is required.
9. A building permit shall be obtained for all retaining walls exceeding four feet. The walls shall
be designed and certified by a structural engineer. In addition, a three-foot high fence is
required on top of all retaining walls exceeding four feet.
10. Silt fence shall be installed prior to any constriction on the site.
11. All rooftop equipment shall be screened or painted to match the building.
12. Erosion Control blanket is required on all slopes 3:1 and greater.
13. Standard Conditions:
a. The applicant shall remove any diseased or hazardous trees.
b. All signage shall comply with the Section 21155 of the Zoning Ordinance.
c. Building permits are required prior to the commencement of any constriction related to
the project.
d. Any subsequent phases or expansions are subject to required reviews and approvals per
Ordinance provisions.
e. The permit is subject to all applicable codes, regulations and ordinances, and violation
thereof shall be grounds for revocation.
f. This approval shall expire one year after the date of approval, unless the property owner
or applicant has substantially started constriction of the project, or unless the landowner
or applicant has received prior approval from the City to extend the expiration date for up
to one additional year, as regulated under Sections 21045.09 and 21015.07 of the Zoning
Ordinance.
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ADOPTED by the City Council on January 10, 2006.
STATE OF MINNESOTA)
COUNTY OF HENNEPIN) SS.
The undersigned, being the duly qualified and appointed City Clerk of the City of Plymouth,
Minnesota, certifies that I compared the foregoing resolution adopted at a meeting of the
Plymouth City Council on January 10, 2006 with the original thereof on file in my office, and the
same is a correct transcription thereof.
WITNESS my hand officially as such City Clerk and the Corporate seal of the City this
day of
City Clerk