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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: Resolution 2000-311 Page 2 (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. Resolution 2000-311 Page 3 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 Resolution 2000-311 Page 4 City Clerk