09-10297rRESOLUTION NO. 10297
RESOLUTION GRANTING APPROVAL
OF A SITE PLAN FOR
6700 - 6758 PORTLAND AVENUE
WHEREAS, an application has been filed with the City of Richfield which requests
approval of site plan for the parcel of land located at 6700 - 6758 Portland Avenue (the
"Property"), which is proposed to be platted as:
Lot 1, Block 1, RICHFIELD CITY HALL, Hennepin County, Minnesota; and
WHEREAS, the proposed site plan includes 157 parking stalls rather than the
required 179 parking stalls, and provides a 19.39-foot side setback along the southern
property boundary as opposed to the required 30-foot setback; and
WHEREAS, Minnesota Statutes Section 462.357, Subdivision 6, provides for the
granting of variances to the literal provisions of the zoning regulations in instances where
their enforcement would cause undue. hardship to the owners of the property under
consideration; and
WHEREAS, based on the followings above, the Richfield City Council approves the
requested variances from Richfield Zoning Code Subsections 544.13 and 514.13; and
WHEREAS, the City has fully considered the request for approval for the site plan;
and
NOW, THEREFORE, BE IT RESOLVED, by the City Council of the City of
Richfield, Minnesota, as follows:
The City Council makes the following general findings:
a. The Property is zoned R single family residential.
b. The majority of the Property has been in use as governmental building and
associated parking for over 50 years. The proposed use of the Property is
for a governmental building and associated parking, which is a permitted use
in the R zoning district.
c. The Property is owned by the City. The City owns additional land abutting
the Property that is used as a public park. The site plan proposes minimal
reduction to the public park area.
d. The existing parking lot provides parking for 147 vehicles.
e. The proposed parking lot will provide structured parking for 29 vehicles and
surface parking for 128 vehicles, for a total of 157 parking stalls. This is 22
less spaces than required by Richfield City Code Subsection 544.13 but 10
more spaces than have historically been available on the Property. A
variance from the provisions of Subsection 544.13 is required.
f. The proposed development will provide at least 24 bicycle parking spaces for
use by employees to commute. The existing development provides seven
bicycle parking spaces.
g. The proposed site plan shows that the building will encroach 10.61 feet into
the required 30-foot sideyard setback from the south property line, which
abuts 68t" Street. In order to comply with the 30-foot sideyard setback the
.City would have to eliminate pull-through truck .bays for the Fire Department.
Pull-through truck bays would eliminate the need to back fire trucks into the
bays, which presents a traffic safety concern on Portland Avenue. A
variance from the provisions of Richfield City Code Subsection 514.13 is
required.
2. With respect to the application for variance from the parking requirements and
sideyard setback requirements, the City Council makes the following findings:
a. Strict enforcement of Richfield Zoning Code Subsections 544.13 and 514.13
would cause an undue hardship. The development of the Property for a city
hall is a reasonable use that cannot be reasonably accomplished with strict
enforcement of those subsections. It is reasonable and a matter of safety
that the new Fire Facility should include the pull-through truck bays and will
encroach into the sideyard setback. The proposed parking increases by 10
the number of available stalls.
b. Unique circumstances affect the Property that were not created by the land
owner. Construction of a city hall that would adequately meet the current
physical needs of the City, without variances, would involve use of adjacent
park property. The adjoining public park is a community amenity and
significant recreational asset that is unique to this site and that deserves
protection.
c. Granting the requested variances will not alter the essential character of the
neighborhood. The majority of the Property has been in use as a
government building for over 50 years and is part of the neighborhood
character. The proposed plan minimizes impact to the adjacent Heredia
Park, and the reduced setback is adjacent to a street as opposed to another
property or structure.
d. The variances requested are the minimum necessary to alleviate the undue
hardship. The proposed plans protect Heredia Park while providing the
minimum requirements necessary for the City Hall/Police/Fire Facility.
3. With respect to the proposed site plan, the City Council makes the following
findings:
a. The proposed site plan is consistent with the elements and objectives of the
City's development guides, including the Comprehensive Plan and any
redevelopment plans established for the area.
b. Development of the site as a city hall is consistent with the purposes of the
Code, which allows government buildings in residential areas, and the plan
attempts to minimize impacts on adjacent park and residential uses.
c. The plan attempts to preserve the adjacent park property in its natural state.
Most of the Property has been fully developed for decades. Except for the
entrance to underground police parking, there will not be significant changes
in grade from the existing. The underground police parking entrance will be
landscaped to minimize impact from the adjacent park and residences.
d. The plan creates a harmonious relationship of buildings and open spaces
with the terrain. The plaza serves as a transitional public space between the
Park and the City Hall building.
e. The proposed site plan promotes an internal sense of order among buildings
and uses, provides adequate vehicular and pedestrian circulation, promotes
energy conservation, and minimizes any adverse environmental effects.
f. The proposed design, impervious surface limitations and a storm water
management plan will protect adjacent properties from runoff. The
emergency generator will. be screened from view and to lessen any noise.
The building has been designed architecturally with many smaller walls so as
to seem more in scale with the surrounding residential homes.
g. The proposed plan conserves energy through the re-use of a previously
developed site; use of low-maintenance, native plants; day lighting; energy-
efficient building materials; high-performance lighting, mechanical and
electrical building systems and more.
4. Based upon the above findings, a variance is hereby approved to reduce the
requirement for off-street parking spaces from 179 to 157.
5. Based upon the above findings, a variance is hereby approved to reduce the
sideyard setback from the south property line from 30 feet to 19.39 feet.
6. Based upon the above findings and variances, the proposed site plan is hereby
approved according to the terms of Richfield City Code Subsection 547.13,
Subdivision 9, with the following additional stipulations:
a) That final landscaping, tree protection, lighting, and screening plans be
approved by the Community Development Director prior to the issuance of any
permits;
b) That final grading, erosion control, storm water management, utility,
ingress/egress and boulevard plans be approved by the Public Works Director
prior to the issuance of any permits; and
c) That final Heredia Park plans be approved by the Recreation Services Director
prior to the issuance of any permits.
Adopted by the City Council of the City of Richfield, Minnesota this 13th day of
October 2009.
C
Debbie Goettel, Mayor
ATTEST:
Nancy Gibb ity Clerk