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HomeMy WebLinkAboutPlanning Commission Packet 06-07-2017PLANNING COMMISSION AGENDA WEDNESDAY, June 7, 2017 WHERE: CITY COUNCIL CHAMBERS Plymouth City Hall 3400 Plymouth Boulevard Plymouth, MN 55447 CONSENT AGENDA All items listed on the consent agenda are considered to be routine by the Planning Commission and will be enacted by one motion. There will be no separate discussion of these items unless a Commissioner, citizen or petitioner so requests, in which event the item will be removed from the consent agenda and considered in normal sequence on the agenda. 1. CALL TO ORDER - 7:00 P.M. 2. PLEDGE OF ALLEGIANCE 3. PUBLIC FORUM 4. APPROVAL OF AGENDA 5. CONSENT AGENDA A. Approve the May 17, 2017 Planning Commission meeting minutes. B. Wagner SprayTech. Approve a site plan amendment for building and parking lot changes for property located at 1770 Fernbrook Lane. (2017044) C. Sicora Design Build. Approve variances to front yard setback and impervious surface coverage for property located at 10124 South Shore Drive. (2017050) 6. PUBLIC HEARINGS 7. NEW BUSINESS 8. ADJOURNMENT Proposed Minutes Planning Commission Meeting 6A May 17, 2017 MEMBERS PRESENT: Chair Marc Anderson, Commissioners Jim Kovach, Julie Witt, Donovan Saba and Bryan Oakley MEMBERS ABSENT: Commissioners David Witte and Kira Vanderlan STAFF PRESENT: Planning Manager Barb Thomson, Senior Planner Shawn Drill and Planner Kip Berglund OTHERS PRESENT: 1. CALL TO ORDER - 7:00 P.M. 2. PLEDGE OF ALLEGIANCE 3. PUBLIC FORUM 4. APPROVAL OF AGENDA MOTION by Commissioner Saba, seconded by Commissioner Kovach, to approve the May 17, 2017 Planning Commission Agenda. Vote. 5 Ayes. MOTION approved. 5. CONSENT AGENDA A. APPROVAL OF THE APRIL 19, 2017 PLANNING COMMISSION MEETING MINUTES B. APPROVAL OF THE MAY 3, 2017 PLANNING COMMISSION MEETING MINUTES MOTION by Commissioner Oakley, seconded by Commissioner Saba, to approve the consent agenda. Vote. 5 Ayes. MOTION approved. 6. PUBLIC HEARINGS A. CREEKSIDE PLYMOUTH, LLC (2017033) Chair Anderson introduced the request by Creekside Plymouth, LLC for a rezoning and preliminary plat (re -plat) for "Creekside Woods" for property located at 17135 and 17215 Old Rockford Road. Proposed Minutes 1 of 9 Meeting of May 17, 2017 Planner Berglund gave an overview of the staff report. Chair Anderson stated that the east side was an approved plat and asked if the final plat had been recorded. Planner Berglund stated that plat was approved in 2016 and is good for two years from the approval date. He stated that the plat has not been recorded and would be a part of this re plat. Chair Anderson referenced a potential encroachment of the storm water pond into the wetland buffer. Planner Berglund noted that a limited portion of a storm water pond can encroach into the wetland buffer. Chair Anderson introduced Reid Schulz, representing the applicant, who stated that staff has been very helpful in the applicant bringing this back to the commission for a re -plat. He noted that originally they would have been doing the development in two phases but this proposal would instead bring the project together in one phase and would eliminate an access point from Old Rockford Road. Commissioner Oakley asked if there is an indication as to how long the existing home would remain. Mr. Schulz replied that the applicant's plan would be to leave the home as it could potentially be remodeled. He stated that they are developers and hope to market this to a builder that would then make the choice whether to remodel the home or to replace the home with a new home. He stated that currently the home is rented. Chair Anderson opened the public hearing. Chair Anderson introduced James O'Brien, 4290 Jewel Lane, who stated that his concern is the holding pond. He stated that the sewer is going across his property and he was concerned with the integrity of the retaining wall and the amount of work that would be necessary to dig a 15 - foot trench to link to the sewer. He stated that he has met with Mr. Schulz but has not yet met with the subcontractor to discuss the process. He stated that because the land is swampy, there are challenges with the process. He stated that he and Mr. Schulz agreed that the dirt could remain on the east side of the retaining wall. He stated that he wants to ensure that the digging and proposed path would not compromise the integrity of the wall. He provided an alternate route that could avoid using the route through the portion of his property near the wall. Chair Anderson introduced Sherry Dewolf, 4290 Jewel Lane, who identified the proposed route for the sewer and noted that it would ruin the integrity of the property in multiple locations and the stability of the land, which in turn could weaken the retaining wall and their shed. She stated that in the original plat, the route went through lots five and six and then angled to meet the pond. She stated that they support that route because it would avoid the risk to the integrity of the retaining wall and their property. Proposed Minutes 2 of 9 Meeting of May 17, 2017 Chair Anderson introduced Jeff Siewert, 4335 Fountain Lane, who referenced an existing water quality pond near the development that gets very mucky and can produce negative odor during the warmer weather months. He asked that the city consider treatment of the pond to improve the appearance and remove the offensive odors that develop during the summer months. Chair Anderson closed the public hearing. Mr. Schulz stated that they did have an opportunity to talk to the neighbor regarding the integrity of the pond and sanitary sewer concern. He stated that they did find a compromise on the pond and are still working with the concern regarding the sanitary sewer. He reviewed the proposed sanitary sewer route, noting that it is very similar to what was approved through the final plat. He stated that after the wetland delineation was reviewed with staff, it was determined that shifting the pond east and moving the sanitary sewer to the west would be the least impactful to the wetland. He stated that the plan has received state and federal approvals. He stated that the pipe would be approximately 51 feet from the retaining wall at the closest point and further out in other areas. He reviewed the area of influence for a structure of that size and noted that the proposed route is well outside of that area. He noted that staff has also reviewed the plans and agreed that the route would be outside of the area. He stated that they are open to moving the route, but this was the route suggested by staff to provide the least amount of impact. He noted that they will continue to work with city staff on a route prior to final plat. He agreed that they could work on one side of the trench as suggested by the neighbor. He identified the city pond which treats water off Old Rockford Road and the existing wetland. He noted that they are required to construct a pond to treat the storm water and reviewed how that discharge to the wetland would occur. He noted that the treatment train from the pond to the wetland should improve the existing conditions of the wetland. Chair Anderson referenced the area of influence and asked how deep the trench would be. Mr. Schulz stated that it would vary because of the elevation of the grade. He noted that some trenches are only six or seven feet but could go to 12 feet deep in some areas. Chair Anderson asked for more information on the dirt. Mr. Schulz noted that the pond could be used for material stockpile during this process as the pond would not come on line until later in the process. Chair Anderson asked for more information on the easement. Mr. Schulz replied that there is a drainage and utility easement existing on the property as a result of a previous development. He confirmed that there were sufficient rights for the use of the easement for the development of this property. Chair Anderson asked if this would be part of the preliminary or final plat. Planning Manager Thomson replied that the route of the sanitary sewer line would be a detail of the final plat. Proposed Minutes 3 of 9 Meeting of May 17, 2017 Commissioner Saba stated that it had been mentioned during previous applications that this section of Old Rockford Road to Dunkirk Lane is very busy and a mention of traffic signal had come forward multiple times. He said he wanted to ensure that item is staying on everyone's mind as this is another development in the area that will increase traffic. MOTION by Commissioner Saba, seconded by Commissioner Witt, to approve the request by Creekside Plymouth, LLC for a rezoning and preliminary plat (re -plat) for "Creekside Woods" for property located at 17135 and 17215 Old Rockford Road. Vote. 5 Ayes. MOTION approved. B. THE WATERS SENIOR LIVING (2017036) Chair Anderson introduced the request by The Waters Senior Living for a planned unit development amendment for The Waters of Plymouth Senior Living located at 11305 State Highway 55. Senior Planner Drill gave an overview of the staff report. Chair Anderson introduced Brian Schack, representing the applicant, who stated that they have been fully occupied and the wait list continues to expand. He stated that there is excess space in the building and with some rearranging they could provide a few extra units, which is why he is present to request an amendment to the PUD. Chair Anderson opened the public hearing. Chair Anderson introduced Sherry Dewolf, 4290 Jewel Lane, who stated that her mother resides in this wonderful facility, and they do have a problem with parking when they go to visit. She stated that there are always problems with parking and people often park on the dirt on the neighboring property or at McDonald's. She stated that adding more units would only increase the parking problems. She stated that perhaps the commission could authorize additional parking to be constructed on the neighboring property. Chair Anderson closed the public hearing. Mr. Schack stated that there are always parking problems on holidays and high traffic visiting days. He stated that the residents park in the underground parking in attempt to free up as much parking as possible. He stated that they had previously discussed possible parking with the neighboring parcel but they have not had luck reaching them in attempt to work out an arrangement. He noted that was a few years ago and the parking needs have decreased. He stated that he would be open to meeting with the neighboring property owner again but was not certain the other party would be willing. Commissioner Witt stated that there are obviously no on -street parking options and asked if there would be parking options to the east. Proposed Minutes 4 of 9 Meeting of May 17, 2017 Senior Planner Drill stated that a memory care site plan has come forward for the property to the east. He noted that there may be some opportunity to create additional parking through a possible easement but the two parties would need to explore that together. Commissioner Witt asked for details on the dirt area on the aerial photo. Senior Planner Drill replied that the dirt area is a hill. He identified another sloped area that could possibly be worked out to provide additional parking opportunity. Chair Anderson stated that there has been a parking problem identified but he was not sure to what extent. He stated that he would like to see an understanding of the parking problem and then a resolution before he could support the request. Commissioner Oakley asked the number of stalls that would be required for the new units and how that compares to the existing parking. Senior Planner Drill stated that the city has determined that 106 total spaces would be needed but there is no standard in the ordinance for this type of care. Commissioner Oakley stated that perhaps this is not an issue of too few spaces, but too few in the right location as some of the parking is underground. He asked if there is a calculation that could be done to determine how many additional spaces are needed outside. Senior Planner Drill agreed that the problem could be that the majority of the parking is provided underground and therefore not accessible to visitors. He stated that perhaps staff could park in the underground stalls as well. Commissioner Oakley stated that he is not sure of the feasibility, but perhaps frequent visitors could be given a guest pass into the garage. Ms. Dewolf identified the area that is used for visitor parking, noting another lot that is always full and parking that is used for the buses for the facility. She identified a dirt area where overflow parking occurs. She stated that McDonald's no longer allows parking at their site, although the lot is not signed. She stated that the lack of parking makes it uncomfortable for visitors. Commissioner Saba stated that he hates to delay the request for such a small increase in units. He stated that perhaps the applicant could commit to a plan of action regarding parking. He asked how often Mr. Schack is that this location. Mr. Schack stated that he is at the building perhaps once a month. He stated that when he comes during the day he does not have issues finding parking but obviously on Mother's Day there would be problems with parking. He stated that he could verify with staff that the staff members are parking underground. He stated that he is also willing to work with city staff to develop a possible solution. Commissioner Saba asked how many employees are at the site at one time. Proposed Minutes 5 of 9 Meeting of May 17, 2017 Mr. Schack stated that there are about 30 staff members on the site and perhaps a maximum of around 15 at one time. He stated that it is his understanding that the employees are using the underground parking but noted that he would verify that. He stated that he is willing to work with city staff but did not want to slow down this process. Commissioner Oakley stated that not having sufficient parking on holidays is probably not that uncommon but noted that the problem should not continue every weekend. Chair Anderson stated that perhaps a condition could be included requiring the applicant to develop a parking action plan that is approved by city staff. Planning Manager Thomson noted that could be done. Chair Anderson noted that if multiple people are visiting one person perhaps they coordinate parking nearby and ride together to the facility. MOTION by Commissioner Oakley, seconded by Commissioner Kovach, to approve the request by The Waters Senior Living for a zoning ordinance amendment and a planned unit development amendment for The Waters of Plymouth Senior Living located at 11305 State Highway 55 with the added condition that the applicant prepare a parking action plan for staff approval that addresses the daily parking demands at the facility. Vote. 5 Ayes. MOTION approved. C. INSPIRED ATHLETICS LLC (2017039) Chair Anderson introduced the request by Inspired Athletics LLC for planned unit development amendment to allow a sports and fitness club within an existing industrial building located at 2155 Niagara Lane. Senior Planner Drill gave an overview of the staff report. Chair Anderson introduced Grant Norland, the applicant, who stated he has found a good space for his business and is excited to bring his services to Plymouth. Chair Anderson opened the public hearing and closed the public hearing as there was no one present who requested to speak on this item. MOTION by Commissioner Oakley, seconded by Commissioner Kovach, to approve the request by Inspired Athletics LLC for a zoning ordinance amendment and a planned unit development amendment to allow a sports and fitness club within an existing industrial building located at 2155 Niagara Lane. Vote. 5 Ayes. MOTION approved. 7. NEW BUSINESS A. CHICK-FIL-A, INC. (2017045) Proposed Minutes 6 of 9 Meeting of May 17, 2017 Chair Anderson introduced the request by Chick-fil-A, Inc. for a sketch plan for a Chick-fil-A restaurant for property located at 3405 Vicksburg Lane, Planning Manager Thomson gave an overview of the staff report. Chair Anderson introduced Peter Coyle, representing the applicant, who stated that this would be an ideal project for this part of the city, and they hope to keep working with staff. He stated that they respect the desire of the city to protect this location as a primary intersection for the city but noted that the former restaurant has been closed for a while. He stated that this is a terrific company that provides terrific service and communities are excited to have the business in their community. He stated that they are willing to work with the city to address their concerns. Chair Anderson introduced Justin Lurk, Cushman and Wakefield, representing the applicant, who stated that they feel that this would be a good use for the center although they understand that the use is not allowed by right. He stated that the vision for city center was to symbolize the area as the heart of the community. He stated that the business is big in giving back to the community, they provide a quality product and service and have been voted the number one drive-thru for the past eight years. He noted that the business franchise model is different than other models as each franchisee can have only one location because they want that person to be involved in the community. He stated that the franchisee is not allowed to have another source of income, meaning that they would be involved in making that location successful and growing the business at that location. He stated that all freestanding locations have remained open and have never been closed for lack of business. He provided an example of how the business gives back to the community, stating that $68,000,000 has been donated to organizations within the communities they serve and $32,000,000 has been donated to employees. He stated that the business is aimed at provided quality service, being pleasant and helpful and hosting events like family nights. He noted that they could move the proposed sign to comply with city regulations. He recognized that the city is concerned with parking for the overall development, specifically to the building to the north near Chipotle. He stated that while the restaurant on this lot has been out of business, cars are often parking there. He stated that with a drive-thru use, about 60 percent of the business would utilize the drive-thru and would not need parking stalls. He stated that if the drive-thru would be approved, from a grading perspective, the site sits below grade and therefore any cars going into the drive-thru would not spill light onto the neighboring roadways. He displayed the overall site plan and noted that a traffic study has been completed and there would be minimal to no impact to the nearby intersections but traffic to Chick-fil-A would cause congestion within the area. He described how traffic flows through the site currently and then described how some concerns could be alleviated by revising the access for the two lots to the north. Commissioner Kovach stated that he loves the business and hopes to see it come to Plymouth in some location. He referenced the stacking that occurs at the Taco Bell near the subject site and noted that he would like to conceptually double the drive-thru but that would not leave enough room for a pass through. He also talked about stacking that would occur into the parking area if the drive-thru is not doubled. He stated that he does not have a problem with the signage. He stated that his concern would be stacking and doubling the drive-thru. Commissioner Oakley asked if there is a shortage of commercial sites that would fit this use. Proposed Minutes 7 of 9 Meeting of May 17, 2017 Planning Manager Thomson noted that there are other locations where this use could fit, noting a site near The Waters. Chair Anderson referenced the traffic study that was done and asked if that referenced the number of vehicles that would come to the restaurant on a daily and peak basis and how that would compare to Ruby Tuesday's traffic. Chair Anderson introduced Tim Thoreen, HR Green, representing the applicant, who stated that the traffic study estimated 840 trips per day with the largest peak period being in the afternoon/evening with about 120 trips. He stated that would compare to a typical service restaurant, although perhaps slightly higher than a sit-down establishment. He stated that there was no impact to the nearby intersections. Chair Anderson stated that he has lived within three miles of the site for 15 years and he has utilized all the establishments in the area. He stated that he is familiar with the congestion that occurs in that area. Mr. Lurk explained how the access could be modified and then described how the drive-thru could work with a double drive-thru aisle. He stated the drive aisle in the parking lot would be wide enough that vehicles could still back out of parking spaces with vehicles in line for the drive thru. He noted that staff also has the ability to collect orders and payment prior to where you typically would for the drive-thru in order to speed up the process during peak times. Mr. Thoreen identified where employees would park to help alleviate traffic problems near the drive-thru area. Commissioner Witt noted that Bremer Bank has a drive-thru and asked how that is different. Planning Manager Thomson stated that when the plans for city center were completed banks were an important element, noting that some of the banks were here first. She stated that banks do not generate the same amount of traffic as fast food drive-thrus. Commissioner Witt asked if the applicant could think outside of the box, noting that perhaps a drive-thru would not be necessary. She also suggested reversing the drive-thru to put it on the other side of the building to avoid having the flow along Highway 55. Mr. Lurk stated that they did consider both of those options but noted that the economic model does not work without a drive-thru. He identified another option they considered for the drive- thru and identified the alternate route they discussed. He noted that the alternate route is not out of the question but explained that this layout was the best match to utilize the retaining wall and trash enclosure. Commissioner Witt referenced comments regarding Knollwood Mall in the narrative. Mr. Lurk responded that those references were an oversight. Proposed Minutes 8 of 9 Meeting of May 17, 2017 Chair Anderson asked whether it would be appropriate to place a PUD within the city center zoning district. He stated that drive-thrus are not allowed in this zoning district and asked for input from the commission. Commissioner Saba stated that he hopes that they find a place in the city for the business but did not believe that this would be a good fit for the location. He noted that this location is meant for a sit-down restaurant. He stated that he would avoid going to the location because of the congestion within the site and would like the original plan for the area to remain. Commissioner Kovach asked if any other businesses have looked at the site. Planning Manager Thomson replied that they have not had interest in the site currently. Chair Anderson stated that there are some cities with clearly defined downtown areas and other communities, like Plymouth, have created city centers. He said he believed that the plan for the city center needs to be respected and he did not think that this business would be the right fit for the location as it would be inconsistent with the vision as stated in the comprehensive plan and carried out in the city center zoning districts. Commissioner Oakley agreed that the business does not seem to fit with the original vision for the site and it would not provide an improvement to the site. He stated that the business would be a great fit for the community and hoped that the applicant would consider other available locations near this site. MOTION by Commissioner Oakley, seconded by Commissioner Witt, to forward the informal comments to the City Council on the proposed sketch plan for a Chick-fil-A restaurant for property located at 3405 Vicksburg Lane. Vote. 5 Ayes. MOTION approved. 8. ADJOURNMENT MOTION by Chair Anderson, with no objection, to adjourn the meeting at 8:50 P.M. Proposed Minutes 9 of 9 Meeting of May 17, 2017 Agenda Number File 2017 044 56 PLYMOUTH COMMUNITY DEVELOPMENT DEPARTMENT PLANNING AND ZONING STAFF REPORT TO: Plymouth Planning Commission FROM: Shawn Drill, Sr, Planner (509-5456) through Barbara Thomson, Planning Manager MEETING DATE: June 7, 2017 APPLICANT: Wagner SprayTech PROPOSAL: Site plan amendment for building and parking lot changes LOCATION: 1770 Fernbrook Lane GUIDING: IP (planned industrial) ZONING: 1-2 (general industrial) REVIEW DEADLINE: September b, 2017 DESCRIPTION OF REQUEST: The applicant is requesting approval of a site plan amendment to allow new office space and expanded parking at Wagner SprayTech's North America headquarters, 1770 Fembrook Lane. Under the plan, roughly 22,000 square feet of existing two-story office space would be demolished and replaced with roughly 17,004 square feet of new two-story office space. In addition, reconfiguration and expansion of the parking would result in a net increase of 83 spaces. Notice of the public meeting was mailed to all property owners within 200 feet of the site. A copy of the notification area map is attached. Development signage was also placed on the site. 2017044 Page 2 CONTEXT: Surrounding, Land Uses Natural Characteristics of Site The site is located in the Bassett Creek drainage district. It is not located in a shoreland district. There is no floodplain or wetland on the site. Previous Actions Affecting Sit In 1976, the City Council approved a site plan for Wagner to allow construction of a 130,000 square foot building on the 18 -acre site. Over the years, there have been a number of amendments to expand the building and revise the site plan. The most recent application was for a conditional use permit to allow outside storage of semi -trailers and a related 8 -foot high screen fence in the east portion of the site. That application was approved by the City Council in 2005. LEVEL OF CITY DISCRETION IN DECISION-MAKING: The City's discretion in approving or denying a site plan amendment is limited to whether or not the proposal complies with the comprehensive plan and zoning ordinance requirements, If it meets these standards, the City must approve the site plan amendment. ANALYSIS OF REQUEST: The requested site plan amendment would involve: 1) removing roughly 22,000 square feet of existing two-story office space in the southwest portion of the building, and replacing it with a new two-story office space containing roughly 17,000 square feet on the west side of the building; and 2) reconfiguring and expanding parking to provide 83 additional spaces. Adjacent Land Use Guiding Zoning North Industrial Uses 1P I-2 RSF-4 West (across Townhomes to the north LA -2 (living area 2) (1 & 2 family) Fernbrnak Lune) Single-family homes to the south LA -1 (living area 1) RSF-1 (single family 1) Industrial uses to the north IP 1-2 East (across ____ I-494) Corrunercial uses to the south (including C (commercial) C-4 (commuxuty Home Depot & Discount Tire) commercial} South, (across Wetland owned by City of Plymouth P -I P -I County Road b) (public/institutional) Natural Characteristics of Site The site is located in the Bassett Creek drainage district. It is not located in a shoreland district. There is no floodplain or wetland on the site. Previous Actions Affecting Sit In 1976, the City Council approved a site plan for Wagner to allow construction of a 130,000 square foot building on the 18 -acre site. Over the years, there have been a number of amendments to expand the building and revise the site plan. The most recent application was for a conditional use permit to allow outside storage of semi -trailers and a related 8 -foot high screen fence in the east portion of the site. That application was approved by the City Council in 2005. LEVEL OF CITY DISCRETION IN DECISION-MAKING: The City's discretion in approving or denying a site plan amendment is limited to whether or not the proposal complies with the comprehensive plan and zoning ordinance requirements, If it meets these standards, the City must approve the site plan amendment. ANALYSIS OF REQUEST: The requested site plan amendment would involve: 1) removing roughly 22,000 square feet of existing two-story office space in the southwest portion of the building, and replacing it with a new two-story office space containing roughly 17,000 square feet on the west side of the building; and 2) reconfiguring and expanding parking to provide 83 additional spaces. 2017044 Page 3 The proposal would meet or exceed all zoning regulations, and no variances are requested or req uired, Setbacks The ordinance specifies a 50 -foot rniniinum building setback from the west lot line (abutting Fernbrook Lane). The nearest wall of the proposed office addition would be set back roughly 220 feet from the west lot line. The proposed building setback would comply with city regulations. The ordinance specifies a 25 -foot minimum parking setback from the west lot line (abutting Fernbrook Lane). The expanded parking area would be set back roughly 50 from the west lot line. The proposed parking setback would comply with city regulations. Parking Lot Layout The expanded parking area would comply with all ordinance regulations for stall size, drive aisle width, and setback to the building. Number oLfarlciLig S aces The ordinance specifies that a minimum of 379 parking spaces be provided for this use on this site. Under the plan, the number of parking spaces on the site would increase from 428 to 511. The proposed number of parking spaces would comply with city regulations. Landscaph The ordinance requires 22 new trees in conjunction with this project. Under the plan, 20 new trees as well as ornamentals and shrubs equivalent to 24 trees would be provided. The proposed number of plantings would comply with city regulations. In order to help provide year-round screening of headlights from, the new parking area to Fernbrook Lane and the homes to the west, the attached resolution requires a revision to the landscaping plan. The resolution requires that, prior to issuance of the building permit, the landscaping plan be revised to replace the birchleaf spirea shrubs with a coniferous species that achieves a height of at least three feet, The lighting plan that was submitted is missing some information, including a calculation of lumens per square foot of parking lot area. In addition, light fixtures located within 300 feet of residential property must be equipped with house -side shields. The attached resolution requires that, prior to issuance of the building permit, the lighting plan be revised to comply with the city's lighting regulations. 2017044 Page 4 Building Materials The primary exterior materials for the proposed office addition would include EIFS (a stucco -like material), metal panels, and glass. The proposed building materials would be compatible with the existing building, and would comply with city regulations. Buildin Heigh The maximum building height specified in the I-2 district is 45 feet. The proposed office addition would be 29 feet high. The proposed building height would comply with city regulations. Stormwater Runo{f To address stonrawater runoff regulations, the plans show installation of two new rain gardens and expansion of the existing water -quality pond with two forebays (settling basins), However, staff is no longer recommending rain gardens due to the ongoingllong-tenor issues associated with maintaining their plantings. As a result, a condition in the attached resolution requires iron - enhanced sand filter basins or other approved BMPs (Best Management Practices to reduce impact on water quality) in lieu of the rain gardens. (An iron -enhanced sand filter basin is a shallow depression that can be covered with grass and mowed.) Cnnr•lucinn Staff finds that the proposed site plan amendment would comply with all City regulations. RECOMMENDATION: Community Development Department staff recommends approval of the site plan amendment for Wagner SprayTech for improvements at 1770 Fernbrook Lane, subject to the conditions listed in the attached resolution. ATTACHMENTS: 1. Draft Resolution Approving Site Plan Amendment 2, Location Map 3. Aerial Photo 4. Notification Area Map 5. Applicant's Narrative b. Site Graphics CITY OF PLYMOUTH RESOLUTION NO. 2017 - RESOLUTION APPROVING SITE PLAN AMENDMENT FOR WAGNER SPRAYTECH LOCATED AT 1770 FERNBROOK LANE (2017044) WHEREAS, Wagner SprayTech has requested approval of a site plan amendment to allow building and parking changes at 1770 Fernbrook Lane, legally described as Lot 1, Block 1, WST 3rd Addition, Hennepin County, Minnesota; and WHEREAS, the Planning Commission has reviewed said request at a duly called public meeting, 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 Wagner SprayTech for a site plan amendment for building and parking lot changes, subject to the following conditions: A site plan amendment is approved to: 1) demolish roughly 22,000 square feet of two-story office space and replace it with roughly 17,000 square feet of new two-story office space; and 2) expand parking, in accordance with the plans received by the City on June 1, 2017, except as may be amended by this resolution. 2. A separate building permit is required prior to commencement of the project. 3. Prior to issuance of the Building permit, the applicant shall: a. Complete a site improvement performance agreement and provide the related financial guarantees and fees, pursuant to Section 2 1045. 10 of the zoning ordinance. b. Obtain city approval of final construction plans. c. Revise the landscaping pian to replace the birchleaf spirea shrubs with a coniferous species that achieves a height of at least three feet to provide year-round screening of headlights from the new parking area to Fernbrook Lane and the homes to the west. d. Revise the lighting plan to include a calculation of lumens per square foot of parking lot area, and comply with all LZ -2 (lighting zone 2) standards. Light fixtures located within 300 feet of residential property shall be equipped with house -side shields. e. Revise the plans to replace the rain gardens with iron -enhanced sand filter basins or other approved BMP (Best Management Practice to reduce impact on water quality). A maintenance agreement may be required for the BM Ps. f. Provide a 10 -foot wide trail easement document, in recordable form, along the west and south boundaries of the site. 4. Silt fence shall be installed prior to any construction on the site. 5. The fire lane shall be kept open and clear during the construction operation. Resolution 2017 - File 2017044 Page 2 6. Standard Conditions: a. Any rooftop equipment shall be painted orscreened to match the building. b. Identify all existing site hydrant locations and hydrant color. Hydrants may have to be relocated to an approved location. c. Identify existing Fire Department connection location. Shut off controls are not allowed on fire department connections to the fire sprinkler system manifolds and risers. d. Identify the function of each post -indicator valve. Approved signs are required on each post- indicator valve to identify the function of the valve. Operational tests of the post -indicator valves are required to ensure code compliant operation. Submit results to the Fire Inspector. e. An approved hydrostatic test of the line from the Fire Department connection to the fire sprinkler risers is required to ensure the integrity of the line. Submit test results to the Fire Inspector. f. Fire lane signs are required in locations, as approved by the Fire Inspector. g. New drive aisles must be constructed to the minimum fire lane requirements of the City. h. Any subsequent phases or expansions are subject to required reviews and approvals per ordinance provisions. i. The site plan amendment shall expire one year after the date of approval, unless the property owner or applicant has starter! the project, or unless the applicant, with the consent of the property owner, has received prior approval from the city to extend the expiration date for up to one additional year, as regulated under section 21045.09 of the zoning ordinance. APPROVED by the Plymouth City Council this ** day of ****, 2017. STATE OF MINNESOTA) COUNTY OF HENNEPIN) 55 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 , 2017, 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 sea} of the City this day of City Clerk Ind Ind Ind 21 st Ave Ind Ind Ind Ind LA -2 19th Ave ve [o Do C) Ind] � "T C t VB i ~ Q� County Rd. P-1 LA -'I I n d 2017044 Wagner 5prayTech 1770 Fernibrook Lane Site Plan Amendment rPity of Plymouth, Minnesota 750 375 0 750 1,504 Feet MINI IF - rA rPit 2017044 - Aerial Photo Yof Plymouth, Minnesota 400 200 0 400 800 Feet NOTIFICATION AREA MAP z i 528-118 -�2 �11 4.21 ue North 18th Avenue North 17th A�u��18��-4 SITEII_ 27 18-22; l 27-118-22-31 t A YI18-22-33 28-118-22-44 th Avenue North m0. 27-1181:'33 Z8-118-22-44 i 4 Buffer Size: 200 feet Map Comments: Qlo:2711822320022 Owner: WAGNER SPRAY TECH CORP Address: 1770 Fernprgak Lane North Plymouth MN 55447 I _- _ 27-198-22-23 27-118-22-24 .d Li I yi it ' 27-118-22-3 27-118-22-31 2 7-918-22-34 27-918-22-34 Q 120 240 484 ft For more information contact Hennepin County GIS Office 306 5th Street South Minneapolis, MN 55487 gis.info@hennepin.us ` Sambatek Engineering I ;Lir yl -- VE Exhibit A-1 JUN 12017 Project Narrative City of Piy'mDulh Cummunity Develo m This Exhibit is attached to and made a part of that Planning and Zoning Application -To Amendment (the "Application") submitted by Wagner SprayTech, Inc. ("Applicant"). In connection with Application's request for a Site Pian Amendment, Applicant hereby submits the following narrative. 1. Property address and name of project Applicant is the owner of the property located at 1770 Fernbrook Lane North, Plymouth, MN 55447 (the "Property"). The applicant is proposing to demolish a portion of the existing office space and replace it with a new office expansion, as well as expand parking in the area of the office expansion (the "Proiect"). 2. Description of request This project is a continuation of a multi -phase project to update the work environment within Wagner. The current facility has remained essentially unchanged since its construction in the fate 70's. As the North America headquarters for Wagner Spraytech, (based in Germany), the company felt it necessary to bring their facility to today's standards for office efficiency and employee benefit. Part of the enhancement is a new office addition with an entry element to communicate a strong corporate `Wagner' image. The project also includes a complete remodeling of the office space within the existing building allowing greater co -location of work groups and more efficient work environments. The area of the project is currently occupied by the existing office space and an open area. The Project will demolish approximately 22,000 square feet of two level existing office space and construct approximately 17,000 square foot new two level addition and expanded parking area. Along with the proposed changes to the office space (see below), a new parking area will be constructed adjacent to the building, with a net increase of 83 parking stalls. No variances are required to complete the proposed Project. 3. Statement of use, including type of business There are no proposed changes in use as a result of the Project.- this is an existing office / production building with some warehouse space. 4. Description of existing conditions and any changes that are proposed to the property To accommodate the new impervious created by the project, two rain gardens will be constructed on site, and two forebays will be added to the existing stormwater pond. New landscaping is proposed in the parking lot, around the pond, and near the building. This includes a row of shrubs along the west curb to provide headlight screening for Fernbrook Lane and the residential neighborhood beyond. Mal Wagner SprayTech June 1, 2017 Page 2 5. Primary Contact information Applicant: Name: Wagner SprayTech, Inc. Attn: Greg McGuirk Address: 1770 Fernbrook Lane N Plymouth, MN 55447 Telephone Number: Office: (763) 553-7000 Engineer Name: Sambatek, Inc. Attn: Brady Busselman, PE Address: 12800 Whitewater Drive, Suite 300 Minnetonka, MN 55343 Telephone Number: (763) 476-6010 Architect Name: Pope Architects Attn: Erica Larson Address: 1295 Bandana Blvd N, Suite 200 St. Paul, MN 55108-2735 Telephone Number: (651) 642-9200 Surveyor: Name: Sambatek, Inc. Attn: Mr. Rick Blom, LS Address: 12800 Whitewater Drive, Suite 300 Minnetonka, MN 55343 Telephone Number: (763) 259-6684 Agenda Number File 2017 050 PLYMOUTH COMMUNITY DEVELOPMENT DEPARTMENT PLANNING AND ZONING STAFF REPORT TO: Plymouth Planning Commission FROM: Shawn Drill. Sr. Planner (509-5455) through Barbara Thomson Planning Manager MEETING DATE: June 7, 2017 APPLICANT: Sicora Design Build PROPOSAL: Variances to front yard setback and impervious surface coverage LOCATION: 1412.4 South Shore Drive GUIDING: LA -1 (living area 1) ZONING: RSF-2 (single family 2) REVIEW DEADLINE: September 7. 2017 DESCRIPTION OF REQUEST: The applicant is requesting approval of: 1) a variance to allow construction of an attached garage that would be set hack 22.3 feet from the front lot line, where 25 feet is the minimum setback specified; and 2) a variance to allow an increase in impervious surface coverage from 29.9 percent to 35.9 percent, where 25 percent is the maximum coverage specified. Notice of the public meeting was mailed to all property owners within 200 feet of the site. A copy of the notification area map is attached. 2017050 Page 2 CONTEXT: Surrounding Uses Natural Characteristics of Site The site abuts the southeast shore of Medicine Lake._ and is located within the shoreland district. There is no floodplain or wetland on the site. Previous Actions Affecting Site The site is located in the "East Medicine Lake" subdivision which was platted in 1946. Many of the homes and lots in this area do not conform to current zoning regulations. The existing home was constructed in 1949. The current homeowners purchased the home in 2010. A two -car garage is attached to the west side of the home. The existing garage is set back 46 feet from the front lot line, which exceeds the 25 -foot minimum setback specified for the RMF -2 zoning district. The current impervious surface coverage for this lot, at 29.9 percent, is lawfully nonconforming to today's standard (25 percent maximum) for properties in the shoreland district. In addition, the side yard setback for the southeast corner of the home, at 5.7 feet, is lawfully nonconforming to today's standard ( 10 feet minimum for living area and 6 feet minimum for attached garage) for properties in the RMF -2 zoning district_ LEVEL OF CITY DISCRETION IN DECISION-MAKING: The city's discretion in approving or denying a variance is limited to whether or not the proposal meets the standards for a variance. The city has a relatively high level of discretion with a variance because the burden of proof is on the applicant to show that they meet the standards for a variance. Adjacent Land Use Guiding Zoning North Medicine Lake -- -- East & West Single-family homes LA -1 RSF-2 South {across South Shore Drive} City of Plymouth park land/trail— P -I (public/institutional) P-1 Natural Characteristics of Site The site abuts the southeast shore of Medicine Lake._ and is located within the shoreland district. There is no floodplain or wetland on the site. Previous Actions Affecting Site The site is located in the "East Medicine Lake" subdivision which was platted in 1946. Many of the homes and lots in this area do not conform to current zoning regulations. The existing home was constructed in 1949. The current homeowners purchased the home in 2010. A two -car garage is attached to the west side of the home. The existing garage is set back 46 feet from the front lot line, which exceeds the 25 -foot minimum setback specified for the RMF -2 zoning district. The current impervious surface coverage for this lot, at 29.9 percent, is lawfully nonconforming to today's standard (25 percent maximum) for properties in the shoreland district. In addition, the side yard setback for the southeast corner of the home, at 5.7 feet, is lawfully nonconforming to today's standard ( 10 feet minimum for living area and 6 feet minimum for attached garage) for properties in the RMF -2 zoning district_ LEVEL OF CITY DISCRETION IN DECISION-MAKING: The city's discretion in approving or denying a variance is limited to whether or not the proposal meets the standards for a variance. The city has a relatively high level of discretion with a variance because the burden of proof is on the applicant to show that they meet the standards for a variance. 2017054 Page 3 ANALYSIS OF REQUEST: The applicant is requesting variances to front yard setback and impervious surface coverage in order to allow construction of a new three -car attached garage and covered porch to the front of the existing home. Under the plan. the existing two -car garage would be converted into living space. The applicant states that the variances would allow an interior and exterior renovation in order to improve the livability and appearance of the home. Front Setback Variance The home was set at an angle on the lot. As a result, the southwest portion of the proposed garage addition would encroach into the 25 -foot front yard setback. Under the proposal, the closest portion of the garage would be set back 22.3 feet from the front lot line. The applicant provided an exhibit (copy attached) that shows a straight line between the fronts of the two neighboring homes. The proposed garage addition would not cross over that line, but rather, would be roughly three feet away fi-oin that line. The closest point of the proposed garage addition would be set back 6.3 feet from the west side lot line and, therefore, would comply with the minimum side yard setback requirement of six feet for attached garage space. Impervious Surface Coverage Variance Under the proposal, impervious surface coverage would increase by seven percent (from 29,9 percent to 36.9 percent). The majority of the proposed increase can be attributed to the third garage stall and new driveway leading thereto, The proposal includes removing some impervious surface elsewhere on the lot in order to keep the coverage as low as practicable, while allowing for the proposed renovation project. To offset the increase in impervious surface coverage, the proposal includes a BMP (Best Management Practice to reduce impact on water quality) in the front yard area to collect runotT and allow it to infiltrate. The proposed plan presently shows the SMP as a rain garden, which is a shallow depression with deep-rooted native plantings to provide infiltration. However, staff is no longer recommending rain gardens due to the ongoing/long-term issues associated with maintaining the plantings. As a result, a condition in the attached resolution requires an iron -enhanced sand filter basin or other approved BMP in lieu of the rain garden. (An iron -enhanced sand filter basin is a shallow depression that can be covered with grass and mowed.) 2017050 Page 4 FINDINGS: In review of the request, staff finds that all. applicable variance standards would be met, as follows: 1) The requested variances and resulting construction would be in han-nony with the general purposes and intent of the ordinance, and would be consistent with the city's comprehensive plan. 2) The applicant has demonstrated that there are practical difficulties in complying with the ordinance regulations, because. a. the request is reasonable and the property would be used in a reasonable manner; b. the request is due to circumstances not created by the landowners; and c. the variances would not alter the essential character of the lot or neighborhood, 3-) The requested variances are not based upon economic considerations, but rather, are based upon a desire to improve the livability of the home. 4) The requested variances and resulting construction would not be detrimental to the public welfare, nor- would they be injurious to other land or improvements in the neighborhood. The proposed garage addition would not be closer to the street than the neighboring homes. and a BMP to offset the increase in impervious surface coverage would be provided on the lot. 5) The requested variances and resulting construction would not impair an adequate supply of light and air to adjacent properties, nor would they increase traffic congestion or the danger of fire, endanger the public safety, or substantially diminish property values within the neighborhood. The proposed home renovation project would increase the property value of this lot. 6) The variances requested are the minimum action required to address the practical difficulties. The proposed home renovation project would meet or exceed all other zoning regulations. RECOMMENDATION: Community Development Department staff recommends approval of the requested variances at 10124 South Shore Drive, subject to the findings and conditions listed in the attached resolution, 2017030 Page 5 ATTACHMENTS: 1, Draft Resolution Approving Variances 2. Location Map 3. Aerial Photo 4. Notification Area Map S. Variance Standards G. Applicant's Narrative 7. Site Graphics PAPlannins ApplicabonsUO17LU17b50 CITY OF PLYMOUTH RESOLUTION No. 2017 - RESOLUTION APPROVING VARIANCES FOR SICORA DESIGN BUILD FOR PROPERTY LOCATED AT 10124 SOUTH SHORE DRIVE (2017050) WHEREAS, Sicora Design Build has requested approval of variances to 1) reduce the front yard setback to 22.3 feet where 25 feet minimum is specified, and 2) increase the impervious surface coverage from 29.9 percent to roughly 35.9 percent where 25 percent maximum is specified; and WHEREAS, the variances would allow construction of a new attached garage onto the west side of the existing home and related home and site improvements; and WHEREAS, the subject property is legally described as Lot 11, East Medicine Lake Addition, including adjacent part of vacated street, Hennepin County, Minnesota; and WHEREAS, the Planning Commission has reviewed said request at a duly called public meeting. NOW, THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OFTHE CITY OF PLYMOUTH, MINNESOTA, that itshould and hereby does approve the request by Sicora Design Build for setback and impervious surface coverage variances for 10124 South Shore Drive, subject to the following findings and conditions: The requested variances are hereby approved, in accordance with the application and plans received by the City on May 9, 2017, except as may be amended by this resolution. 2. The requested variances are approved, based on the finding that all applicable variance standards have been met. Specifically, a. The requested variances and resulting construction would be in harmony with the general purposes and intent of the ordinance, and would be consistent with the city's comprehensive plan. b. The applicant has demonstrated that there are practical difficulties in complying with the ordinance regulations, because: 1. the request is reasonable and the property would be used in a reasonable manner; 2. the request is due to circumstances not created by the landowners; and 3. the variances would not alter the essential character of the lot or neighborhood. C. The requested variances are not based upon economic considerations, but rather, are based upon a desire to improve the livability of the home. d. The requested variances and resulting construction would not be detrimental to the public welfare, nor would they be injurious to other land or improvements in the neighborhood. The proposed garage addition would not be closer to the street than the neighboring homes, and a BMP to offset the increase in impervious surface coverage would be provided on the lot. Resolution 2017- (2017050) Page 2 The requested variances and resulting construction would not impair an adequate supply of light and air to adjacent properties, nor would they increase traffic congestion or the danger of fire, endanger the public safety, or substantially diminish property values within the neighborhood. The proposes{ home renovation project would increase the property value of this lot. The variances requested are the minimum action required to address the practical difficu#ties. The proposed home renovation project would meet or exceed all other zoning regulations. A building permit is required prior to commencement of the project. 4. Prior to issuance of the building permit,the applicant shall revise the plan to replace the rain garden with an iron -enhanced sand filter basin or other approved BMP (Best Management Practice to reduce impact on water quality). Any required maintenance agreement for the BMP shall also be provided prior to issuance of the building permit. S. In conjunction with issuance of the required building permit, the applicant shall identify and mark the south (front) and west (side) lot (ines. 6. The variance shall expire one year after the date of approval, unless the property owner or applicant has commenced the authorized improvement or use, or unless the applicant, with the consent of the property owner, has received prior approval from the city to extend the expiration date for up to one additional year, as regulated under section 21030.06 of the Zoning Ordinance. APPROVED by the City Council this ** day of ****, 2017. 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 Piymouth City Council on , 2027, 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 sea of the City this day of City Clerk MED 1 CINE LAKE a� 0 R TRq Bks 2017050 Sicora Design Build 10124 South Shore Drive Variances City Plymouth, Minnesota 333 165 0 330 660 Feet ®)c 2017050 - Aerial Photo ityof Plymouth, Minnesota 60 30 0 60 120 Feet NOTIFICATION AREA MAP Buffer Size: 500 feet 0 120 240 480 ft Map Comments: N J BLACK & 7 N BLACK South Shore Drive For more information contact: 10724 Plymouth, Shore Hennepin County Gly Office 360 61h Street South Minneapolis, MN 55487 gis.info [@hennepin.us rp)City of Plymouth Adding Quality to Life Community Development Department 3400 Plymouth Boulevard Plymouth, MN 55447 (763)504.5450 rAx (763) 509-5407 ZONING ORDINANCE VARIANCE STANDARDS The City Council or Zoning Administrator may approve a variance application (major or minor, respectively) only upon finding that all of the following criteria, as applicable, have been met: 1. The variance, and its resulting construction or project, would he in harmony with the general purposes and intent of this Chapter, and would be consistent with the comprehensive plan. 2. The variance applicant has satisfactorily established that there are practical difficulties in complying with this Chapter. "Practical difficulties' means that: a. the applicant proposes to use the property in a reasonable manner not permitted by this Chapter; h. the plight of the landowner is due to circumstances unique to the property that were not created by the landowner; and c. the variance, if granted, would not alter the essential character of the locality. 3. The variance request is not based exclusively upon economic considerations. 4. The variance, and its resulting construction or project, would not be detrimental to the public welfare, nor would it be injurious to other land or improvements in the neighborhood. 5. The variance, and its resulting construction or project, would not impair an adequate supply of light and air to adjacent properties, not would it substantially increase traffic congestion in public streets, increase the danger of fire, endanger the public safety, or substantially diminish property values within the neighborhood. 5. The variance requested is the minimum action required to address or alleviate the practical difficulties. Section 21030-Plynioutb Zoning Ordinance Forms: IOvariancestds. docx 7 �� VARIANCE APPLICATION REQUESTfl E C E p V� PROPERTY ADDRESS 10124 S. Shore Drive, Plymouth, MN 55441 MAY ' g HOMEOWNERS Nicholas and Tiffany Black CTY OF PLYMOUTH 11MMUNMI DEVE-111P11Exii r- �(971A LEGAL DESCRIPTION PID: 2511822430015 Lot 011, East Medicine Lake Addition, Including Adjacent Part of Vacant Street Torrens APPLICANT Lynne Shears, ASID & AIA Allied, Lead Designer on behalf of homeowners Sicora Design Build 5501 W. Lake Street, 5t. Louis Park, MN 55416 952.929.0098 Office DATE 4-27-2017 PROJECT DESCRIPTION — We are proposing to convert the existing garage and rear porch for Main Floor Living and add a new Garage to the front of the house. VARIANCE REQUESTED — We are requesting a variance for Front Yard Setback from 25' to 223' and a request for a Hardcover Variance of 29.93%exist ing to 35.92%, with removal of some existing hardcover and improving stormwater runoff. DESCRIPTION OF HOW THE VARIANCE REQUEST CONFORMS TO THE VARIANCE STANDARDS OF THE PLYMOUTH ZONING ORDINANCE 1) The variance, and its resulting construction or project, would be in harmony with the general purposes and intent of this Chapter, and would be consistent with the comprehensive pian. The home was built with 2 bedroomsll bath on the Main floor, without a covered porch, and with a smaller than standard garage. The homeowners would like to add square feet to expand the home to have a Master Bed/Master Bath on the main floor and keep the existing 2 secondary bedrooms/1 bath for the children. Also, to add a new covered Front Porch and new Garage. The proposed rem odeI/addition improves the quality of design for the home, the aesthetic appeal of the neighborhood, and is compatible in building height and mass between existing properties. The variance request also provides development of the existing home to improve the function for today's family needs, while maintaining the type (1 story) and style (Bungalow) of the home. The variance request for hardcover is consistent with the comprehensive plan of the City and MN DNR as it improves stormwater runoff. 2) The variance applicant has satisfactorily established that there are practical difficulties in complying with this Chapter. Practical difficulties means that: a. The applicant proposes to use the property in a reasonable manner not permitted by this Chapter. b. The plight of the landowner is due to circumstances unique to the property that were not created by the landowner c. The variance, if granted, would not alter the essential character of the locality The practical difficulties associated with the home are due to the fact that the home was built in 1949 before the property setbacks were established. The home also sits on an angle to the street and the circumstances are therefore unique to the property. The rear yard of the home is 53' from the OH Zine, and the required setback is 50'. The east side yard is currently 5.7' from the side property line, and the required setback is 10' for the home, and therefore already encroaching. The west side yard of the home is currently 10.5' from the property fine, and the required setback for is 10'. The front yard is currently 46' from front property line and the required setback is 25'. Therefore, the current non -confirming structure, the lot shape, and the home as it is placed on the lot, make the characteristics of this property unique. The current setbacks and how the home is placed on the lot impedes the ability to expand to the rear or the side yards and therefore the addition adding living and garage space is best suited to the front yard. These property characteristics create a practical difficulty for the owner when attempting to gain additional square footage for a main floor Master Bed/Bath and a functional Garage storage. The current restrictions of the house and garage were not created by the applicant. The request for a new garage addition is a reasonable request as it will allow the homeowners to have a new garage adequately sized for vehicles and storage. The existing double garage has an. interior dimension of 18'-6" and a modern double garage is typically built 22'-0 x 22'-0". The existing interior size of the garage does not allow for vehicle storage of 2 cars with the additional needs of garbage cans, lawn equipment, snow removal equipment, bikes, etc. As well as, this home is on the lake, so storage of lake equipment, dock, boat, etc, is always valued and needed. Also, due to the grade drop from the house to the curb the new Garage floor height will be lower than the existing, which means stairs are required to get from the Garage into the house and use up space needed in the new Garage as well. The new Garage. addition would not alter the locality of the neighborhood as the home to the east and the west both have a 3 car Garages. Also, our proposed Garage addition would not sit closer to the street than homes east and west of the property, see attached Hennepin County Property Map with proposed addition. The property to the west at 10128 S. Shore Drive received a variance from the City to build their existing 3 car garage, with its reduced front yard setback and hardcover overage. Also, as you look at the map you can see the neighboring properties have more hardcover than the City established amount. The established neighborhood is a mix of older original lake cottages, tear dawns, and significant remodel/additions. It is a blend of homes with varying architectural styles, varying property values, varying lot sizes and shapes, and varying ages of home. Our proposed remodel/addition will maintain the roof pitch and building height, but will be adding architectural elements true to the Craftsman/Bungalow style of the home. We will achieve it with the addition of new siding materials that will include keeping the existing stone, adding stained cedar/wood, painted lap siding, and new corbels and columns. The new proposed exterior fagad e will improve the character of the locality, see Front Elevation Sketch below. The practical difficulties in regards to the variance request for hardcover are: the existing 2 bedroom home currently is at 29.93°% hardcover and the City requirement is 25%. Therefore, any addition of any kind requires a variance to the home as it currently nonconforming. Also, the client seeks to improve the existing storm water runoff with new rain gardens and drainage systems to collect and disperse water from all new and existing downspouts. These new buffers of vegetation and drainage will also manage the velocity and volume of the runoff, improve erosion and sediment control, and therefore help to improve the water quality of the lake. The variance request for hardcover would improve the character of the locality regarding hardcover as the neighboring properties (to the east and west) has 3 car garages and hard surface driveways with no considerations for controlling their storm water runoff. 3) The variance request is not based exclusively upon economic considerations. The need far additional Master Bedroom will allow the family to sleep all on one level of the home. The addition of the Master Bath will allow homeowner to have a Master Suite and allow them the ability to Age -In -Place in the home. The need for a covered porch will provide protection from the elements in our Minnesota weather and provide architectural interest. The new Garage and front porch will provide articulation in the front elevation of the existing home. The additional need for Garage space will accommodate vehicles, yard storage, lake storage, and sport equipment storage. None of these needs are based on economic considerations. The variance request for hardcover is not based on economic considerations as the homeowner is adding new storm water runoff systems and rain gardens to the overall cost of their project to help improve the water runoff to the lake and streets of their community. 4) The variance, and its resulting construction or project, would not be detrimental to the public welfare, nor would it be injurious to the other land or improvements in the neighborhood. The proposed remodel/addition would not affect the general public. And the improvements to the land and neighborhood are consistent with the existing neighboring homes. The homes, on each side of the property, currently have 3 car garages and currently sit closer to the street than this property. The re€ore, with the new Garage addition it will be consistent with the size of their Garage storage and will be aligned with where their front yard setbacks. See satellite picture of neighboring properties below. The request for hardcover variance would not be detrimental to the public or other land in the neighborhood, as the existing properties to the east and west, currently have 3 car garages and hard surface driveways and so it consistent with the neighborhood. 5) The variance, and its resulting construction or project, would not impair an adequate supply of light and air to adjacent properties, nor would it substantially increase traffic congestion in public streets, increase the danger of fire, endanger the public safety, or substantially diminish the proper values within the neighborhood. The clients are looking to be respectful of the neighborhood, the home, and the lot and therefore are proposing the addition be to the front yard, rather than expand with a 2"d story that would block site lines and light for the surrounding neighbors. It would not affect traffic congestion or increase the danger of fire, as the new Garage at the west side yard will maintain the required side yard setback established by the City for access, The request for hardcover would not affect the light and air properties of the property nor would it increase traffic congestion, as the new driveway will still allow for any guest vehicles to be parked in the driveway and therefore not on the street. It would also not endanger the public for safety or fire or diminish the values within the neighborhood, and in fact it will be in relation to what the current neighboring properties regarding size of home and garage. 6) The variance requested is the minimum action required to address or alleviate the practical difficulties. Therefore, the addition of the Garage to the front yard, allows the existing Garage to be converted for the needed Master Bed/Bath and Mudroom space with minimal impact to the lot and neighbors and achieves it with minimal impact and alleviates the existing difficulties of the home. And so the variance request, if granted, would not reduce the essential character of the neighborhood but instead enhance it and improve the function of the home. The hardcovervariance request is meant to alleviate the practical difficulties of the existing home as it sits on the lot. The new planned addition is primarily replacing a signification portion of the existing concrete driveway, and therefore seeking to minimize the impact to the hardcover of the lot. As well as, there is other hardcover being removed as a portion of this project beside the garage to help reduce hardcover, and the rock bed beside the driveway. Kali Morris From: Lynne Shear's Sent: Monday, May 08, 2017 3:52 PM To: Kali Morris Subject: RE: Request for Hardcover Issue From: Envirodesign [mailto:enviro@wwdb.org] Sent: Monday, May 08, 2017 3:09 PM To: Lynne Shears <Ishears@sicora.com> Subject: Re: Request for Hardcover Issue French Drains at all Downspouts: We will use a 100' spool of 4" perforated drain tile measures about 4' across (diameter) and about 18" high. The "donut hole" in the middle is about 21" in diameter. We typically stack 2 of these on top of each other, giving a total height of about 36". We fill the middle donut hole with river rock, we put a layer of fabric over the entire assembly, then add 8-12" of topsoil or so. So the excavation is about 4' in diameter by about 4' deep. We would typically have the drain the coming into the pit, and another leaving the pit for an over flow, which could end to daylight or the rain garden. Let me know if there is anything else I can help you with. John Satellite View of Property Setback from Street with Surrounding Neighbor's Setbacks i .ice �,_ I_ T, 5' t• OL 11-5 ,.may �� r � ��• .l 1 rrY •_,rte ��•Jz}.-.�1 ~`.•��:� . s � - . x =� f,s. tr f — r •J''� f�..i r 3' .lia =w r - .rte x:{� rPy(S oy _ 'i'�.y. _ -,L�-_ _ _rry' �♦ ...;.'�• .-1 ..Lr�ti. i.ia��"_"j. - .. iy-.ri��"�.::ria'. •r -F .- ►Y Existing Exterior Photo of Home — Hand Sketch of Proposed New Exterior— Hennepin County Property Map Date: 412 7120 17 Hlx,ff rnv`F, F- / T 101,2,�) This data(i)is furnished AS IS' with no representation as to completeness or accuracy; (i 1) is Furnished with n warranty of any kind; and (iii) is notsuitable for lega I, engi neering or surveying purposes. Hennepin County shall not be liable for a ny damage, injury or loss resulting from this data. COPYRIGHT ©HENNEPIN COUNTY 2017 1 �� • is �. {. ` �� !� _w 1 ~ s ►'• E - a yeti. ���"i.�s Z ��•."•.'iii' -'.df ■'Foe I T -J } fir•.. � ...�� ■'Foe I T -J 1 r' } 1 r' 16 qk M- 0. 0, G cn m �r it Ike 4� Q ' ° 0 R HaMs s •" `• "" " ""°"%GRONSERG ASSOCIATES, INC. 6W�t ��' tii A a�•.yw..y � '�• CW%EHUiHEERS, LAND SIIRVET6R3, WIO PL4HHER5 44514. WILLOW DRIVE LONG LAKE, MN 55356 PHONE: 952-473-4141 FAX: 952-4734-035 �r