HomeMy WebLinkAboutCity Council Resolution 2003-428CITY OF PLYMOUTH
RESOLUTION 2003-428
APPROVING A SITE PLAN AMENDMENT AND A VARIANCE FOR PROPERTY
LOCATED AT THE NORTHWEST CORNER OF COUNTY ROAD 6 AND XENIUM LANE
(2003082)
WHEREAS, Schneiderman's Furniture has requested approval of a site plan amendment for site
improvements and variance to allow a 5 -foot setback from parking to the north and east sides of
the building, for property legally described as:
Commencing at a point in South line of the North 26 acres of South 33 acres of Northwest
quarter of Southeast quarter Section 10 Township 118 Range 22 Distance 140.4 feet West from
Southeast corner thereof said point being the center line of town road; thence west 300 feet along
said South line, thence North at right angles 187.8 feet to center line of said road; thence
southeasterly to beginning, except road.
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
Schneiderman's Furniture, subject to the following conditions:
1. A site plan amendment is approved to allow site improvements to convert an existing
industrial building into an approximately 117,000 square foot furniture store, in accordance
with the application received by the City on July 17, 2003 and revisions received on
September 2, 2003, except as amended by this resolution.
Resolution 2003-428
File No. 2003082
Page 2
2. Approval of the site plan amendment and variance are contingent upon approval the
Comprehensive Plan amendment reguiding to C (Commercial) and the rezoning to C-4
(Community Commercial).
3. A variance is approved to allow a 5 -foot setback from parking to the north and east sides of
the building, with the finding that the seven variance standards have been met:
(a) A hardship exists due to limited space between the existing building and the north and east
property lines. The available space is further reduced by the additional right of way
required along the east side of the building for future intersection improvements. The
variance for the setback on the east side of the building would improve the appearance of
the area and would allow adequate green space between the east drive aisle and the
proposed City trail along Xenium Lane. The variance along the north side of the building
is required in order to construct a rain garden and allow room to meet the requirements
for the loading area, drive aisle, and fire lane.
(b) The conditions for the variance are unique because this is a redevelopment project.
Typically, redevelopment of existing sites requires variances to either construct a new
building or to redesign an existing site for reuse. The site was previously used for
industrial purposes and does not have the level of amenities needed for a commercial site.
The variances would allow the applicant to upgrade the property for reuse as a
commercial site.
(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, but rather to facilitate roadway and water quality
improvements that have larger community benefits.
(d) The circumstances surrounding the variance request were not self-created, but rather
relate to a) a condition existing when the current owner purchased the property and b)
County right of way and City water quality needs.
(e) The proposed improvements would not be detrimental to the public welfare or injurious to
other land in the neighborhood. The proposed setbacks would still provide separation
between the parking and the building and would allow room for a sidewalk.
(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.
Currently, the property is paved directly to the building. The applicant proposes redesign
of the parking area along with significant building renovations that would improve the
appearance of the property and provide an amenity to the community.
Resolution 2003-428
File No. 2003082
Page 3
(g) The proposed improvements would not be detrimental to the public welfare or injurious to
other land in the neighborhood. The proposed setbacks would still provide separation
between the parking and the building and would allow room for a sidewalk.
4. The southwest access from Annapolis Lane shall be a right -in only. Prior to issuance of
building permits, the applicant shall submit revised plans that show an improved, more
noticeably right -in only design. Signage shall be installed to indicate that the entrance is
right -in only and no exit is permitted.
5. Stop signs shall be installed on all access driveways where egress is allowed.
6. The applicant shall provide 20 feet of additional right of way (60 feet from the centerline)
along County Road 6 and County Road 61 (Xenium Lane). Prior to issuance of a building
permit, the applicant shall submit easements for the additional right of way to the City for
approval.
7. Prior to issuance of building permits, the applicant shall revise plans to relocate the proposed
trash enclosure to not interfere with the loading area and traffic circulation and to provide a
26 -foot clear drive -aisle. The trash enclosure shall meet the requirements of Section 21135 of
the Zoning Ordinance. If parking spaces are lost due to the redesign of this area, the
applicant shall revise the site plan to show the revised parking arrangement and number of
parking spaces.
8. Prior to issuance of building permits, the applicant shall submit a revised lighting plan that
meets the requirements of Section 21105.06 of the Zoning Ordinance. The lighting plan shall
include additional wall -mounted lights at the east pedestrian access door and customer loading
area.
9. Trail easements are required for the proposed city trails along County Road 6 and Xenium
Lane. For the trail along County Road 6, a 30 -foot trail easement is required. The trail along
County Road 61/Xenium Lane may be located within the additional right of way, however a
trail easement will also be required over the trail, including the area from the right of way to
the east drive -aisle. The trail easements shall be submitted to the City for approval prior to
recording at Hennepin County.
10. Prior to issuance of a building permit, the applicant shall submit a revised landscape plan that
meets the requirements of the Section 21130 of the ordinance.
11. Prior to issuance of a building permit, plans shall be revised to indicate that the center drive
aisle in the west parking lot is a fire lane. All fire lanes must be constructed to fire lane
specifications.
Resolution 2003-428
File No. 2003082
Page 4
12. Prior to issuance of a building permit, revise plans to show correct P.I.V. locations. The
P.I.V. in the southeast corner varies from the site plan to the building elevations. The P.I.V.
and Siamese connections should be located in front of a "No Parking" space or in an
accessible parking access aisle. The access aisle can be 5 feet in width.
13. Prior to issuance of a building permit, revise plans to identify hydrant locations. Additional
hydrants in approved locations may be required. The hydrant on County Road 6 must include
double steamer 4 '/2 inch connections.
14. Prior to issuance of a building permit, revise plans to relocate the fire department connection
to an approved location on west side of the building.
15. Two additional accessible parking spaces are required at the southeast entry. Two spaces in
the west parking area may be removed.
16. All roof -top mechanical equipment shall be screened to meet the requirements of Section
21130.45 of the Zoning Ordinance. Rooftop equipment screening shall be painted to match
the building.
17. Prior to issuance of a building permit, plans shall be revised to remove the pylon sign from the
site plan.
18. Prior to issuance of a building permit, plans shall be revised to show the proposed height of
the west wall and provide an updated square footage calculation for wall signage. Revised
plans shall show that the height of the wall would not exceed 45 feet and signage would not
extend above the wall. All signage shall meet the requirements of Section 21155 of the
ordinance.
19. Sign permits are required prior to installation of all signage.
20. Prior to issuance of building permits, the applicant shall provide a financial guarantee and Site
Improvement Performance Agreement for all site improvements.
21. Any work within the right of way of County Road 6 or 61 will require a permit from
Hennepin County.
22. The proposal is subject to Bassett Creek Watershed approval.
23. Due to the reorientation of the building from County Road 6 to Annapolis Lane, the address
will be changed to Annapolis Lane. A new address will be assigned at the time of building
permit issuance.
Resolution 2003-428
File No. 2003082
Page 5
224. Standard Conditions:
- - Formatted: Bullets and Numbering
a. Compliance with the City Engineer's Memorandum.
fib. Compliance with the Ordinance regarding fire lanes and fire lane signage. *- - - Formatted: Bullets and Numbering
c. An 8 1/2 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.
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.
kf This approval shall expire one year after the date of approval, unless the property owner*- - - Formatted: Bullets and Numbering
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 Sections 21030.06 and 21045.09 of the Zoning
Ordinance.
ADOPTED by the City Council on October 14, 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 October 14, 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