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HomeMy WebLinkAboutPlanning Commission Packet 12-05-19909 BeS* CITY OF PLYMOUTH COMMUNITY DEVELOPMENT DEPARTMENT PLANNING AND ZONING APPLICATION STAFF REPORT REPORT DATE: Nov. 30, 1990 COMMISSION MEETING DATE: Dec. 5, 1990 FILE NO.: 90099 PETITIONER: Dwight Larson REQUEST: Conditional Use Permit, Site Plan, and Variances LOCATION: 11318 Highway 55, Northwest of Highway 55 and Southshore Drive GUIDE PLAN CLASS: CS (Service Commercial) ZONING: B -3 (Service Business District) BACKGROUND: On February 27, 1989, the City Council adopted Resolution 89 -104 approving a Conditional Use Permit and Site Plan for Holzer's Imported Car Service. Although the Conditional Use Permit and Site Plan were approved, Holzer's Imported Car Service never opened for business. This site has been used for various automotive related businesses over the last 16 years. The original use of this building was, in fact, a car wash. The petitioner is requesting approval of a Conditional Use Permit, Site Plan, and variances to upgrade /remodel and operate the car wash facility. Notice of a Public Hearing concerning the Conditional Use Permit has been published in the official City newspaper, and all property owners within 500 feet of the car wash facility site have been notified. On November 28, 1990, the Planning Commission tabled this item to their December 5, 1990, meeting so the petitioner could revise the Site Plan to show the car wash on one lot, or some other alternative to address the vacuum facilities. PRIMARY ISSUES AND ANALYSIS: 1. Staff received a revised Site Plan on November 29, 1990, that shows all car wash activities located on the easterly (car wash) site; but, still proposes a shared drive with the westerly (service station) site. 2. New issues raised on the revised Site Plan include: a. Design of off - street parking - an additional variance. b. Proposed "proof of parking" for 10 spaces. c. An additional variance for setback of parking. see next page) File 90099 Page Two 3. The parking shown on the November 29, 1990, Site Plan does not meet the Zoning Ordinance requirement. Of the 25 parking spaces required, 9 are provided in the driving isles adjacent to the vacuum pump island and 10 are shown in a "proof of parking" area. The net result is that there are only 6 parking spaces provided with this Site Plan. A variance from the parking standards of the Zoning Ordinance is required if this Site Plan with six parking spaces is to be approved. 4. The layout of the Site Plan includes provisions for 10 additional spaces in a "proof of parking" area. The additional spaces would be constructed to meet any future needs for parking. 5. The "proof of parking" area on the November 29, 1990, Site Plan places parking space number one, 1.5 feet within the 20 -foot parking setback. A variance is required in order to approve this encroachment into the front setback area. 6. The application, as presented, now involves 4 variances: a. A 50 -foot rear setback for the cashier's booth versus the Ordinance standard of 75 feet. b. A 15 -foot setback for a freestanding sign for the road easement line versus the Ordinance standard of 20 feet. c. An off - street parking setback of 18.5 feet versus the Zoning Ordinance standard of 20 feet. d. Provisions for 16 off - street parking spaces versus 25 required by the Zoning Ordinance. 7. Other changes between the November 29, 1990, Site Plan and the original plan include a rearrangement of the plant material on this site, including additional shrubs and plantings adjacent to the car wash building itself and the loss of an existing tree in replacement with a new tree in a different location. Another change is the relocation of 3 parking spaces adjacent to the car wash building area into the vacuum pump island area. 8. City policy requires one overstory tree per 1,000 square feet of gross building area or one tree per 50 lineal feet of site perimeter, whichever is greater. According to this policy, eight additional overstory trees must be provided, The applicant requests, by his letter of October 29, 1990, to substitute shrubs for overstory trees, consistent the provisions of paragraph 3c of Resolution 81 -273 regarding landscaping. 9. Before any Conditional Use Permit may be granted, the Planning Commission shall review the request for compliance with the Conditional Use Permit standards set forth in Section 9, Subdivision A, paragraph 2a of the Zoning Ordinance. The applicant has submitted a narrative response to those standards. PLANNING STAFF COMMENTS: 1. Parking space number one of the "proof of parking" area is located 1.5 feet within the 20 -foot parking setback. Staff suggests that the entire proof of parking" area be moved a few feet to eliminate the need for a setback variance. see next page) File 90099 Page Three 2. Staff finds that the requested variance for the cashier's booth does meet the variance criteria. The site is unique since it contains an existing structure originally built for a car wash. In addition, the physical features of the site were set when the building was constructed. This variance will not be detrimental to the public welfare or injurious to other land or improvements. 3. Staff finds that the requested variance for the sign does not meet the variance criteria. There is no particular hardship regarding sign placement on this site, and there are no unique features that restrict the location of the sign to the proposed location. 4. Staff finds that the off - street parking variance meets the variance criteria. The site is unique since it contains an existing structure originally built for a car wash. In addition, the physical features of the site were set when the building was constructed. This variance will not be detrimental to the public welfare or injurious to other land or improvements. 5. Staff finds that the "proof of parking" plan is appropriate with a memorial to the title assuring construction when and if the need occurs. Our finding relates to the actual parking needs for this use and to a desirability to retain natural site features that would be preserved by the "proof of parking" plan execution until there is a clearly demonstrated need for the off - street parking specified by the Ordinance to be actually constructed. A portion of this site will be preserved with the execution of the "proof of parking" plan that would otherwise be disturbed to construct the full parking component (with or without the variance request). 6. Except as noted, the Site Plan meets Zoning Ordinance standards and the standards of the Zoning Ordinance for a Conditional Use Permit. CONCLUSIONS AND RECOMMENDATION: I hereby recommend approval of the attached draft resolution approving the Site Plan, Conditional Use Permit, and Zoning Ordinance variances for the Plymouth Car Wash Submitted by: Ut Char es E. Dillerud, Community Development Coordinator ATTACHMENTS: 1. Draft Resolution Approving Conditional Use Permit, Site Plan, and Zoning Ordinance Variances 2. Engineer's Memorandum 3. Staff Report and Attachments of November 15, 1990 4. Petitioner's Letter of October 29, 1990 5. Staff's Letter of October 25, 1990 6. Conditional Use Permit Criteria 7. Variance Criteria 8. Location Map 9. Large Plans pc /cd /90099.1:dl) APPROVING CONDITIONAL USE PERMIT, SITE PLAN, AND ZONING ORDINANCE VARIANCE FOR DWIGHT LARSON (90099) WHEREAS, Dwight Larson has requested approval for a Conditional Use Permit, Site Plan, and Zoning Ordinance variances for a car wash for property located at 11318 Highway 55; and, WHEREAS, the Planning Commission has reviewed said request at a duly called Public Hearing: 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 Dwight Larson for a Conditional Use Permit, Site Plan, and Zoning Ordinance variances for a car wash for property located at 11318 Highway 55, subject to the following conditions: 1. The permit is subject to all applicable codes, regulations and ordinances, and violation thereof shall be grounds for revocation. 2. The permit is issued to Dwight Larson for a car wash and shall not be transferable. 3. The site shall be maintained in a sanitary manner. 4. All waste and waste containers shall be stored within approved designated areas. 5. All parking shall be offstreet in designated areas which comply with the Zoning Ordinance. 6. Variances are approved based on compliance with the Zoning Ordinance variance criteria as follow: a. To permit 16 offstreet parking spaces versus the Zoning Ordinance standard of 25. b. To permit rear setback for the cashier accessory structure of 50 feet versus the Zoning Ordinance standard of 75 feet. 7. Variances are denied as follow: a. For setback a minimum of 18.5 feet versus the Zoning Ordinance standard of 20 feet from parking to the front lot (road easement) line. b. For setback a minimum of 15 feet versus the Zoning Ordinance standard of 20 feet for a freestanding sign. Based on the following findings: a. That the physical features of the site do not pose a particular hardship to the owner if the strict letter of the regulations are carried out. see next page) Resolution No. File 90099 Page Two b. That there are no unique conditions on the site that are applicable to these requests. 8. A Proof -of- Parking Plan is approved to construct 6 offstreet parking spaces and demonstrate the capability to construct 10 additional parking spaces subject to the recording of a memorial on the title to this parcel acknowledging this Proof -of- Parking Plan and the right of the City to direct construction of the 10 offstreet parking spaces without further City Council action. 9. 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. 10. Submission of required financial guarantee and Site Performance Agreement for completion of site improvements by one year from the date of this resolution. 11. Any subsequent phases or expansions are subject to required reviews and approvals per Ordinance provisions. 12. Compliance with the Ordinance regarding the location of fire hydrants and fire lanes. 13. All waste and waste containers shall be stored within the enclosure structure, and no outside storage is permitted. 14. An 8k 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. Planning Commission Minutes November 28, 1990 Chairman Plufka introduced the request by Dwight Larson for a Conditional Use Permit, Site Plan, and variances to improve and operate a car wash for property located at 11318 Highway 55. Chairman Plufka waived the overview of the November 15, 1990, staff report. Coordinator Dillerud stated that staff received amended plans that afternoon, but they have not had an opportunity to review them. Chairman Plufka introduced Del Erickson, the architect representing the petitioner. Mr. Erickson stated that the petitioner wants to reopen this car wash business. He stated that there will be no major changes to the site except for some upgrading landscaping, curbing, etc.). Mr. Erickson expressed a concern about being set back in time due to a tabling action as recommended by staff. He asked the Commission for another alternative. Chairman Plufka introduced Dwight Larson, the petitioner. Mr. Larson stated that we wants to use the existing driveway to West Medicine Lake Drive, and the service drive. He stated that he does not want to improve the west portion of the site where the existing service station is located until his plans for a new service station are complete. Chairman Plufka opened the Public hearing. There was no one present to speak on the issue. Commissioner Pierce asked staff why a Conditional Use Permit is required for the station. Coordinator Dillerud responded that the station itself is a legal nonconforming use, but the car wash vacuum apparatuses will be located on the service station site, and that new use requires a Conditional Use Permit. Commissioner Pierce asked if the petitioner could amend the Conditional Use Permit for a joint use, but keep the parcels separate. Commissioner Stulberg stated that another option could be having no car wash activity off the car wash site. DWIGHT LARSON (90099) oe • MOTION by Chairman Plufka, seconded by Commissioner Pierce, to continue the public hearing for the request by Dwight Larson to the December 5, 1990, Planning Commission meeting. Roll Call Vote. 4 Ayes. Commissioner Stulberg and Chairman Plufka Nay. Commissioner Marofsky Abstained. MOTION carried. MOTION TO CONTINUE PUBLIC HEARING VOTE - MOTION CARRIED City of Plymouth E N G I N E E R' S M E M O to Planning Commission & City Council DATE: November 20, 1990 REVISED NOVEMBER 29, 1990 FILE NO.: 90099 PETITIONER: Mr. Dwight Larson, Larson Automotive, 11320 State Highway 55, Plymouth, MN 55441 SITE PLAN: PLYMOUTH CAR WASH LOCATION: 11320 Highway 55 West. The northeast quadrant of the intersection of Highway 55 and West Medicine Lake Drive. ASSESSMENT RECORDS: N/A Yes No 1. _ X _ Watermain area assessments have been levied based on proposed use. 2. _ X Sanitary sewer area assessments have been levied based on proposed use. 3. SAC and REC charges will be payable at the time building permits are issued. These are in addition to the assessments shown in No. 1 and No. 2. Area charges are subject to change periodically as they are reviewed annually on January 1. The rate assessed would be that in effect at the time of Site Plan approval: None. 4. Area assessments estimated - None. 5. Other additional assessments estimated: None. LEGAL /EASEMENTS /PERMITS: N/A Yes No 6. _ X _ Property is one parcel - The approval of the site plan as proposed requires that a lot consolidation be approved by the City Council and the necessary resolution should be processed at the same time as the site plan approval. N/A Yes No 7. _ _ X Complies with standard utility /drainage easements - The current City ordinance requires utility and drainage easements ten feet (10') in width adjoining all streets and six feet (6') in width adjoining side and rear lot lines. (If easements are required it is necessary for the owner to submit separate easement documents executed and in recordable form prior to the issuance of any building permits.) Ten feet adjacent to the frontage road along the south property line. 8. X _ _ Complies with ponding requirements - The City will require the dedication of drainage easements for ponding purposes on all property lying below the established 100 year high water elevation and conformance with the City's comprehensive storm water requirements. 9. X All standard utility easements required for construction are provided - The following easements will be required for construction of utilities. N/A Yes No 10. X All existing unnecessary easements and rights -of -way have been vacated - It will be necessary to vacate the obsolete easements /right -of -way to facilitate the development. It should be noted that this vacation is not an automatic process in conjunction with the platting process. It is entirely dependent upon the City receiving a petition for the vacation from the property owner; therefore, it is their responsibility to submit a petition as well as legal descriptions of easements proposed to be vacated. 11. X The Owner's Duplicate Certificate of Title has been submitted to the City with this application - It will be necessary for the property owner to provide the City Attorney with the Owner's Duplicate Certificate of Title in order that he may file the required easements referred to above. 2- N/A Yes No 12. _ _ X All necessary permits for this project have been obtained - The following permits must be obtained by the developer: DNR X MN DOT Hennepin County MPCA State Health Department X Bassett Creek Minnehaha Creek Elm Creek Shingle Creek Army Corps of Engineers Other The developer must comply with the conditions within any permit. 13. _ _ X Complies with Storm Drainage Plan - The site plan will be submitted to the City's consulting engineer for review to see if it is in conformance with the City's Comprehensive Storm Drainage Plan. All of their recommendations shall be incorporated in a revised plan. The grading and drainage plan shall also indicate proposed methods of erosion control, including the placement of silt fence in strategic locations. Additionally, the following revisions will be necessary: Silt fence shall be shown on the site _plan. N/A Yes No 14. X _ _ Necessary fire hydrants provided - The City of Plymouth requires that all parts of a building such as the one proposed be within 300 feet of a fire hydrant. It will be necessary to locate hydrants in such a manner that the site plan complies with this section of the City Ordinance. 15. X Size and type of material proposed in utility systems has been provided The utility plan shall be revised to indicate the size and type of material required in the proposed sanitary sewer, watermain services and storm sewer. 16. X _ _ Post indicator valve - fire department connection It will be necessary to locate the post indicator valve in such a manner that it will not render any of the existing fire hydrants inoperable. 3- N/A Yes No 17. X _ _ Hydrant valves provided - All new fire hydrants shall be valved with 6" gate valves per City Engineering Guidelines Detail Plate No. W -2. This plate should be referenced on the site plan. 18. X _ Sanitary sewer clean -outs provided - It will be necessary to provide clean -outs on the proposed internal sanitary sewer system at a maximum of 100 foot intervals. 19. X _ Acceleration /deceleration lanes provided - Acceleration /deceleration lanes are required at the intersection of and N/A Yes No 20. _ X All existing street right -of -ways are required width - Additional right -of -way will be required on 21. X _ _ Complies with site drainage requirements - The City will not permit drainage onto a City street from a private parking lot; therefore, the site plan shall be revised accordingly. Storm sewer is not available to this site. 4- N/A Yes No 22. _ X Curb and gutter provided - The City requires B -612 concrete curb and gutter at all entrances and where drainage must be controlled, Curb Stone may be used where it is not necessary to control drainage. For traffic control either B -612 or curb stone is required around the bituminous surfaced parking lot. The site plan shall be revised to indicate compliance with this requirement. 23. _ X _ Complies with parking lot standards - The City will require that all traveled areas within the parking lot, as well as the proposed entrances, shall be constructed to a 7 -ton standard City design with six inches of Class 5 100% crushed limestone and three inches of 2341 wear or five and one -half inches of 2331 base and two inches of 2341 wear. All parking areas may be constructed to a standard 5 -ton design consisting of four inches of Class 5 100% crushed base and two inch bituminous mat. The site plan shall be revised to indicate compliance with these requirements. STANDARDS: N/A Yes No 24. _ X It will be necessary to contact Bob Fasching, the City's utility foreman, 24 hours in advance of making any proposed utility connections to the City's sanitary sewer and water systems. The developer shall also be responsible for contacting Jim Kolstad of the Public Works Department for an excavating permit prior to any digging within the City's right -of -way. All connections to the water system shall be via wet tap. 25. _ X The City will require reproducible mylar prints of sanitary sewer, water service and storm sewer As- Builts for the site prior to occupancy permits being granted. 26. X The site plan complies with the City of Plymouth's current Engineering Standards Manual. See Item Nos. 6, 7, 11, 12, 13, 27A. 27B 27C and 27D. 5- SPECIAL CONDITIONS REOUIRED: 27. A. Existing services to the building shall be shown on the Site Plan. B. The proposed elevations shall be shown for the new drive aisles and parking areas. C. The alternate curb along the frontage road shall be constructed with the alternate parking. D. New curb and gutter shall be constructed along the west side of the exit drive to the southerly edge of the concrete driveway. Submitted by:.Y Daniel L. Faulkner, P. E. City Engineer 5-8--- CITY OF PLYMOUTH COMMUNITY DEVELOPMENT DEPARTMENT PLANNING AND ZONING APPLICATION STAFF REPORT REPORT DATE: Nov. 15, 1990 COMMISSION MEETING DATE: Nov. 28, 1990 FILE NO.: 90099 PETITIONER: Dwight Larson REQUEST: Conditional Use Permit, Site Plan, and Variances LOCATION: 11318 Highway 55, Northwest of Highway 55 and Southshore Drive GUIDE PLAN CLASS: CS (Service Commercial) ZONING: B -3 (Service Business District) BACKGROUND: On February 27, 1989, the City Council adopted Resolution 89 -104 approving a Conditional Use Permit and Site Plan for Holzer's Imported Car Service. Although the Conditional Use Permit and Site Plan were approved, Holzer's Imported Car Service never opened for business. This site has been used for various automotive related businesses over the last 16 years. The original use of this building was, in fact, a car wash. The petitioner is requesting approval of a Conditional Use Permit, Site Plan, and variances to upgrade /remodel and operate the car wash facility. Notice of a Public Hearing concerning the Conditional Use Permit has been published in the official City newspaper, and all property owners within 500 feet of the car wash facility site have been notified. PRIMARY ISSUES AND ANALYSIS: 1. The petitioner proposes to remodel a structure originally used as a car wash, but subsequently used for other purposes, into a car wash facility. The proposal includes the use of the adjacent lot to the west (owned and operated by the petitioner) to provide an additional access point and spaces for six vacuum machines and parking spaces. The lot to the west has not been included in the petitioner's official request, and the 500 - foot notice did not include that lot as part of the requested site. 2. The proposal for cross - access and cross - parking between the two sites raises an issue of whether the parking /access on the service station site to facilitate the operations of the car wash site creates the requirement that the service station site also have a Conditional Use Permit for car wash operations. 3. The proposal to locate vacuum machines on the service station site, constitutes a "business activity not conducted in an enclosed yard or see next page) File 90099 Page Two building," and, therefore would be subject to a Conditional Use Permit on the site upon which the use is proposed to be located - -the service station site. 4. With respect to the components of the Physical Constraints Analysis, this site is located within the Bass Creek Watershed District and contains no flood plains; is not part of a Shoreland Management area; does not contain any wetlands of either state or federal definition; does not have woodlands; has no slopes over 12 percent; and is suitable for development with on -site sewage. 5. The application, as presented, involves two variances: a. a 50 -foot rear setback for the cashier's booth versus the Ordinance standard of 75 feet; and b. a 15 -foot setback for a freestanding sign from the road easement line versus the Ordinance standard of 20 feet. 6. City policy requires one overstory tree per 1,000 square feet of gross building area or one tree per 50 lineal feet of site perimeter, whichever is greater. According to this policy, eight additional overstory trees must be provided. The applicant requests, by his letter of October 29, 1990, to substitute shrubs for overstory trees, consistent the provisions of paragraph 3c of Resolution 81 -273 regarding landscaping. 7. Before any Conditional Use Permit may be granted, the Planning Commission shall review the request for compliance with the Conditional Use Permit standards set forth in Section 9, Subdivision A, paragraph 2a of the Zoning Ordinance. The applicant has submitted a narrative response to those standards. PLANNING STAFF COMMENTS: 1. We find the interdependence of the car wash site with the adjacent service station site to be significant. In addition to cross access, car wash parking and trash containment is located on the service station site. Both parcels are in the same ownership at this time. We believe the two sites should be combined as tax parcels, and this Site Plan and Conditional Use Permit application should include both parcels. The applicant was advised of our concern for inclusion of the service station site with this review during the Development Review Committee consideration of these applications, but has decided to pursue the car wash site on a separate application without consideration of the service station site. If the adjacent lot is added to the Conditional Use Permit request through a lot consolidation, modification of the request will be required. The off - street parking, stacking, and landscape plan would need to be modified to include the additional service station and property. 2. We find the proposal to locate the access, parking and vacuum facilities related to the car wash on portions of the service station site without consideration of a Conditional Use Permit and Site Plan for the service station site administratively inappropriate and legally questionable. No see next page) File 90099 Page Three further action should be taken on these applications without either having an amended application to have all car wash use on the car wash site; or, a Conditional Use Permit and Site Plan for the service station site tit can be considered jointly with this request. CONCLUSIONS AND RECOMMENDATION: I hereby recommend tabling of these applications with direction to the applicant to either amend the proposal to use only the car wash site for car wash activity, or clude the service station in the Conditional use Permit and Site P1 lication Submitted by: Char-Fe-s'-E. Di eru Community Development Coordinator ATTACHMENTS: 1. Engineer's Memorandum 2. Petitioner's Letter of October 29, 1990 3. Staff Letter of October 25, 1990 4. Conditional Use Permit Criteria 5. Location Map 6. Large Plans pc /cd /90099:jw) City of Plymouth E N G I N E E R' S M E M 0 to Planning Commission & City Council DATE: November 20, 1990 FILE NO.: 90099 PETITIONER: Mr. Dwight Larson, Larson Automotive, 11320 State Highway 55, Plymouth, MN 55441 SITE PLAN: LARSON AUTOMOTIVE /PLYMOUTH CAR WASH LOCATION: 11320 Highway 55 West. The northeast quadrant of the intersection of Highway 55 and West Medicine Lake Drive. ASSESSMENT RECORDS: N/A Yes No 1. X Watermain area assessments have been levied based on proposed use. 2. X Sanitary sewer area assessments have been levied based on proposed use. 3. SAC and REC charges will be payable at the time building permits are issued. These are in addition to the assessments shown in No. 1 and No. 2• Area charges are subject to change periodically as they are reviewed annually on January 1. The rate assessed would be that in effect at the time of Site Plan approval: None. 4. Area assessments estimated - None. 5. Other additional assessments estimated: None. LEGAL /EASEMENTS /PERMITS: N/A Yes No 6. _ _ X Property is one parcel - The approval of the site plan as proposed requires that a lot consolidation be approved by the City Council and the necessary resolution should be processed at the same time as the site plan approval. The proposed car wash will be sharing drive access and Darkin¢ with the existing station. In addition. the Site Plan shall include the existing sta N/A Yes No 7. _ _ X Complies with standard utility /drainage easements - The current City ordinance requires utility and drainage easements ten feet (10') in width adjoining all streets and six feet (6') in width adjoining side and rear lot lines. (If easements are required it is necessary for the owner to submit separate easement documents executed and in recordable form prior to the issuance of any building permits.) 8. X _ _ Complies with ponding requirements - The City will require the dedication of drainage easements for ponding purposes on all property lying below the established 100 year high water elevation and conformance with the City's comprehensive storm water requirements. 9. X All standard utility easements required for construction are provided - The following easements will be required for construction of utilities. N/A Yes No 10. X All existing unnecessary easements and rights -of -way have been vacated - It will be necessary to vacate the obsolete easements /right -of -way to facilitate the development. It should be noted that this vacation is not an automatic process in conjunction with the platting process. It is entirely dependent upon the City receiving a petition for the vacation from the property owner; therefore, it is .their responsibility to submit a petition as well as legal descriptions of easements proposed to be vacated. 11. X The Owner's Duplicate Certificate of Title has been submitted to the City with this application - It will be necessary for the property owner to provide the City Attorney with the Owner's Duplicate Certificate of Title in order that he may file the required easements referred to above. 2- TTTTLTTTES AND TRAFFIC: N/A Yes No 12. _ -X 13. __X N/A Yes No 14. X—.— 15. X — — 16. X _ _ All necessary permits for this project have been obtained - The following permits must be obtained by the developer: DNR X MN DOT Hennepin County MPCA State Health Department X Bassett Creek Minnehaha Creek Elm Creek Shingle Creek Army Corps of Engineers Other The developer must comply with the conditions within any permit. Complies with Storm Drainage Plan - The site plan will be submitted to the City's consulting engineer for review to see if it is in conformance with the City's Comprehensive Storm Drainage Plan. All of their recommendations shall be incorporated in a revised plan. The grading and drainage plan shall also indicate proposed methods of erosion control, including the placement of silt fence in strategic locations. Additionally, the following revisions will be necessary: Silt fence shall be shown on the site _plan. Necessary fire hydrants provided - The City of Plymouth requires that all parts of a building such as the one proposed be within 300 feet of a fire hydrant. It will be necessary to locate hydrants in such a manner that the site plan complies with this section of the City Ordinance. Size and type of material proposed in utility systems has been provided The utility plan shall be revised to indicate the size and type of material required in the proposed sanitary sewer, watermain services and storm sewer. Post indicator valve - fire department connection It will be necessary to locate the post indicator valve in such a manner that it will not render any of the existing fire hydrants inoperable. 3- N/A Yes No 17. X Hydrant valves provided - All new fire hydrants shall be valved with 6" gate valves per City Engineering Guidelines Detail Plate No. W -2. This plate should be referenced on the site plan. 18. X _ _ Sanitary sewer clean -outs provided - It will be necessary to provide clean -outs on the proposed internal sanitary sewer system at a maximum of 100 foot intervals. 19. X Acceleration /deceleration lanes provided - Acceleration /deceleration lanes are required at the intersection of and N/A Yes No 20. _ X All existing street right -of -ways are required width - Additional right -of -way will be required on See special conditions. 21. X _ _ Complies with site drainage requirements - The City will not permit drainage onto a City street from a private parking lot; therefore, the site plan shall be revised accordingly. Storm sewer is not available to this site. 4- N/A Yes No 22. X Curb and gi4tter provided - The City requires B -612 concrete curb and gutter at all entrances and where drainage must be controlled, Curb Stone may be used where it is not necessary to control drainage. For traffic control either B -612 or curb stone is required around the bituminous surfaced parking lot. The site plan shall be revised to indicate compliance with this requirement. 23. _ X _ Complies with parking lot standards - The City will require that all traveled areas within the parking lot, as well as the proposed entrances, shall be constructed to a 7 -ton standard City design with six inches of Class 5 100% crushed limestone and three inches of 2341 wear or five and one -half inches of 2331 base and two inches of 2341 wear. All parking areas may be constructed to a standard 5 -ton design consisting of four inches of Class 5 100% crushed base and two inch bituminous mat. The site plan shall be revised to indicate compliance with these requirements. STANDARDS: N/A Yes No 24. X It will be necessary to contact Bob Fasching, the City's utility foreman, 24 hours in advance of making any proposed utility connections to the City's sanitary sewer and water systems. The developer shall also be responsible for contacting Jim Kolstad of the Public Works Department for an excavating permit prior to any digging within the City's right -of -way. All connections to the water system shall be via wet tap. 25. _ X The City will require reproducible mylar prints of sanitary sewer, water service and storm sewer As- Builts for the site prior to occupancy permits being granted. 26. X The site plan complies with the City of Plymouth's current Engineering Standards Manual. See Item Nos. 6. 7. 11, 12, 20, 24A. 24B. 24C and 24D. 5- SPECIAL CONDITIONS REQUIRED: 27. A. The existing service road is not entirely within the 30 foot road easement. The developer shall be required to provide an additional easement for roadway purposes over both the Standard Station site and the car wash site. B. Existing services to the building shall be shown on the Site Plan. C. The proposed elevations shall be shown for the new drive aisles and parking areas. D. Loss easements will be required for storm drainage, parking and drive aisle. Submitted by: i-'IJ'V. V( Daniel L. Faulkner, P. E. City Engineer D, ANO ERICKSON ARCHITECTS 7416 WAYZATA BOULEVARD MINNEAPOLIS MN 55426 612 - 644 -837 October 29, 1990 Charles E. Dillerud Community Development Coordinator City of Plymouth 3400 Plymouth Boulevard Plymouth, MN 55447 Dear Mr. Dillerud: In response to your letter of October 25, 1990 we submit the following: 1. We ask for a variance on these items based on the reasoning submitted herewith and that the strict enforcement of the ordinance would cause a hardship to the use of the property. 2. The use of the existing drive and parking area on the parcel west by easement or rental agreement does not impair the full use of the service station site. Futher combination of the parcels would create financing and legal problems with the car wash and not desired by the owner. In addition it is possible to accommodate the car wash fully on the parcel if it is the only alternative. 3. It seems that this item further substantiates the inappropiateness of Item 2 for the above reasons. 4. The service station site is not part of this application and it is not appropriate to develop this property until the service road and West Medicine Lake Drive intersection is resolved. 5. The car wash includes automatic dry blower and exterior wipe down at no extra cost. 6. The fence as proposed fully screens the car wash operation and extending it to screen the service station is not part of this,application. 7. The standards for this application parcel would require 14 overstory trees based on 50' rule or 1 based on area. We request substitution of 8 of those trees with 45 shrubs per landscape plan. If not we can add a tree but do not have a good location for it. 8. This condition is arbitrary and not consistent with the conditional use permit requirements for reopening an existing business that does not require any substantial changes to site. Charles E. Dillerud October 29, 1990 Page 2 It seems that resolution of streets and easements.should _ be done at same time with all properties and planning of service road. 9. We thought we complied with requirement, if not please indicate where additional signs should be placed. 10. All new curbing shall be B -612 design. 11. We will amend site plan as necessary, however, it may be more appropriate to change the designation of parking to stacking for some of the cars and still have a total of 35 on site. 12. Enclosed herewith is application fee of $60.00 for above variances. Please contact me for any questions or if you wish to meet on the above. Very truly yours, DELANO ERICKSON ARCHITECTS Del Erickson, AIA DDE /se enclosures cc: Dwight Larson October 25, 1990 CITY OF PLYMOUTR Mr. Dwight Larson Larson Automotive 11320 State Highway 55 Plymouth, MN 55441 SUBJECT: SITE PLAN AND CONDITIONAL USE PERMIT FOR PLYMOUTH CAR WASH (90099) Dear Mr. Larson: This letter is written to forward review comments and observations submitted by the staff members at the October 9 and October 23, staff review committee meeting regarding the above referenced application. This shall also confirm a meeting with the Development Review Committee, yourself and your architect Del Erickson on October 16, 1990, at which time issues raised at the October 9, Development Review Committee were discussed in detail. Responsive to that meeting Mr. Erickson has submitted revised plans on your behalf which were reviewed by the Development Review Committee on October 23, 199. During the staff discussion of the application materials submitted, the following items were addressed: 1. The Site Plan you have submitted proposes new site features which are inconsistent with the Plymouth Zoning Ordinance as follow: a. The "Cashier Booth" located 50 feet from the rear property line versus the ordinance standard of 75 feet . b. The pylon sign for the car wash proposed 15 feet from the road easement line versus the ordinance standard of 20 feet. 2. Your Site Plan for the renovation of the car wash facility continues to rely on substantial encroachment on the existing separate parcel containing the service station to the west. Specifically, access parking, trash containment and screening related to the car wash facility all take place on the service station parcel. The interrelationship of the two parcels has become so substantial as to strongly suggest that a continued separation of the parcels is inappropriate.. A legal combination of those parcels should be an additional application made at this time. By a letter from you your application can be amended to include the consolidation of these two parcels. An additional application fee of $60 should also be submitted. 3. Upon consolidation of the parcels as noted above, two additional variances would be of issue, as follow: a. Two principal structures (the car wash and the service station) on a single tax parcel versus the Zoning Ordinance standard of no more than one principal structure on any single tax parcel. 3400 PLYMOUTH BOULEVARD, PLYMOUTH, MINNESOTA 55447, TELEPHONE (612) 550 -5000 b. Two freestanding business signs on a single parcel in the B -3 Zoning District versus the ordinance standard of a single freestanding business sign for each parcel. 4. Your Site Plan should be expanded to include designation of stacking and offstreet parking as well as other site features related to the service station area. Your Landscape Plan should be expanded to address ttie service station areas not scheduled for hard surface treatment as well. It does not appear that a major change in your Site Plan will be necessary to accomplish this - -only some additional detail on the Site Plan that you have already prepared that addresses the car wash and a portion of the service station site. It is important to clearly specify the vehicular interaction between these two uses, particularly with respect to circulation and offstreet parking. It is clear that the car wash cannot function without encroachment on, and use of, a portion of the service station facility. 5. Please specify whether cars will be dried as a part of the car wash process, and if such drying is mandatory or an extra cost option. It has been the City practice with the past two Conditional Use Permits involving car wash facilities in Plymouth to re uire the drying of vehicles as a part of the standard car wash package - -not as an option. The reason for this requirement is to remove the possibility of water being carried to the public streets and causing hazardous conditions during subfreezing weather. 6. The "7 foot high redwood fence" proposed along the north property line should be extended westerly to the west property line to fully screen the car wash /service station operation from the residential properties north of this site. Section 8, Subdivision G, Paragraph 2a of the Plymouth Zoning Ordinance provides that a buffer or screen shall be approved as a part of the Site Plan and installed prior to issuance of a Certificate of Occupancy for any parcel in a nonresidential district that adjoins any of the classes of residence districts. In addition, Section 10, Subdivision B, Paragraph 5d provides that offstreet parking areas near or adjoining residence districts shall be screened by a buffer fence of adequate design. The 7 foot redwood fence proposed will meet the standards for screening, but should be extended to the west property line as noted above. 7. Your Landscape Plan is not consistent with the City of Plymouth Landscape Policy. The standards of the Landscape Policy (a copy of which is enclosed) would appear to require 21 overstory trees be planted on your total site (less existing overstory trees). Up to 50 percent of that requirement may be substituted for with other landscape design elements. You must specifically request that substitution. 8. A condition of approval will be provision of such additional easements as are necessary to cover the actual location of the service road south of and parallel to these sites. Additional easement will be required sufficient to result in the existing service road location matching the easement provided. 9. The Fire Inspector indicates that additional fire lane signage will be required along the north property line sufficient to result in one fire lane sign every 75 lineal feet. 10. All new curbing shall be B -612 design. 11. It does not appear to be your intent to stripe parking spaces 16 -25 on site. Your Site Plan should be amended to specify these spaces striped on the site as shown. 12. Since Zoning Ordinance variances would now appear to be contemplated- - whether or not the parcels are consolidated - -you should now, in writing amend your application package to specifically include those variances. The additional application fee is $60. Please find enclosed a copy of the Variance Criteria of the Zoning Ordinance. Please provide a narrative addressing each of those criteria related to the.Variances you apply for. The purpose of this letter is to notify you of those review items identified during the staff review of the application materials. You should respond to the above review comments in written and /or graphic form as appropriate. Your earliest response in written and /or graphic form to the above points will permit us to continue processing the application for review by the Planning Commission. You should respond to all of the items. Once the additional and /or revised information is submitted, the staff members will in turn review the information to verify that all the items have been addressed. If any additional comments arise from that staff review, correspondence similar to this letter will be promptly forwarded to you. If you have questions relating to the above review comments, or if you feel a more detailed discussion (through a meeting with the staff members) is warranted, please feel free to contact our office at your earliest convenience. We anticipate working with you through the completion of the review process. Hopefully, this information will assist you. Sincerely, 41 erud Community Development Coordinator Enclosure cc: File 90099 dre /cd /90099:jw) ISM SHL CN 9, SLIMIVISICN A 2. Before any conditional Use Permit may be granted, the application therefore, shall be referred to the Planning Camdssion for purposes of evaluation against the standards of this section, Public Hearing, and development of a recommendation to the City council, which shall make the final determination as to approval or denial. a. The Planning canmission shall review the application and consider its conformance with the following standards: 1) Compliance with and effect upon the Comprehensive Plan. 2) The establishment, maintenance or operation of the conditional use will prarote and enhance the general public welfare and will not be detrimental to or endanger the public health, safety, morals or comfort. 3) The conditional use will not be injurious to the use and enjoyment of other property in the immediate vicinity for the purposes already permitted, nor substantially diminish and impair property values within the neighborhood. 4) The establishment of the conditional use will not impede the normal and orderly development and improvement of surrounding property for uses permitted in the district. 5) Adequate measures have been or will be taken to provide ingress, egress, and parking so designed as to minimize traffic congestion in the public streets. 6) The. conditional use shall, in all other respects, conform to the applicable regulations of the district in which it is located. form:o >pl /cup.stnd /s) 10/89 PLYMOUTH ZONING ORDINANCE d. The Board shall not approve any application and the Council upon appeal shall not grant any application unless they find the following 1) That because of the particular physical surroundings, shape, or topographical conditions of the specific parcel of land involved, a particular hardship to the owner would result, as distinguished from a mere inconvenience, if the strict letter of the regulations were to be carried out. 2) That the conditions upon which a petition for a variation is based are unique to the parcel of land for which the variance is sought and are not applicable, generally, to other property within the same zoning classification. 3) That the purpose of the variation is not based exclusively upon a desire to increase the value or income potential of the parcel of land. 4) That the alleged difficulty or hardship is caused by this Ordinance and has not been created by any persons presently having an interest in the parcel of land. 5) That the granting of the variation will not be detrimental to the public welfare or injurious to other land or improvements in the neighborhood in which the parcel of land is located. 6) That the proposed variation will not impair an adequate supply of light and air to adjacent property, or substantially increase the congestion of the public streets, or increase the danger of fire, or endanger the public safety, or substantially diminish or impair property values within the neighborhood. 11 -11 0T0 ' ='::I It' 0 1 i 0 kTI M1 . 0- Afkw 2- Xmliffi i3:rrr^