HomeMy WebLinkAboutPlanning Commission Resolution 548-98
.
e
.
MOUNDS VIEW PLANNING COMMISSION
RESOLUTION NO. 548-98
CITY OF MOUNDS VIEW
COUNTY OF RAMSEY
STATE OF MINNESOTA
RESOLUTION APPROVING A VARIANCE IN PARKING RATIOS FOR BRIDGES
LEASING COMPANY, LLC, LOCATED AT 8400 CORAL SEA STREET;
MOUNDS VIEW PLANNING CASE NO. 526-98
WHEREAS, Larry Lindberg, representing Bridges Leasing Company, has applied for a
variance of parking ratios associated with the expansion of an existing office/warehouse building
at 8400 Coral Sea Street, property zoned 1-1, Light Industrial District, legally described as
follows:
LOTS 2 AND 3, BLOCK 1, NORTH STAR INDUSTRIAL PARK, 2ND ADDITION
RAMSEY COUNTY, MINNESOTA
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 I space for every 500 square feet of warehouse floor area
3 spaces plus I 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:
(48,267 square feet) Required spaces = 105 (8 spaces plus 97)
(16,089 square feet) Required spaces = 95 (3 spaces plus 92)
(25,275 square feet) Required spaces = 200
WHEREAS, Staff has 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 750 square feet warehouse floor area
1 space per 175 square feet of office area (unchanged)
WHEREAS, utilizing the adjusted parking ratios, the number of parking spaces required
for this development would be 168 spaces; and,
WHEREAS, according to the site plan dated 5/4/98, 171 parking stalls would be
provided; and,
WHEREAS, there is sufficient room on the property to provide the remaining 29 spaces
as required by the Zoning Code; and,
.
.
e
Resolution No. 548-98
Bridges Parking Variance
May 20, 1998
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 Parking Plan, dated 5/4/98
WHEREAS, the Planning Commission does hereby make the following findings of fact
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 ",'hich do not apply
generally to other properties in the sanle 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 or the
applicanL
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 more of the tree cover and to not intrude into environmentally sensitive area
adjacent to the wetland. 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 or 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 north, ZEP Manufacturing, was granted a similar parking variance in
1997.
.
Resolution No. 548-98
Bridges Parking Variance
May 20, 1998
Page 3
e. That the variance requested is the minimum variance which would allcviate thc
hardship. Economic conditions alonc shall not be considered a hardship.
The ratios proposed for the project are as follows: one space per 750 square feet of
warehouse area (73 spaces) and one space per 175 square feet of office space (95 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 all 200 spaces be shown on the site plan.
f. The variancc would not bc materially dctrimcntalto the purposes of this title or to other
property in thc same zonc.
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 5,994 square-foot reduction of impervious surface is an environmental and
aesthetic benefit.
.
g.
The proposcd variance will not impair an adequate supply of light and air to
adjacent property or substantially increase the congcstion of the public streets or increase thc
danger of fire or endanger the public safcty 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 addition to the
Bridges Technology Park with the following stipulation:
1.
No permits shall be issued for the expansion of the Bridges Technology Park until
the parking plan has been revised to add the following text:
e
"A variance in required parking ratios was approved for this property by
Planning Commission Resolution No. 548-98, adopted 011 May 20. 1998. 7he
parking ratios approved for this property are as follows:
.
.
.
Resolution No. 548-98
Bridges Parking Variance
May 20, 1998
Page 4
8 spaces plus 1 .~pace per 750 square feet of warehouse/manufacturing ~pace
3 spaces plus 1 space per 175 square feet of office ~pace
The property owner is obligated to build up to an additional 29 parking ~J)aces,
which would meet the parking ratios required by the Zoning Code, if deemed
necessary by the City based onfuture parking patterns, use of the building, and
evidence that parking needs cannot be satisfied on site. The property mvner 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/or
weather conditions. "
Adopted this 20th day of May, 1998.
t>r-~
. , Planning Commission Chairperson
ATTEST
~L~
Rick Jopke, Com mty Development Director
(SEALY
N :\DA'fA IGROlJT-S\CDMDE V\DEVCASESI526-98IP ARKING.RES