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HomeMy WebLinkAboutCity Council Resolution 1999-478CITY OF PLYMOUTH RESOLUTION 99 - 478 APPROVING SITE PLAN, CONDITIONAL USE PERMIT AND VARIANCES FOR PROVIDENCE ACADEMY FOR A PRE -K THROUGH 12 COLLEGE PREPARATORY SCHOOL ON PROPERTY LOCATED NORTH OF SCHMIDT LAKE ROAD BETWEEN QUANTICO LANE NORTH AND MINNESOTA LANE NORTH (99088) WHEREAS, Providence Academy has requested approval of a site plan, conditional use permit and variances to allow construction of a 242,000 square foot school and associated athletic fields and stadium on property legally described as follows: Parcel A: Lots 3, 4, 5, 6, and 7, Block 3, Lots 1-14, Block 4, Silverthorne 4th Addition, Polaris Avenue North, vacated, as dedicated in said Silverthorne 4th Addition, and that part of 51st Avenue North, vacated, as dedicated in said Silverthorne 4th Addition lying easterly of the northeasterly extension of the northwesterly line of Lot 4, said Block 4, all according to the recorded plat thereof and situate in Hennepin County, Minnesota. Parcel B: Outlot A, Silverthorne 5th Addition, according to the recorded plat thereof and situate in Hennepin County, Minnesota. And: That part of the southwest quarter of the northeast quarter, and the northwest quarter of the southeast quarter, all in Section 9 Township 118 North, Range 22 West of the Fifth Principle Meridian lying northerly of "Line A" and its extension, hereinafter described, and westerly of a line described as beginning at the northeast corner of said Outlot A; thence South 17 degrees 00 minutes 15 seconds East a distance of 587.29 feet; thence South 12 degrees 15 minutes 43 seconds East a distance of 270.22 feet; thence South 29 Resolution 99-478 (99088) Page 2 degrees 39 minutes 04 seconds East a distance of 177.61 feet to the intersection with said "Line A" and there terminating. "Line A": Beginning at the southeast corner of said Outlot A; thence easterly a distance of 307.46 feet along a curve concave to the north having a radius of 1950.00 feet, a central angel of 9 degrees 02 minutes 02 seconds and a chord bearing of North 80 degrees 01 minutes 35 seconds East and said "Line A" there terminating. For the purpose of this description the east line of said Outlot B is assumed to have a bearing of South 0 degrees 15 seconds East. WHEREAS, the Planning Commission has reviewed said request at a duly called Public Hearing and recommends approval of the site plan, conditional use permit and variances; 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, conditional use permit and variances for a Pre -K through 12 college preparatory school on property located north of Schmidt Lake Road between Quantico Lane North and Minnesota Lane North, subject to the following conditions: 1. A site plan and conditional use permit are approved to allow construction of a 242,000 square foot school and associated athletic fields and stadium on the subject site, in accordance with the plans received by the City on August 23, 1999, September 17, 1999 and October 6, 1999, except as amended by this resolution. 2. A variance is approved for building height averaging 43 '/z feet, based on the following findings: a. The variance request is based on two hardships. The first is based on the grade differential from the front of the building to the railroad tracks on the north edge of the site. This differential results in a walk -out lower level on the north side of the building. The granting of a variance would allow the applicant to fit the building to the site. The second hardship is based on the applicant's desire to construct a classical school building with a pitched roof. In order to fit the building to the site and maintain this character, the applicant requires a variance. The proposed design of the school, particularly the pitched roof aspect of the design, is residential in character which increases the compatibility of the structure with the surrounding neighborhood. While a typical flat -roofed school building could be constructed without a variance, the compatibility with the surrounding neighborhood would be significantly reduced. b. The variance arises from the topographical conditions on the site and does not generally apply to other property in the RSF-2 zoning district. Resolution 99-478 (99088) Page 3 c. The purpose of the variation is related to the applicant's desire to construct a classical building compatible with the site topography and the adjacent residential neighborhood. d. The hardship is created by the Zoning Ordinance which allows additional building height by conditional use permit in some districts, but not in others. The variance should not be detrimental to adjacent properties to the north and east because of distance and elevation differences. It should not be detrimental to adjacent properties to south and west because of distance and existing vegetation. f. Because of the building setbacks to adjacent properties, the variance for height would not affect the supply of light and air to these properties. The variance would not affect building size, traffic generation, traffic flow or public safety. The design of the building would be more compatible with a residential neighborhood than a flat -roofed building of lower height. g. Due to the topography of the site, the variance cannot be eliminated or further minimized and still maintain consistency with grading requirements and design objectives. A variance is approved for a five-foot high fence with six-foot high masonry columns increasing to an 8 '/z -foot high fence with 11 '/z -foot high masonry columns at the main building entrance according to the plans received on October 6, 1999, based on the following findings: a. The principal hardship is based on the location of athletic fields adjacent to an arterial roadway. The permitted three-foot fence would not stop balls or children following balls from access to the street. Consequently, a higher fence is required to provide adequate safety to both children playing on the fields and passing motorists. Plymouth has other examples of athletic fields adjacent to roadways (e.g. Wayzata Central Middle School, the current request for Wayzata High School) where higher fences have been required. A secondary hardship relates to the need to identify a main entrance to the school and maintain a residential character for the site. The applicant has chosen to use a higher fence to help demarcate its main entrance, rather than a maximum six-foot high monument sign. b. Schools and play fields along minor arterial roadways are not common uses in the RSF-2 zoning district. Play fields, however are essential to the school use. In order for the play fields to function safely along a minor arterial roadway, a higher than standard fence is required. Resolution 99-478 (99088) Page 4 c. The purpose of the variation is to provide a reasonable level of safety for children using the play fields and for passing motorists and to help identify the main entrance to the school. d. The applicant has chosen to place the school building away from Schmidt Lake Road and the adjacent residential area and instead place the athletic uses along the roadway. Although this decision led to the creation of the hardship, the proposed layout places the open area of the site adjacent to the residential neighborhood and keeps the height and bulk of the school building set back on the site. The applicant has chosen to follow a classical design theme that is consistent with a residential character. This decision has also led to the creation of the hardship. However, the proposed fence height at the main entrance to the site is more in keeping with the design theme than a standard entrance monument. e. The main purpose for the variation is to promote the public welfare, that is 1) the safety for both children on site and passersby and 2) assisting motorists looking for the school entrance. The fence itself would be located a minimum of 190 feet from the nearest residence which would mitigate visual impact. In addition, the higher fence would be in scale with the size of the development site. f. Based on its size and distance from adjacent residences, the fence would not impair the supply of light and air to adjacent properties. The fence is intended to increase safety along the roadway and within the site. The fence is architecturally compatible with the site and should not affect property values. g. The applicants propose to place the fence a) in areas where the placement of the athletic fields does not allow the construction of a berm and b) to identify the main entrance to the site. 4. A variance is approved for two signs not exceeding 32 -square feet in area according to the plans received on October 6, 1999, based on the following findings: a. The hardship is based on the fact that the school is located in a residential area and as a result, the applicant chose to mount the identification signs in a way that would be more compatible with the adjacent residential use and more consistent with a classical design theme. The two signs together would not exceed the 32 -square foot maximum specified in the ordinance. b. Institutions such as the proposed school are not common uses in the RSF-2 zoning district. In addition, the proposed use is almost 41 acres in size versus a 1/3 -acre lot for a single family home, thereby necessitating appropriate identification for people traveling to the site. Resolution 99-478 (99088) Page 5 c. The purpose for the variation relates to the applicant's desire to construct a classical school facility that is compatible with the adjacent residential neighborhoods. d. The hardship is caused by the applicant's desire to construct a sign that is in keeping with the design theme of the school and the residential character of the surrounding area. e. The variance would not be detrimental to the neighborhood. The intent of the variance is to provide signage in a way that is more compatible with the adjacent neighborhoods. f. The signs are set back from adjacent uses and therefore would not affect the supply of light and air to these uses. They are also located outside the sight visibility triangle and are intended to inform motorists about the main entrance to the school site. The signs should not affect property values in that they do not exceed the maximum square footage allowed and are integrated into the fence, rather than located on an entrance monument. g. In order to provide signage that is visible to traffic from both the east and the west, two signs are required. Reducing the square footage of each sign would limit the readability of the signs. 5. At ultimate development, the applicant must provide at least 548 parking spaces. 6. Any wall signage shall comply with the sign regulations of the Zoning Ordinance. 7. Wetland buffer monuments shall be located adjacent to the off-site wetland in accordance with Sections 21670.05 and 21670.07 of the Plymouth Zoning Ordinance. 8. Prior to the issuance of building permits, the applicant shall provide written verification of the relocation of the power line easements consistent with the approved site plan. 9. Prior to the issuance of building permits, the applicant shall revise the site plan to show an eight -foot trail along Schmidt Lake Road and Qauntico Lane and 51st Avenue North. 10. Prior to the issuance of building permits, the applicant shall revise the site plan to identify that the diameter of piping required for domestic and irrigation water supply shall be no more than one-quarter of the diameter of the building water service. 11. Prior to the issuance of building permits, the applicant shall revise the site plan to show a minimum 45 -foot inside turning radius for all fire lanes. Resolution 99-478 (99088) Page 6 12. Prior to the issuance of building permits, the applicant shall submit a revised plan identifying a durable, long -wearing and contrasting material for the pedestrian crosswalks. 13. Prior to the issuance of building permits, the Planning Division shall verify that the lighting used on site is equivalent or superior to the lighting fixtures included in the application received August 23, 1999. 14. Prior to the issuance of a building permit, the City and the applicant shall jointly execute a traffic control plan for special events. 15. Prior to the issuance of building permits for the soccer/track stadium, the applicant shall submit a Sound Source Control Plan for approval by the Zoning Administer. 16. The applicant may stockpile excess material on the undeveloped athletic fields for a period not to exceed six years from the date of this approval. 17. Standard Conditions: A. Compliance with the City Engineer's Memorandum. B. Compliance with Policy Resolution 79-80 regarding minimum floor elevations for new structures on sites adjacent to, or containing any open storm water drainage facility. C. Compliance with the Ordinance regarding the location of fire hydrants, fire department connections and fire lane signage. D. 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. Compliance with regulations regarding handicapped parking spaces and access. E. Submission of a Site Improvement Performance Agreement prior to issuance of building permits. The Site Improvement Performance Agreement shall include, but not be limited to, the required wetland buffer monumentation. F. This approval shall expire six years after the date of approval. ADOPTED by the City Council on November 2, 1999. Resolution 99-478 (99088) Page 7 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 November 2, 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