HomeMy WebLinkAboutCity Council Resolution 1999-250CITY OF PLYMOUTH
RESOLUTION 99-250
APPROVING SITE PLAN AMENDMENT AND VARIANCE FOR A BUILDING ADDITION
AND PARKING LOT EXPANSION AT THE WRICO BUILDING LOCATED AT 2727
NIAGARA LANE NORTH (99020)
WHEREAS, Griffiths Corporation has requested approval of a site plan amendment and variance
to allow construction of a 38,000 -square foot building addition and a 28 -stall parking lot
expansion on property legally described as follows:
That part of Lot 1, Block 2, Metro Industrial Park, according to the recorded plat thereof,
described as follows: Commencing at the northeast corner of said Lot 1; thence southerly, along
the east line of said Lot 1, a distance of 650.00 feet, to the beginning of the land to be described;
thence westerly, deflecting to the right 90 degrees 00 minutes 00 seconds, a distance of 570.00
feet, thence southerly, deflecting to the left 90 degrees 00 minutes 00 seconds, a distance of
496.74 feet; thence easterly, deflecting to the left 90 degrees 00 minutes 00 seconds, a distance
of 570.00 feet, to the east line of said Lot 1; thence northerly, along said east line, a distance of
496.74 feet to the point of beginning.
WHEREAS, the Planning Commission has reviewed said request at a duly called public meeting
and recommends approval of the site plan amendment and variance;
NOW, THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF THE CITY
OF PLYMOUTH, MINNESOTA, that it should and hereby does approve the site plan
amendment and variance for a building addition and parking lot expansion on property located at
2727 Niagara Lane North, subject to the following conditions:
1. A site plan amendment and variance are approved to allow construction of a 38,000 -square
foot building addition and a 28 -stall parking lot expansion, in accordance with the plans and
application received by the City on March 5, 1999, and revisions received on April 6, 1999,
except as amended by this resolution.
Resolution 99-250
(99020)
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2. A variance to allow 39 percent building coverage where 35 percent is permitted for the I-1
(Light Industrial) zoning district is approved, based on the following findings:
a. The warehouse and manufacturing aspects of this business necessitate this type of a
building expansion. The addition of a second floor is not economically or functionally
feasible for this type of a use.
b. The variance is requested in order to expand the warehouse space and eliminate the need
for the trailers that are currently used for storage of materials. The 35 percent building
coverage maximum is very restrictive for warehouse/manufacturing use like Wrico.
These types of uses generally require a larger footprint to accommodate the large
manufacturing equipment and storage needs.
c. The request is not based exclusively upon a desire to increase value or income potential.
The building expansion would allow a more efficient plant operation, but would also
improve the appearance of the property. The building addition would allow the property
owner to store materials inside the plant and would rid the site of the trailers and other
outside storage currently located in the area of the proposed building expansion.
d. The hardship is caused by the Zoning Ordinance standards and was not self-created.
When the City approved the original site plan in 1976, the maximum building coverage
was 50 percent. The Zoning Ordinance standards have changed and the current
ordinance restricts building coverage in the I-1 zoning district to 35 percent.
e. The granting of the variance would not be detrimental to the public welfare or injurious
to other land in the neighborhood because the proposed 39 percent building coverage is
significantly less than is permitted on adjacent industrial properties. The subject property
is located in the middle of a large industrial district and the properties across the street are
permitted a maximum building coverage of 50 percent because they are located in the I-2
(General Industrial) zoning district.
f. The increased building coverage would not impair an adequate supply of light and air to
adjacent property, endanger public safety, create a problem for vehicular traffic, increase
the danger of fire or substantially diminish property values in the neighborhood. The
proposed building would comply with all other ordinance requirements, including
building and parking setbacks, landscaping requirements and lighting standards. The
addition would improve the appearance of the subject property by eliminating the trailers
and outside storage that are currently on-site.
g. The requested variance is the minimum action necessary. The applicant has stated that
the proposed building addition is the minimum addition necessary to meet the on-site
storage needs and eliminate the outside storage.
3. Prior to issuance of building permits, the applicant shall submit a revised landscape plan that
provides 38 trees, in compliance with the landscape ordinance requirements.
Resolution 99-250
(99020)
Page 3
4. Prior to issuance of building permits, the applicant must provide a lighting plan in
compliance with Section 21105.06 of the Zoning Ordinance regarding lighting and glare.
5. Prior to issuance of building permits, the applicant shall revise the plans to comply with the
regulations regarding handicapped parking spaces, signage and access. Six handicapped
spaces are required.
6. Prior to issuance of building permits, the architectural cover sheet must be revised to include
a complete building code calculation of allowable area.
7. Prior to issuance of building permits, the utility plan must be revised to include a notation
stating "The diameter of piping required for domestic and irrigation water supply shall be no
more than'/4 of the diameter of the building water service."
8. The applicant must comply with the conditions in the City Engineer's Memorandum.
9. Standard Conditions:
a. Submission of the required Financial Guarantee and Site Performance agreement for
completion of site improvements within twelve months of the date of this Resolution
prior to issuance of building permits.
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.
d. 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 Sections 21045.09 and 21030.06 of the Zoning
Ordinance.
e. Compliance with the Ordinance regarding the location of fire hydrants, lock boxes, post -
indicator valves, fire department connections, fire lanes, and fire lane signage.
f. Submission of fire flow calculations prior to issuance of building permits.
g. 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.
ADOPTED by the City Council on May 18, 1999.
Resolution 99-250
(99020)
Page 4
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 May 18, 1999, 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