HomeMy WebLinkAboutCity Council Resolution 2000-311CITY OF PLYMOUTH
RESOLUTION 2000-311
APPROVING SITE PLAN AMENDMENT AND VARIANCE TO ALLOW
IMPROVEMENTS TO THE EAST PARKING LOT AND CONSTRUCTION OF NEW
BLEACHERS AT ARMSTRONG HIGH SCHOOL, 10635 -36TH AVENUE NORTH
(20062)
WHEREAS, Inspec, Inc., representing Robbinsdale Area Schools (ISD #281), has
requested approval of a site plan amendment and variance to allow reconstruction of the
east parking lot and construction of new bleachers on the following described property:
The North One -Half of the East One -Half of the Northeast Quarter of the Northwest
Quarter, except road, Section 24, Township 118, Range 22, Hennepin County, Minnesota.
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 variance at Armstrong High School,
subject to the following conditions:
1. This approval is for a site plan amendment to allow reconstruction of the east parking
lot and the construction of new bleachers at Armstrong High School, in accordance
with the application and plans received by the City on April 28, 2000 and May 22,
2000.
2. A variance is approved to allow a 23 -foot setback from the east property line where
75 feet is required, based on the following findings:
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(a) The hardship is based on the fact that the existing baseball field, including the
dugouts, is 50 feet from the east property line. In 1994, the setback from the
property line was 50 feet. In 1996, the City Council adopted a new Zoning
Ordinance. The new ordinance increased the setback from 50 feet to 75 feet.
Given the location of the existing baseball field, it is not possible to add spectator
seating without encroaching into the required setback.
(b) The conditions surrounding the requested variance is unique to this parcel,
because of the location of the existing baseball field. Additionally, the 75 -foot
setback applies to lots that adjoin residential properties. While the adjacent
property is zoned and developed with residential uses, the proposed bleachers
would be over 100 feet from the nearest home. The bleachers would be adjacent
to common property owned by the Tiburon Association.
(c) The purpose of the variance is not exclusively based upon a desire to increase the
value or income potential of the land; but rather, to provide spectator seating for
the existing baseball field.
(d) The hardship is caused by the required 75 -foot structure setback of the ordinance.
In 1996 when the City updated its Zoning Ordinance, the City rezoned the subject
site from R -IA to P -I (Public Institutional). In 1994, the City Council permitted
the construction of the existing baseball field at 50 feet from the east lot line,
which complied with the previous zoning for the property. While a location for
bleachers was not identified in the original approval, bleachers are typically placed
behind the backstop of the diamond to protect spectators from foul balls.
(e) The variance would not be detrimental to the public welfare or injurious to the
neighborhood, because the proposed bleachers would not increase the intensity of
the use (baseball field); but rather, provide a permanent area for spectator seating.
Additionally, the applicant is proposing to screen the bleachers with nine 10 -foot
high spruce trees.
(f) The proposed bleachers would be over 100 feet from the nearest home.
Consequently, would not impair an adequate supply of light and air to adjacent
property. The requested setback variance would not endanger the public safety or
increase the congestion of the public streets. Additionally, with the proposed
screening the bleachers would not diminish property values within the
neighborhood.
(g) The requested variances appear to be the minimum action required to eliminate
the hardship. The applicant is proposing to locate the smaller section of bleachers
adjacent to the adjacent homes.
3. The applicant shall obtain a grading permit for the proposed parking lot improvements.
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4. The applicant shall obtain a building permit for the bleachers.
The applicant shall revise the lighting plan to comply with maximum 0.5 foot candle
limit at the property line and to improve the uniformity and intensity of lighting near
the west central portion of the parking lot. Improvements to the uniformity and
intensity of lighting could be accomplished by erecting additional poles, or through the
use of fixtures that provide different light distribution patterns.
6. The applicant shall comply with the conditions outlined in the City Engineer's
Memorandum.
7. 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.
b) Any subsequent phases or expansions are subject to required reviews and
approvals per Ordinance provisions.
c) Compliance with the Ordinance regarding the location of fire hydrants, post
indicator valve, fire department connection, fire lanes, and fire lane signage
prior to issuance of building permits.
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 Section 21045.09 and 21030.06 of the Zoning Ordinance.
Adopted by the City Council on June 27, 2000.
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 June 27, 2000, 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
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Page 4
City Clerk