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
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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.
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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.
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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.
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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.
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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.
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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