HomeMy WebLinkAboutPlanning Commission Packet 12-05-19909
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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
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