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HomeMy WebLinkAboutCity Council Resolution 2003-265CITY OF PLYMOUTH RESOLUTION 2003-265 APPROVING A SITE PLAN AMENDMENT AND A SHORELAND VARIANCE TO INCREASE THE IMPERVIOUS SURFACE COVERAGE FROM 28 PERCENT TO 30 PERCENT AT GLEASON LAKE ELEMENTARY LOCATED AT 210 COUNTY ROAD 101 NORTH (2003038) WHEREAS, Inspec, Inc., is requesting approval of a site plan amendment and a shoreland variance to increase the impervious surface coverage from 28 percent to 30 percent at Gleason Lake Elementary located at 210 County Road 101 North, for property legally described as: Lot 1, Block 1, Gleason Lake School WHEREAS, the Planning Commission has reviewed said request at a duly called public meeting 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 Inspec, Inc., for a site plan amendment and a shoreland variance to allow 30 percent impervious surface coverage for site improvements at Gleason Lake Elementary School, subject to the following conditions: 1. A site plan amendment and shoreland variance are approved to allow for site improvements including fire lane modifications, adding 12 parking spaces, and reconfiguring the entrance on the west side of the school, in accordance with the plans received by the City on April 11, 2003 and revised plans submitted on May 1, 2003, except as amended by this resolution. A shoreland variance is approved to allow an impervious surface coverage of 30 percent where 25 percent is allowed by the Zoning Ordinance, based on the finding that: Resolution 2003-265 File No. 2003038 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 school was constructed prior to the Shoreland District ordinance and currently exceeds the maximum impervious surface coverage allowed under the ordinance. Without the variance, the applicant would not be able to make any improvements that resulted in additional impervious surface. The proposed improvements could not be constructed without the elimination of substantial amount of paved surfaces on the site. As the school experiences parking shortages, any removal of existing parking areas would cause a particular hardship for the safety and operation of the school. b) The circumstance upon which the petition for the variance is requested is unique to the parcel. The variance request is unique as the proposal is based on the school's concern for safety of elementary school students, buses, and the general public. c) The purpose of 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 necessary to allow the existing fire lane to be used for a bus loading/unloading zone to improve the safety and functionality of the site. d) The circumstances surrounding the variance request were not self-created. As noted, the school existed prior to the Ordinance requirement that limits impervious surface to 25 percent. e) The proposed improvements would not be detrimental to the public welfare or injurious to other land in the neighborhood. The improvements are intended to increase the safety of the site. There is an existing tree buffer that would provide screening of the bus loading/unloading zone from the view of the adjacent residential properties. f) 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 the danger of fire or substantially diminish property values in the neighborhood. The proposed improvements are intended to increase the safety and functional of the site and to reduce vehicular conflicts that currently exist. g) The requested variance is the minimum action required to eliminate the hardship. The proposal would utilize existing impervious surface (fire lane) for the bus loading/unloading and would be the minimum action necessary for site safety. The applicant is proposing to not construct curb and gutter along the entire fire lane to reduce the amount of impervious surface on the site. The additional impervious surface is the minimum amount necessary to allow for adequate safety and maneuverability on the site. Resolution 2003-265 File No. 2003038 Page 3 3. Prior to issuance of a grading permit, the applicant shall provide a financial guarantee and Site Improvement Performance Agreement for all site improvements. 4. The applicant shall construct curbing around the proposed parking spaces north of the fire lane. Prior to issuance of a grading permit, the applicant shall submit revised plans showing the addition of curbing and shall identify the dimension of all improvements. 5. Vehicles cannot be unattended on the fire lane at any time and must immediately leave the fire lane on activation of the school fire alarm system. 6. The applicant shall comply with the City Engineer's Memorandum. 7. Approval shall expire one year after the date of approval, unless the property owner or applicant has substantially started construction of the project. The landowner or applicant may apply for approval of an extension by the City, as regulated under Sections 21030.06 and 21045.09 of the Zoning Ordinance. -Formatted: Bullets and Numbering ADOPTED by the City Council on June 10, 2003. STATE OF MINNESOTA) COUNTY OF IIENNEPIN) 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 June 10, 2003 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