HomeMy WebLinkAboutPlanning Commission Resolution 499-97
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MOUNDS VIEW PLANNING COMMISSION
RESOLUTION NO. 499-97
CITY OF MOUNDS VIEW
COUNTY OF RAMSEY
STATE OF MINNESOTA
RESOLUTION APPROVING A VARIANCE IN PARKING RATIOS FOR ZEP
MANUFACTURING, PROPOSED AT 8490 CORAL SEA STREET;
MOUNDS VIEW PLANNING CASE NO. 475-97
WHEREAS, Benson-Orth Associates, representing ZEP Manufacturing, has applied for a
variance of parking ratios associated with the development ofa 22,300 square foot
warehouse/office building on the parcel located at 8450 Coral Sea Street, property zoned I-I,
Light Industrial District, legally described as follows:
'LOT 1, BLOCK 1, NORTHSTAR INDUSTRIAL PARK, 2ND ADDITION
WHEREAS, Chapter 1121 of the Mounds View Zoning Code establishes the parking
ratios by specific use; which, as they relate to this project, are as follows:
Warehouse:
Office:
8 spaces plus 1 space for every 500 square feet of warehouse floor area
3 spaces plus 1 space for each 175 square feet of office floor area
WHEREAS, according to the Zoning Code, the number of parking spaces that would be
required using the square-footages provided by the applicant are as follows:
Warehouse:
Office:
Total:
(19,325 square feet) Required spaces = 47 (8 spaces plus 39)
(5,950 square feet) Required spaces = 37 (3 spaces plus 34)
(25,275 square feet) Required spaces = 84
WHEREAS, Staffhas reviewed parking ratios used by other municipalities and parking
guidelines as developed by the American Planning Association and recommended the following
ratios:
Warehouse:
Office:
1 space per 1,000 square feet warehouse floor area
1 space per 250 square feet of office area
WHEREAS, utilizing the adjusted parking ratios, the number of parking spaces required
for this development would be 43 spaces; and,
WHEREAS, there is sufficient room on the property to provide the 84 spaces required by
the Zoning Code; and,
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Planning Commission Resolution No. 499-97
March 5, 1997
Page 2
WHEREAS, the Planning Commission has reviewed the following documents regarding
this request for a variance in parking ratios:
1. Planning Application
2. Zoning Map
3. Revised Site Plan, dated 2/28/97
4. Utility, Grading, Drainage and Erosion Control Plans, dated 2/7/97
5. Letter from the Applicant
WHEREAS, the Planning Commission does hereby make the following findings offact
regarding the requirements for granting variances as set forth in Section 1125.02, Subd. 2 of the
Mounds View Zoning Code:
a. Exceptional or extraordinary circumstances apply to the property which do not apply
generally to other properties in the same zone or vicinity and result from lot size or shape,
topography or other circumstances over which the owners of the property since the effective
date hereof have had no control.
c.
That the special conditions or circumstances do not result from the actions of the
applicant
This site is heavily wooded, a portion of which lies in wetland. While there is ample room
to provide the full amount of parking required by the Zoning Code, the applicant would
prefer to retain much of the tree cover and keep the site as natural as possible. Research
has shown that the Mounds View parking requirements are much higher in comparison to
neighboring communities and communities across the country. The applicant is not
responsible for the City's parking requirements. It is advantageous to retain natural areas as
opposed to paving them for parking lots, if the parking provided will be adequate for the
use proposed.
b. The literal interpretation of the provisions of this Title would deprive the applicant
of rights commonly enjoyed by other properties in the same district under the terms of this title.
d. That granting the variance requested will not confer on the applicant any special
privilege that is denied by this title to owners of other lands, structures or
buildings in the same district.
The higher-than-normal parking requirements for office and warehouse square footage
creates an undue burden on the applicant, and similar consideration would be given to
other requests from developers who are proposing to build similar facilities. The
development to the south, the Bridges Technology Center, was granted a similar parking
variance in 1995.
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Planning Commission Resolution No. 499-97
March 5, 1997
Page 3
e. That the variance requested is the minimum variance which would alleviate the
hardship. Economic conditions alone shall not be considered a hardship.
The ratios proposed for the project are as follows: one space per 1000 square feet of
warehouse area (19 spaces) and one space per 250 square feet of office space (24 spaces).
These ratios are consistent with surveys of other jurisdictions and information from the
American Planning Association, and represent a suitable adjustment. The conditions on
this resolution require that 43 spaces be provided on the site plan.
f. The variance would not be materially detrimental to the purposes of this title or to other
property in the same zone.
The granting of this variance will not conflict with the purpose of this Title in that parking
will be provided using accepted parking ratios for office and warehouse uses. Sufficient
room is available to build the additional parking required by the ratios in the City Code, if
it becomes evident that parking is needed in the future or if a different use locates in this
facility. The 12,025 square-foot reduction of impervious surface is an environmental and
aesthetic benefit.
g. The proposed variance 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 ftre or endanger the public safety or substantially diminish or impair property
values within the neighborhood.
The granting of this variance will be a benefit to neighboring properties by preserving an
extensive growth of trees. These trees serve as an additional buffer between the proposed
building and adjacent parcels. There are plans in the future to create nature trails and
hiking paths in the open area behind the site. Retention of this wooded area will allow for
a more opaque screen while retaining the natural character of the site. Traffic will not
increase on the adjacent streets as a result of this variance.
WHEREAS, the Planning Commission does hereby find that the criteria for granting a
variance in this case have been met.
NOW, THEREFORE, BE IT RESOLVED that the Mounds View Planning Commission
does hereby approve a variance in the parking ratios applicable to the proposed ZEP
Manufacturing project with the following stipulations:
1. The ratios applicable to this property shall be as follows:
Warehouse:
Office:
1 space per 1,000 square feet of warehouse floor area
1 space per 250 square feet of office floor area
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Planning Commission Resolution No. 499-97
March 5, 1997
Page 4
2. Prior to action by the City Council on the development review for this project, and
in order for this variance to remain in effect, the applicant shall:
a. Revise the parking layout to show one additional parking space so that
count provided is 43 spaces, with 41 spaces shown in parking areas which
could be added if deemed necessary by the City.
b. Add a note to the site plan which states:
.:)
"A variance in required parking ratios was approved for this property by
Planning Commission Resolution No. 499-97. The parking ratios approvedfor
this property are as follows:
1 space per 1000 square feet of warehouse space
1 space per 250 square feet of office space
The property owner is obligated to build up to an additional 41 parking spaces,
which would meet the parking ratios required by the Zoning Code, if deemed
necessary by the City based on future parking patterns, use of the building, and
evidence that parking needs cannot be satisfied on site. The property owner shall
be notified in writing that additional parking must be built, and upon such notice,
shall construct the additional parking within 3 months, with consideration for
weather conditions. "
3.
Approval of this variance shall be null and void if anyone of the following
approvals are not obtained for this project:
a. Wetland alteration permit approval by the City Council
b. Rice Creek Watershed District permit approval
c. Development Review approval by the City Council
Adopted this 5th day of March, 1997.
Jerry petbfZSion Chairperson
ATTEST
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Pamela Sheldon, Community Development Director
(SEAL)
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