HomeMy WebLinkAboutCity Council Resolution 1997-704•
CITY OF PLYMOUTH
RESOLUTION 97 - 704
APPROVING SITE PLAN AND VARIANCES FOR BILL CAVANAUGH FOR
PROPERTY LOCATED AT 2715 FERNBROOK LANE NORTH (97126)
WHEREAS, Bill Cavanaugh has requested approval of site plan and variances to allow
construction of a 6,400 square foot multi -tenant industrial building on property legal,;
described as:
The south 2 acres of the east 4 ages of the south 20 rods of the north 40
rods of the southeast quarter of the southeast quarter of Section 21,
Township 11 S, Range 22, Hennepin County. Minnesota, ext ept roads
described as follows:
The west SO frit of that part of the above described parcel lying east of the
following described lite:
Commencing from the intersection of the centerline of Fetnbrook Lane
with the easterly extension of the south property line; thence west along
the south property line a distance of 60 fect to the actu;d point of
beginning of the line to be described; thence north parallel to the centerline
of Fembrook Lane a distance of 95 feet more or less to the point of
intersection with the n rth property line and there tenninating.
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 Bill Cavanaugh for a site plan and variances for construction of a 6,400 square
foot multi -tenant Industrial building, based on the following findings and conditions:
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1. The site plan allows construction of an approximately 6,400 square foot multi -tenant
indlastrial building, in accordance with the plans received by the City on October 27,
1997, except as amended by this resolution.
2. The variance request for a 13.5 -foot front yard setback where 50 feet is required
meets the seven variance standards. Specifically;
L The long, narrow shape of this lot creates a specific hardship to the owner.
Development without variances would be very difficult.
b. The variance request is unique to this lot. The lot is very narrow and has frontage
on three streets. It would be very difficult to meet the 50 -foot front yard setback
on all three fronts and still have a usable building pad available.
c. The purpose of the variance is not based exclusively upon a desire to increase the
value or income potential of the land.
d. The hardship is not self-created. The narrow lot and the three front yards make it
very difficult to meet all of the building setbacks. The narrow lot was created
when the City acquired additional right-of-way on 27t° Avenue North.
e. Granting the variance will not be detrimental to the public welfare or injurious to
other land or improvements in the neighborhood.
E The proposed variance will not impair an adequate supply of light and air to
adjacent property, or substantially increase the congestion of the public streets, or
increase the danger of fire, or endanger the public safety, or substantially diminish
or impair property values within the neighborhood.
g. The requested variance is the minimum action required to eliminate the hardship.
3. The variance requests for a 10 -foot rear yard setback where 15 feet is required for
drive aisles and 20 feet is required for parking, a 16 -foot front yard parking setback
for the south side of the eastern row of parking where 50 feet is required, and a zero -
foot front yard parking setback for the south side of the western row of parking where
50 feet is required, meets the s wen variance standards. Specifically, staff finds:
a. The long, narrow shape of this lot creates a specific hardship to the owner.
Development without variances would be very difficult.
b. The variance request is unique to this lot. The lot is very narrow and has frontage
on three streets. It would be very difficult to meet the 50 -foot parking setbacks on
all three fronts, the 20 -foo► parking setback in the rear and still provide adequate
parking on site.
c. The purpose of the variance is not based exclusively upon a desire to increase the
value or income potential of the land.
d. The hardship is not self-created. The narrow lot and the three front yards make it
very difficult to meet all of the parking setbacks. The narrow lot was created when
the City acquired additional right-of-way for 27" Avenue.
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e. Granting the variance will not be detrimentai to the public welfare or injurious to
other land or improvements in the neighborhood.
f. The proposed variance will not impair an adequate supply of light and air to
adjacent property, or substantially increase the congestion of the public streets, or
increase the danger of fire, or endanger the public safety, or substantially diminish
or impair property values within the neighborhood.
g. The requested variance is the minimum action required to eliminate the hardship.
4. All permitted, accessory, conditional and interim uses allowed in the 1-2 (General
Industrial) zoning district shall be permitted. Art galleries are not permitted in the 1-2
zoning district.
5. Prior to issuance of building permits, trash enclosure details in conformance with
Section 21120.07 of the Zoning Ordinance shall be provided.
6. Prior to issuance of building permits, he site plan shall be revised to either:
a. Stripe the two northern parking spaces in front of the trash enclosure for "No
parking" and move the trash enclosure west into this area, or
b. Move the trash enclosure into the building.
7. Prior to issuance of building permits, the site plan must be signed by a registered
architect or registered engine.
B. All existing structmics must be removed prior to issuance of building permits.
9. Prior to issuance of building permits, a Tree Preservation Plan must submitted for
review and approval by staff.
10. Prior to issuance of building permits, the site plan trust be revised to identity a
designated loading area in compliance with ordinance requirements.
11. All four exterior walls shall be finished with rock face block or one of thi permitted
building finishes established in the Zoning Ordinance. Common concrete block is not
a permitted building finish.
12. Prior to issuance of building permits, a landscape plan shall be submitted and
approved by staff. The landscape plan must include 21 trees, which meet minimum
ordinance standards, planted on the subject property.
13. All rooftop and ground mounted mechanical equipment shall be designed (including
exterior color) and located so to be ae.ithetically harmonious and compatible with the
building. Rooftop equipment over three (3) feet in height shall be screened with
durable materials that are aesthetically compatible with the structure.
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14. All signage shall be in compliance with the Sign Ordinance in effect at the time of
sign permit applicatiou.
15. Standard Conditions:
a. Compliance with the City Engineer's Memorandum.
b. Compliance with Policy Resolution 79-90 regarding minimum floor elevations
for new structures on sites a4jacent to, or containing any open storm water
drainage facility.
C. Submission of the required Financial Guarantee and Site Performance
Agreement for completion of site improvements within twelve months of the
date of this Resolution.
d. Any subsequent phases or expansions are subject to required reviews and
approvals per Ordinance provisions.
e. Compliance with the Ordinance regarding the location of fire hydrants, post
indicator valve, fire department connection, fire lanes, and fire lane signage
prior to issuance of building permits.
E An 8 112 x 11 inch "As Built" Fire Protection Plan shall be submitted prior to
the release or reduction of any site improvement bonds per City Policy.
g. Compliance with regulations regarding handicapped parking spaces and access.
h. This approval shall expire one year after the date of approval, unless the
property owner or applicant has substantially started construction 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
Section 21045.09 of the Zoning Ordinhnce.
Adopted by the City Council on November 19, 1997.
STATE OF MINNESOTA)
COUNTY OF HENNEPIN) SS.
The undersigned, being the duly qualified and appointed City Clerk of the City of
Plymouth, Minnesoto, certifies that I .:ompared the foregoing resolution adopted at a
meeting of the Plymouth City Council on November 19, 1997, 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