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HomeMy WebLinkAboutCity Council Resolution 2005-346CITY OF PLYMOUTH RESOLUTION 2005-346 APPROVING A SITE PLAN AMENDMENT, CONDITIONAL USE PERMIT, AND VARIANCE FOR A PARKING LOT EXPANSION AT THE CITY CENTER PROFESSIONAL BUILDING LOCATED AT 15700 -37TH AVENUE NORTH (2005083) WHEREAS, McGough Development, has requested approval of a site plan amendment, conditional use permit, and variance for a 31 -stall parking lot expansion at the City Center Professional Building located at 15700 -37th Avenue North, for property legally described as: Lot 3, Block 1, Plymouth Hills -1 Addition, Hennepin County, Minnesota 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 McGough Development, for a site plan amendment, conditional use permit, and variance for a 31 -stall parking lot expansion at the City Center Professional Building, subject to the following conditions: 1. A site plan amendment, conditional use permit, and variance are approved to allow a 31 -stall parking lot expansion, in accordance with the application materials received by the City on June 30, 2005, and revised plans received on August 8, 2005, subject to the conditions listed below. 2. A conditional use permit is approved to allow off-site parking for the subject property based on the finding that the seven conditional use permit standards have been met. 3. A variance is approved to allow the furthest off-site parking stall to be 415 feet from the main entrance of the building, where 300 feet is the maximum distance allowed, based on the findings that: Resolution 2005-346 File No. 2005083 Page 2 a. The existing conditions of the property result in a particular hardship to the owner, if the strict letter of the regulations were to be carried out. The requirements for City Center properties are designed to place buildings along public street frontages, with a majority of parking to be located behind the building. The main entrance of the building was positioned on the south end of the west wall of the building to provide a connection to the public street, consistent with City Center requirements. The subject property is roughly 280 -feet wide by 460 -feet deep. Given the narrow and deep shape of the lot and the placement of the front entrance, it is necessary for some of the parking to be located more than 300 feet from the front entrance of the building. b. The circumstance upon which the petition for the variance is requested is unique to the parcel. Due to the existing layout of the building on the site, a majority of the parking lot is in the rear portion of the site. There are no other locations on the site to add the parking needed for the building to be fully occupied. The variance is not based exclusively upon a desire to increase the value or income potential of the parcel of land. The variance request is based on the need to increase the amount of parking for the uses in the building in a location that was specifically noted with the original site plan approval of the property. d. The proposed improvements would not be detrimental to the public welfare or injurious to other land in the area. The applicant has obtained a parking easement from the adjacent property owner to the north for off-site parking. In addition, the parking lot would be located 114 feet from the Kinder Care Building and the play area would be set back roughly 15 feet from the proposed parking lot and screened with an existing 6 -foot high berm, coniferous trees, and a 6 -foot high chain link fence. e. The proposed improvements would not impair an adequate supply of light and air to adjacent property, endanger public safety, increase congestion of the public streets, increase danger of fire or substantially diminish property values in the neighborhood. e. The requested variance would be the minimum action required to eliminate the hardship. 4. A separate grading permit is required prior to constriction of the parking lot expansion. 5. Prior to issuance of a grading permits, a site improvement performance agreement and financial guarantee shall be submitted pursuant to Section 21045.10 of the Zoning Ordinance. 6. Prior to issuance of a grading permit, silt fence shall be installed prior to any constriction on the site. Resolution 2005-346 File No. 2005083 Page 3 7. Prior to issuance of a grading permit, the applicant shall submit and receive approval of an administrative permit to allow a continuation of the 12.5 -foot parking setback from the east property line, where 20 feet is required by the Zoning Ordinance. The proposed parking addition shall not increase the non -conformity. 8. Prior to issuance of a grading permit, fire lane signage shall be installed in approved locations by the City fire inspector. 9. Compact parking signage shall be installed for the proposed compact parking stalls on the site. 10. Standard Conditions: a. All signage shall comply with the Section 21155 of the Zoning Ordinance. b. Any subsequent phases or expansions are subject to required reviews and approvals per Ordinance provisions. c. The permit is subject to all applicable codes, regulations and ordinances, and violation thereof shall be grounds for revocation. g. 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. ADOPTED by the City Council on September 13, 2005. 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 September 13, 2005 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