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081114 PacketSPECIAL MEETING PLANNING COMMISSION AGENDA August 11, 2014 7:00 p.m. Introductory Proceedings Roll Call Approval of Minutes: Regular Planning Commission meeting of June 23, 2014. Opportunity for Citizens to Address the Commission on items not on the Agenda Public Hearing ITEM #1 14-ACUP-01 Consider a request for an amended Conditional Use 14-VAR-03 Permit and Variance for the South Education Center at 7450 Penn Avenue. The amendment and variance would allow the school to add a soccer field to the vacant land between the school building and Penn Avenue. ITEM #2 14-ACUP-02 Consider a request for an amended Conditional Use 14-VAR-02 Permit, Variances and an Appeal for Fireside Pizza at 14-SR-02 6736 Penn Avenue. The amendment and variances are related to a request for approval of a 1,074 square foot building addition, parking and setbacks. The appeal requests relief from odor control requirements. ITEM #3 14-APUD-03 Consider a request for a major amendment to the Planned Unit Development Plan for the Lyndale Station Development at 66th Street and Lyndale Avenue. The amendment will consider details of a third building to be constructed at the southwest corner of the property. ITEM #4 PC Letter#9 Consider an amendment to the City's Zoning Ordinance that will eliminate the City's appointed Hearing Examiner positions and appoint the Planning Commission as the deciding body for variance applications beginning in 2015. New Business Old Business Liaison Reports Community Services Advisory Commission City Council Housing and Redevelopment Authority(HRA) Richfield School Board Transportation Commission Chamber of Commerce Other City Planner's Report Next Meeting Date: August 25, 2014 Adjournment Auxiliary aid for individuals with disabilities are available upon request. Requests must be made at least 96 hours in advance to the City Clerk at 612/861-9738". Planning Commission Minutes June 23, 2014 MEMBERS PRESENT: Chairperson Rick Jabs and Commissioners Dan Kitzberger, Tom Rublein, Gordon Vizecky, Charles Standfuss and Alison Groebner MEMBERS ABSENT:Commissioner Susan Rosenberg STAFF PRESENT: Melissa Poehlman, City Planner Chris Regis, Finance Manager OTHERS PRESENT: None Chairperson Jabs called the meeting to order at 7:00 p.m. APPROVAL OF MINUTES M/Rublein, S/Vizecky to approve the minutes of the April 28, 2014 regular meeting. Motion carried: 5-0 Commissioner Standfuss arrived. OPEN FORUM No members of the public spoke. PUBLIC HEARING(S) NEW BUSINESS ITEM #1 PC Letter No. 8 — Consideration of the 2016-2019 Capital Improvement Program and a finding of consistency with the Comprehensive Plan of the Capital Improvement Program and the 2015 Capital Improvement Budget. June 23, 2014 City Planner Poehlman introduced the topic then turned the floor over to Finance Manager Chris Regis for summary presentation of the Capital Improvement Program and Budget. In response to a question from Commissioner Rublein, Regis stated that he was unsure of whether or not the current Plan included funding for the reconstruction of the intersection at 66th Street and Penn Avenue. Commissioner Rublein complimented staff on their commitment to cost-saving and environmentally-friendly solutions. Commissioner Standfuss indicated some concern over the static funding for park maintenance and his hope that this number would continue to increase as costs do the same so that parks can be maintained appropriately. M/Vizecky, S/Rublein to recommend approval of the 2016-2019 Capital Improvement Program and approve a resolution finding that the 2015 Capital Improvement Budget and 2016-2019 Capital Improvement Program are consistent with the Comprehensive Plan. Motion carried: 6-0 OLD BUSINESS None. LIAISON REPORTS Chairperson Jabs and the Commissioners welcomed newly appointed Planning Commission Member Alison Groebner. Community Services Advisory Commission: Commissioner Rublein City Council: No report HRA: No report. Richfield School Board: No report Transportation Commission: No report Chamber of Commerce: Commissioner Vizecky Other: None CITY PLANNER'S REPORT Poehlman previewed items that will likely be on the agenda for July and encouraged Commissioners to check out Richfield Connect. 2 June 23, 2014 ADJOURNMENT M/Vizecky, S/Rublein to adjourn the meeting. Motion carried: 6-0 The meeting was adjourned by unanimous consent at 7:25 p.m. Tom Rublein Secretary 3 AGENDA SECTION: PUBLIC HEARING AGENDA ITEM# 1 REPORT# CASE# 14-ACUP-01, 14- VAR-03 J PLANNING COMMISSION STAFF REPORT PC MEETING DATE: AUGUST 11, 2014 ITEM FOR PLANNING COMMISSION CONSIDERATION: Public hearing to consider a request for an amendment to a Conditional Use Permit and a Variance at 7450 Penn Avenue. The proposed amendment requests site changes at the South Education Center to add a youth soccer field and accessory structure. A variance is requested to allow a six-foot tall fence. I.RECOMMENDED ACTION: Conduct and close a public hearing and by motion: Recommend approval of an Amended Conditional Use Permit and a Variance to allow construction of a soccer field and accessory structures at an existing educational facility at 7450 Penn Avenue. II. BACKGROUND Intermediate School District 287 operates the South Education Center at 7450 Penn Avenue. The City Council approved an amended Conditional Use Permit (CUP) for a new South Education Center facility in 2006. Intermediate School District 287 has applied for a CUP amendment to allow construction of a new recreational soccer field, walking track, and an accessory building. The 150 foot by 210 foot field would be smaller than a full-sized soccer field and intended for younger players. The facility would be shared with the Richfield Parks and Recreation Department. III. BASIS OF RECOMMENDATION A. POLICY A conditional use permit allowing both an educational facility and day care at the site already exists. While a conditional use permit runs with the land, in accordance with Subsection 547.09, Subd. 11 of the Zoning Code, significant changes in the circumstances or scope of the use require an amendment to the original permit. Significant changes may include, but are not limited to: hours of operation, increase in number of employees, expansion of structure or premises, or major operational modifications, as determined by the Community Development Director. The construction of a new recreational soccer field is considered to be a significant change. In the Single Family (R) zoning district, schools are a conditionally permitted use. One of the conditions of permitting schools is that "Outdoor recreational facilities designed for group activities shall be set back at least 40 feet from any lot line." The applicant is proposing to build a youth soccer field surrounded by an asphalt walking track. The proposed soccer field meets the setback requirement. Along with the field, the applicant is proposing an accessory structure to store grounds keeping equipment. The applicant is requesting a variance related to the fence along the southern perimeter of the soccer field. The Zoning Code states that "no fence more than four (4) feet in height shall be constructed or permitted to grow forward of the front line of the principal building extended to the side lot lines." A six (6) foot tall fence is proposed along the southern perimeter of the field to prevent soccer balls from leaving the area and creating a hazard on the nearby trail and roadway. Strict enforcement of the Zoning Code would cause a practical difficulty for the applicant. Locating a soccer field, accessory building, and associated fencing on this site is a reasonable use of the property. The property is a through lot with frontages on both Penn Avenue and Sheridan Avenue. The South Education Center facility was built on the western portion of the property out of necessity, as a former public school building stood on the area now proposed for the soccer field. It is not possible to locate the field in another location on the property. These unique circumstances were not created by the applicant, and therefore staff is recommending approval of the variance. B. CRITICAL ISSUES All requirements necessary for the issuance of a CUP are met. The proposed six foot tall fence requires a variance. Fences forward of the building are limited to a maximum height of four feet. All criteria necessary for the granting of a variance are met. C. FINANCIAL The required processing fee has been paid. D. LEGAL Notification: Notice of this public hearing was published in the Sun Current in accordance with State and Local requirements. Properties within 350 feet were notified by mail. Council consideration is scheduled for August 26, 2014. IV. ALTERNATIVE RECOMMENDATION(S) Recommend denial with a finding that the proposed use would have an adverse impact on surrounding properties or the City as a whole. V. ATTACHMENTS Resolution Requirements documentation Site plans Zoning & Planning maps VI. PRINCIPAL PARTIES EXPECTED AT MEETING Michael Cowles, Director of Facilities, Intermediate School District 287 Mark Kusnierek, Architect, TSP RESOLUTION NO. RESOLUTION APPROVING AN AMENDMENT TO THE CONDITIONAL USE PERMIT AND A VARIANCE TO ALLOW CONSTRUCTION OF A SOCCER FIELD AND ACCESSORY STRUCTURES AT AN EXISTING EDUCATIONAL FACILITY AT 7450 PENN AVENUE WHEREAS, an application has been filed with the City of Richfield which requests approval of an amendment to the conditional use permit to allow the construction of a soccer field at property commonly known as 7450 Penn Avenue (South Education Center, herein "The Property"), property legally described as: That part of the South 1031.25 feet of the Northeast Quarter of the Southeast Quarter of Section 32, Township 28, Range 24 lying East of the East line of Sheridan Avenue South and North of Saint Richards Addition. WHEREAS, the Planning Commission of the City of Richfield held a public hearing and recommended approval of the requested amendment and variance at its August 11, 2014 meeting; and WHEREAS, this requested amendment at 7450 Penn Avenue meets the requirements necessary for issuing a conditional use permit as specified in Richfield's Zoning Code, Section 547.09; and WHEREAS, the Zoning Code states that no fence more than four (4) feet in height shall be constructed or permitted to grow forward of the front line of the principal building extended to the side lot lines; 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 "practical difficulty" to the owners of the property under consideration; and WHEREAS, based on the findings below, the Richfield City Council approves the requested variance from Richfield Zoning Code Subsection 509.15, Subd. 3; and WHEREAS, the City has fully considered the request for approval of the conditional use permit; NOW, THEREFORE, BE IT RESOLVED, by the City Council of the City of Richfield, Minnesota, as follows: 1. The City Council makes the following general findings: a. The Property is zoned Single Family Residential (R). b. The Zoning Code states that no fence more than four (4) feet in height shall be constructed or permitted to grow forward of the front line of the principal building extended to the side lot lines. The proposed fence would be six (6) feet tall along the southern edge of the field. A variance from Subsection 509.15 is required. 2. With respect to the application for a variance from the above-listed requirement, the City Council makes the following findings: a. Strict enforcement of Richfield Zoning Code Subsection 509.15, Subd. 3 would cause a practical difficulty. The proposed soccer field and accessory structure meet all requirements. A six foot fence is proposed to prevent soccer balls from leaving the field and entering the nearby roadway. Constructing a soccer field and accessory building on this site is a reasonable use of The Property. b. Unique circumstances affect the Property that were not created by the applicant. The property is a through lot with frontages on both Penn Avenue and Sheridan Avenue. The South Education Center facility was built on the western portion of the property out of necessity, as a former public school building stood on the area now proposed for the field. The area proposed for a soccer field is entirely located forward of the principal building and any fence is thereby restricted to four (4) feet in height by code. It is not possible to locate the field in another location on the property. c. Granting the requested variance will not alter the character of the neighborhood. The proposed fence is located along the southern perimeter of the site, adjacent to a trail and private drive and is screened with existing trees. d. The variance requested is the minimum necessary to alleviate the practical difficulty. The proposed variance will allow the construction of a fence that supports safe use of the soccer field. A six foot tall fence is only proposed where deemed necessary along the southern perimeter of the field. The remainder of the proposed fence is four feet tall, in conformance with the zoning code. 3. Based on the above findings, a variance is hereby approved to permit a fence six (6) feet in height, forward of the principal building. 4. A conditional use permit is issued to allow a construction of a soccer field and accessory structures, as described in City Council Letter No. on the Subject Property legally described above. 5. This conditional use permit is subject to the following conditions in addition to those specified in Section 547.09 of the City's Zoning Ordinance: The applicant shall be responsible for maintenance of landscaping. Any trees that die shall be replaced; and That the applicant apply for building permits as required prior to any work beginning; and The applicant must comply with all requirements of the Administrative Review Committee Report dated July 10, 2014. That the recipient of this conditional use permit record this Resolution with the County, pursuant to Minnesota Statutes Section 462.36, Subd. 1 and the City's Zoning Ordinance Section 546.05, Subd. 7. 6. This conditional use permit shall expire one year after it has been issued unless 1) the use for which the permit was granted has commenced; or 2) Building permits have been issued and substantial work performed; or 3) Upon written request of the applicant, the Council extends the expiration date for an additional period not to exceed one year. Expiration is governed by the City Zoning Ordinance, Section 547.09, Subdivision 9. 7. This conditional use permit shall remain in effect for so long as conditions regulating it are observed, and the conditional use permit shall expire if normal operation of the use has been discontinued for 12 or more months, as required by the City's Zoning Ordinance, Section 547.09, Subd. 10. Adopted by the City Council of the City of Richfield, Minnesota this 26th day of August 2014. Debbie Goettel, Mayor ATTEST: Nancy Gibbs, City Clerk Code Requirements / Required Findings Part 1: The findings necessary to issue a Conditional Use Permit (CUP) are as follows (Subd. 547.09, Subd. 6): a) The proposed use is consistent with the goals, policies and objectives of the City's Comprehensive Plan. This requirement is met. The Comprehensive Plan designates this property as a "Quasi-Public" use, of which a school is one. b) The proposed use is consistent with the purposes of the Zoning Code and the purposes of the zoning district in which the applicant intends to locate the proposed use. This requirement is met. Schools are allowed as a conditional use in the Single-Family Residential (R) district, subject to the provisions of Subsection 514.07, Subd. 5. The proposed soccer field meets the requirements. The proposed use requests one variance: to allow a fence taller than the four foot maximum permitted on that portion of the site. c) The proposed use is consistent with any officially adopted redevelopment plans or urban design guidelines. N/A d) The proposed use is or will be in compliance with the performance standards specified in Section 544 of this Code. This requirement is met. In addition to the existing landscaping on the site, the applicant proposes additional plantings to screen the field from adjacent properties. No additional lighting is proposed. Parking demand is not expected to change. The field will be used by students during regular school hours. Use of the field during off-school hours will be programmed by Richfield Parks and Recreation. e) The proposed use will not have undue adverse impacts on government facilities, utilities, services or existing or proposed improvements. This requirement is met. The submitted plans have been reviewed by the Public Works Department and no undue adverse impacts are anticipated. f) The use will not have undue adverse impacts on the public health, safety or welfare. No undue adverse impacts are anticipated. The applicant must comply with all requirements of the Administrative Review Committee Report dated July 10, 2014. g) There is a public need for such use at the proposed location. This requirement is met. The proposed soccer field will enhance outdoor recreational opportunities for students and Richfield residents alike, as the facility with be shared with the City's Parks and Recreation Department. h) The proposed use meets or will meet all the specific conditions set by this Code for the granting of such conditional use permit. This requirement is met. Part 2: The findings necessary to approve a variance are as follows (Subd. 547.11): 1. There are "practical difficulties"that prevent the applicant from using the property in a reasonable manner. 2. There are usual or unique circumstances that apply to the property which were not created by the applicant and do not apply generally to other properties in the same zone or vicinity. 3. The variance would not alter the character of the neighborhood or the locality. 4. The variance is the minimum necessary to alleviate the practical difficulty. 5. The variance is in harmony with the general purpose and intent of the ordinance and consistent with the Comprehensive Plan. The applicant has requested variances from the following requirement: No fence, wall, or hedge more than four (4) feet in height shall be constructed or permitted to grow forward of the front line of the principal building extended to the side lot lines (Subsection 509.15, Subd. 3) The applicant is proposing to use the property in a reasonable manner. Strict enforcement of Richfield Zoning Code Subsection 509.15, Subd. 3 would cause a practical difficulty. The proposed soccer field and accessory structure meet all requirements. A six foot fence is proposed to prevent balls from leaving the field and entering the nearby roadway. Unique circumstances affect the Property that were not created by the applicant exist. The property is a through lot with frontages on both Penn Avenue and Sheridan Avenue. The South Education Center facility was built on the western portion of the property out of necessity, as a former public school building stood on the area now proposed for the soccer field. The area proposed for the field is entirely located forward of the principal building and any fence is thereby restricted to four (4) feet in height by code. It is not possible to locate the field in another location on the property. Granting the requested variance will not alter the character of the neighborhood. The proposed fence is located along the southern perimeter of the site, adjacent to a trail and private drive and is screened with existing trees. The variance requested is the minimum necessary to alleviate the practical difficulty. The proposed variance will allow the construction of a fence that supports safe use of the field. A six foot tall fence is only proposed where deemed necessary along the southern perimeter of the field. 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T oc) LL a z o CO) r r r m 0 D U m Q Wd 80:9b:6 MZIV 6IL JAJ't[y-p1OIJAUId-03S Z66[Z6MslapoWIl nab{\s6ulMeJa-a\adeospu el-11 u map!S-plaljAuld 03S LSZa1 Z66[ZM\Z60Z\:S N ua+w2 E ! a m+ e na m2 06 .> FLU k 3 f § q § d d to)j i Oa»(Mr k A{ CD LO Z /O N ua+w2 a m+ DAV,Gw 06 m [ a»ea3 d d CD LO AGENDA SECTION: PUBLIC HEARING AGENDA ITEM# 2 REPORT# CASE# 14-ACUP-02,14- VAR-02, 14-SR-02 Ad PLANNING COMMISSION STAFF REPORT PC MEETING DATE: AUGUST 11, 2014 ITEM FOR PLANNING COMMISSION CONSIDERATION: Public hearing to consider requests for a Conditional Use Permit, a Variance and an Appeal of a staff determination at 6736 Penn Avenue (Fireside Pizza). The proposal contemplates a 1,074 square foot building addition, reduction of existing parking, a variance from parking requirements and an appeal of the Community Development Director's determination that odor control is required due to the addition of certain commercial cooking equipment. I.RECOMMENDED ACTION: Conduct and close a public hearing and by motion: 1) Recommend approval of the attached resolution granting a Conditional Use Permit and a Variance for a 22.6-foot front building setback which will allow for a building addition at 6736 Penn Avenue; and 2) Recommend denial of a Variance to allow a reduction in required parking at 6736 Penn Avenue; and 3) Recommend denial of an appeal of the Community Development Director's decision to require installation of an odor control system as a condition of allowing certain commercial cooking equipment at 6736 Penn Avenue. II. BACKGROUND The owner of Fireside Pizza at 6736 Penn Avenue has applied for a number of land use approvals in order to construct a 1,074 square foot building addition. The addition will create a new entrance/lobby off of the existing parking lot and a new kitchen at the rear of the building, increasing the overall size of the building by more than 50 percent. This work will also include a complete remodel of both the interior and outside dining spaces. This property is zoned Mixed Use — Community (MU-C) and is within the Penn Avenue Corridor (PAC) Overlay District. The property is considered legally nonconforming in regard to a number of Code requirements (e.g. building setbacks, parking setbacks, landscaping, odor control). The Code allows for expansion of legally nonconforming buildings in the Mixed Use Districts through review and approval of a Conditional Use Permit so long as the expansion meets a number of specified criteria. Additionally, restaurants serving alcohol are a Conditional Use in the MU-C District. Staff is supportive of the applicant's desire to renovate and improve his property; however, the purpose of the Zoning Code is to help balance the needs of the individual and the neighborhood. Staff recommends approval of the Conditional Use Permit and setback variance to allow the expansion with the condition that the applicant secure agreements related to the additional required parking. Staff is recommending denial of the applicant's request to add cooking equipment that will intensify odors without adding an odor control system. 111. BASIS OF RECOMMENDATION A. POLICY There are a number of different sets of review criteria that apply to this proposal. A full discussion of all requirements is included as an attachment to this report. These criteria essentially require that the Planning Commission and Council find that the proposal will be in keeping with the intent of the City's Comprehensive Plan and Zoning Ordinance and that performance standards related to how the proposal could impact the surrounding neighborhood (e.g. parking, odors, traffic, aesthetics) be adequately addressed so as to not adversely impact the area. Areas of note: Parking Minimum parking requirements for a Class I restaurant are calculated as follows: 10 spaces per 1,000 square feet of gross floor area. Outdoor seating is not included in this calculation. This site qualifies for a 10 percent reduction of required parking based on its proximity to a frequently operating transit line. If the Council grants a variance of 2.6 feet, the 2 on-street parking stalls immediately in front of the building could count toward required parking. Staff believes that the criteria necessary to approve this variance (discussed in attached document) are met and recommends approval. There are currently 22 on-site parking spaces. The existing restaurant requires 22 spaces and is therefore in compliance. The proposed addition of 1,074 square feet increases the total number of required parking spaces to 29. Comparison of jurisdictional parking requirements: Previous Code (based on seating capacity) — 65 stalls Bloomington — 52 stalls Edina — 62 St. Louis Park— 54 Minneapolis - 8 The applicant has proposed to reduce on-site parking to 21 spaces. If the on- street parking stalls are counted toward the parking requirement, the applicant remains 6 spaces short. A Conditional Use Permit cannot be granted if an expansion or modification of a legally nonconforming building increases the overall, site-wide degree of nonconformity. Parking is arguably the most critical issue for this site and for the entire area. This required finding is not supported if the building area is increased by over 50 percent, but additional parking is not secured. Options — 1) Shared Parking - The Code allows property owners to share parking in certain circumstances. The applicant must demonstrate that because of the hours, size and mode of operation of the respective uses, there will be an adequate amount of parking available to each use during its primary hours of operation. The parking agreement must also be protected by covenants that run with the land on both lots. (Additional criteria apply; however, these are the main points.) The applicant submitted letters from adjacent property owners to the north and south (Penn Auto Care and Richfield US Gas Station) indicating that they would be willing to share parking. Staff has reviewed the approved plans for each of these sites and observed parking conditions in the area. Penn Auto Care has the minimum required number of parking stalls for their business and observation indicates that there are times when 2- 3 stalls are available in the evening, but this is not consistent and cannot be guaranteed due to the nature of a business that has vehicles dropped off or towed to the site after hours. Richfield US has four legal parking stalls, but as is the case with Penn Auto Care, these spaces are required for the operation of this business. The hours of operation, manner of operation, and number of stalls available at these businesses do not support a permanent agreement between the property owners. Staff recommends that the applicant contact additional nearby property owners with either excess parking or dissimilar peak parking demands to discuss possible parking for restaurant employees. 2) Variance - In light of the above facts, the applicant has requested a variance from parking requirements based on the fact that the seating capacity of the restaurant will not increase. However, the overall occupancy of the building will increase from 131 to 143 persons. Staff and the City Attorney agree that it is not possible to grant a variance in a case where the applicant is creating the situation which makes the variance necessary building addition). 3) Parking study - Submit a parking study supporting a reduced requirement. 4) Direct staff to further evaluate parking standards - An Ordinance change would not be helpful to the applicant at this time; however, if the Council is interested in having staff further reduce standards in this area or other constrained commercial areas, this could be reflected in the conditions of approval. A stipulation could be crafted that allows the applicant to defer the actual recording of a parking agreement until after the Council decides whether or not to change parking requirements. A signed lease agreement with a property that meets Code requirements for shared parking will still be required prior to the issuance of an occupancy permit. Odor Control System — The Zoning Code requires mitigation of environmental effects, including odors that will be detrimental to the comfort of surrounding properties. City practice is to require that restaurants and food preparation facilities which use intensive cooking equipment (such as deep- fat fryers, baking ovens, grills and ranges) and are adjacent to residential uses install odor control devices. This is similar to rules administered in Bloomington and Woodbury. While existing restaurants are grandfathered and not expected to install odor control after-the-fact, like any other nonconformity, intensification or expansion triggers compliance. The proposed changes bring the physical kitchen and related exhaust features closer to residential property (approx. 35 feet from the nearest residential property line and less than 100 feet from a single-family home) and include the addition of fryers. Based on City Ordinance and past practice, staff has determined that an odor control system is required. o Over the past 25 years, the City has dealt with numerous complaints from residential areas regarding the odors from adjacent restaurants. During that time staff has applied a consistent standard practice that any commercial kitchen using intensive cooking devices must install odor control devices when they are located adjacent to residential property. o In the past few years, a number of restaurants in the City have been required to install odor control systems. Examples include: Pizza Luce, Mi Ama, Andale, Lyn65, El Tejeban o City Code allows an individual to appeal the decision of the Community Development Director if he can demonstrate that there has been "an error in any order, requirement, decision, or determination made by the Director in the interpretation or enforcement of [the City] Code." The applicant, Rich Thompson, has submitted an appeal on August 4, 2014 (letter attached). o The applicant has stated that he has received no complaints in the past and that his location in a low to moderately dense area makes the addition of odor control unnecessary. The applicant has also stated that the cost of the required unit is cost-prohibitive and that the requirement is overly stringent. o If the City Council believes that the Community Development Director has erred in determining that odor control is required in this instance, they must approve a resolution finding that odors will not be a nuisance. The resolution must include supportive findings. No conditions or stipulations can accompany this type of approval. If the restaurant is sold and a different type of food is then prepared on site, there is no recourse for the City. B. CRITICAL ISSUES The Zoning Code incorporates a number of measures to help existing nonconforming businesses and structures in the Mixed Use Districts to improve and even expand. It is important that any intensification or expansion be compatible with the neighborhood and not unduly impact surrounding properties. Reinvestment in existing properties is key to the success of the community and the Penn Avenue Corridor. Because of the numerous requests and options to discuss related to this application, staff has not prepared a draft resolution. A draft resolution will be prepared for the Council, based on the recommendation of the Planning Commission. C. FINANCIAL The required processing fee has been paid. D. LEGAL Zoning: Mixed Use — Community with Penn Avenue Corridor Overlay Land Use: Current: Fireside Pizza Proposed: Fireside Comprehensive Plan: Mixed Use Notification: Properties within 350-feet Other Actions: Council:City Council consideration August 26, 2014 IV. ALTERNATIVE RECOMMENDATION(S) Recommend approval of the proposal with modifications. Recommend denial with a finding that the proposal does not meet requirements V. ATTACHMENTS a Code requirements discussion Proposed plans Anticipated staffing levels exhibit 0 Letter of Appeal Proposed menu Planning & zoning maps VI. PRINCIPAL PARTIES EXPECTED AT MEETING Rich Thompson, Property Owner/Applicant Code Requirements / Required Findings Part 1 — Development in the Mixed Use District: In evaluating development proposals within the Mixed Use Districts, the Planning Commission and Council shall consider compliance with the following (Subsection 537.01, Subd. 3): 1. Consistency with the elements and objectives of the City's development guides, including the Comprehensive Plan and any redevelopment plans established for the area. In the Penn Avenue Corridor, the intent of the Mixed Use Comprehensive Plan designation is "to create a traditional neighborhood center that is a vibrant, pedestrian-oriented district." Reinvestment in existing neighborhood businesses is important to the success of this area. 2. Consistency with the purpose and intent of the Mixed Use Districts Subsection. The Mixed Use Community District is intended to include shops and services that support the surrounding community. District regulations are intended to provide appropriate transitions between uses, promote pedestrian and bicycle access and connections, discourage auto-oriented uses, ensure high quality architecture and design, encourage redevelopment in a manner that is consistent with the Comprehensive Plan and applicable redevelopment plans, and more. The proposed building addition includes improvements to the patio and Penn Avenue frontage that are consistent with Penn Avenue Design Guidelines. The proposed building includes bicycle parking (more of which should be considered if parking requirements are further reduced). The proposal does increase the intensity and method of cooking which will take place on site and does so in a portion of the building that will be closer to the single-family homes to the west. This intensification requires mitigation under current City practice. 3. Creation of a design for structures and site features which promotes the following: i) An internal sense of order among the buildings and uses; Internal site movements are intuitive and not expected to cause problems. ii) The adequacy of vehicular and pedestrian circulation, including walkways, interior drives and parking in terms of location and number of access points to the public streets, width of interior drives and access points, general interior circulation, separation of pedestrian and vehicular traffic and arrangement and amount of parking; The amount of parking does not meet Code requirements. The particulars of the situation do not support the granting of a variance. Staff recommends one of the following 1) Approve the building expansion with the stipulation that the applicant secure and record agreements for off-site employee parking or 2) Approve the building expansion with the stipulation that the applicant secure a lease agreement for off-site employee parking that extends for a minimum period of time (TBD). Defer the requirement to record said agreement for a specified period of time to allow for additional study of parking requirements by the Council. If ordinance changes occur that eliminate the need to additional off-site parking, the applicant may allow the lease to expire and forego any recording requirements. iii) Energy conservation through design of structures and the use of landscape materials and site grading; The reuse of existing buildings conserves energy and materials. iv) The minimization of adverse environmental effects on persons using the development and adjacent properties. Spillover parking is expected to continue and potentially increase as a result of the proposed expansion. Current Code requires that the applicant secure an agreement for off-site parking. Part 2 — Expansion of nonconforming building: The findings necessary to issue a Conditional Use Permit (CUP) that would allow expansion of a legally nonconforming building in the Mixed Use Districts are as follows (537.13, Subd.2): Expansion or modification of a legally nonconforming building shall: 1. Not increase the overall, site-wide degree of nonconformity. The proposed expansion will create a new nonconformity in terms of parking unless off-site parking is secured. A variance is not applicable in this instance because the applicant is creating the situation which makes the variance necessary. 2. Demonstrate that zoning and Comprehensive Plan requirements are met to the greatest degree practical. These requirements include, but are not limited to: parking, landscaping, architectural design and fagade treatment, and site design; Given the fact that parking is at premium in this area of the City, the applicant has made a reasonable attempt to meet the intent of landscaping and site design requirements. Fagade and outdoor dining improvements are consistent with the Penn Avenue Design Guidelines. 3. Off-set departures from zoning and Comprehensive Plan requirements through superior design and/or additional community site amenities; The fagade of both the Penn Avenue side and the south side of the building will be improved through the proposal. The building addition will also allow for ADA improvements to both the parking lot and restrooms. 4. Not significantly impede implementation of goals and policies of the Comprehensive Plan; The proposal does not significantly impede implementation of the Comprehensive Plan. 5. Not have undue adverse impacts on neighboring residential properties; As stated in #1, the proposed expansion will likely increase parking demand and could impact neighboring residential properties. Further, the proposed expansion of the building and of the menu will likely increase odors in the neighborhood. Staff proposes measures (off-site parking and odor control) to mitigate these impacts be included as stipulations of approval. 6. Not have undue adverse impacts on governmental facilities, utilities, services or existing or proposed improvements; Undue adverse impacts to government facilities are not anticipated. 7. Not have undue adverse impacts on the public health, safety, or welfare. As mentioned ion #1 and #5, measures to mitigate potential adverse impacts have been proposed by staff as stipulations of approval. Part 3 — Conditional Use Permit: The findings necessary to issue a Conditional Use Permit (CUP) are as follows (547.09, Subd. 6): 1. The proposed use is consistent with the goals, policies, and objectives of the City's Comprehensive Plan. See above — Part 1, #1. 2. The proposed use is consistent with the purposes of the Zoning Code and the purposes of the zoning district in which the applicant intends to locate the proposed use. See above - Part 1, #2. 3. The proposed use is consistent with any officially adopted redevelopment plans or urban design guidelines. The proposed use is consistent with the Penn Avenue Corridor Master Plan. 4. The proposed use is or will be in compliance with the performance standards specified in Section 544 of this code. The proposed development either maintains the status quo or improves on all performance standards requirements with the exception of parking and odor control. Staff recommends stipulations to require compliance with these items through the agreements to provide the required parking off-site and the installation of an odor control system to mitigate the increased odors that will accompany the intensified and expanded use. 5. The proposed use will not have undue adverse impacts on governmental facilities, utilities, services, or existing or proposed improvements. The City's Public Works and Engineering Departments have reviewed the proposal and do not anticipate any issues. 6. The use will not have undue adverse impacts on the public health, safety, or welfare. Adequate provisions have been made to protect the public heath, safety and welfare. 7. There is a public need for such use at the proposed location. Investment in existing local businesses is necessary to maintain a healthy community. 8. The proposed use meets or will meet all the specific conditions set by this code for the granting of such conditional use permit. This requirement will be met through the stipulations included in the staff recommendation. Part 4 -Variances: The findings necessary to approve a variance are as follows Subd. 547.11): 1. There are "practical difficulties"that prevent the property owner from using the property in a reasonable manner. 2. There are usual or unique circumstances that apply to the property which were not created by the applicant and do not apply generally to other properties in the same zone or vicinity. 3. The variance would not alter the character of the neighborhood or the locality. 4. The variance is the minimum necessary to alleviate the practical difficulty. 5. The variance is in harmony with the general purpose and intent of the ordinance and consistent with the Comprehensive Plan. The applicant has requested variances from the following requirements: A. Permission to include on-street parking toward parking requirement when principal is building is located 22.6 ft. from property line (requirement is maximum of 20 ft.) B. Permission to reduce parking requirement from 29 spaces to 23 spaces assumes approval of Variance A). Criteria 1: A. The parking stalls in front of the business are within eight feet of the outdoor seating area which leads to an entrance to the business and meets the intent of the ordinance. It would be unreasonable to ask the owner to move the building; it is reasonable to allow these stalls to be counted toward the parking requirement. B. The existing restaurant meets current parking requirements and there is no practical difficulty that would prevent the owner from continuing to operate in this manner. It is not reasonable to increase building square footage by over 50% and expect to reduce the required parking. Criteria 2: A. There are few areas in the City that provide on-street parking. The intent of this provision was to allow businesses fronting on these streets to take advantage of these spaces. B. Parking is a challenge to nearly every business in this area; there are not unique circumstances that apply to this property. Criteria 3: A. A variance of 2.6 ft. will not alter the character of the neighborhood in any way. B. A variance to allow a reduction in the parking requirement will potentially exacerbate existing parking issues in the neighborhood. Providing adequate on-site parking has been an issue the Council has expressed concern about at other locations. Criteria 4: A. A 2.6 ft. variance is the minimum required. B. There is no practical difficulty that prevents the reasonable use of the property. Criteria 5: A. The proposed reduction is in keeping with the intent of both the Zoning Ordinance and the Comprehensive Plan. B. The proposed parking reduction is not in keeping with the intent of the Zoning Ordinance. Part 5 — Special Request to Council: The City Council acting as the Board of Adjustments and Appeals has the power to hear and decide appeals where it is alleged that there is an error in any order, requirement, decision, or determination made by the Community Development Director in the interpretation or enforcement of the Zoning Code. Subsection 544.27 of the Zoning Code requires mitigation of environmental effects, including odors that will be detrimental to the comfort of surrounding properties. City practice is to require that restaurants and food preparation facilities which use intensive cooking equipment (such as deep-fat fryers, baking ovens, grills and ranges) and are adjacent to residential uses install odor control devices. The applicant's property is immediately adjacent to single-family homes. This proposal includes moving the actual kitchen area closer to the residential neighbors and adding additional intensive cooking equipment in order to add menu items. 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DRESSING PHUY 111.95 TUESDAY SAUCE' SPRING MIX, GRILLED FRESH CATCH,SPRING MIX, SLOW COOKED PRIME RIB, PEPPERS, TOMATO TOMATO, CHIPOTLE MAYO SALMON ELT 1122 ONIONS, BANANA PEPPERS, FRESH SALMON, BACON,SPRING MIX, PROVOLONE 13LT 18.'5 WALLEYE 1 12.5 TOMATO, MAYO CRISP BACON,SPRING MIX,TOMA CRISP FRIED WITH SPRING MIX, DIP 111.95 MAYO TOMATO,TARTER SAUCE STEAKSANDWICH 115.50 SLOW COOKED PRIME RIB,SWISS ADD EGG 1.5 8 OZ TOP SERLOIN, CRUMBLED BLEU CHEESE CLUB 19.95 CHEESE, CARAMELIZED ONIONS PARMESAN CRUSTED WHEAT BREAD, MUSHROOMS, MAYO CHICKEN BACON RANCH WRAP 19Z SPRING MIX,TOMATO, HAM,TURKEY, GRILLED CHICKEN, DICED TOMATO, BACON, MAYO,SWISS CHEESE ASIAN SHORT RIB 113..5 LETTUCE, RANCH SHREDDED NAP.PA CABBAGE, MEATLOAF MELT 19 CELANTRO,SHREDDED CARROTS AND CHICKEN CLUB 110 AMERICAN CHEESE,TOMATO, JICAMA,ONIONS,MAYO GRILLED CHICKEN BREAST, BACON, CARAMELIZED ONIONS SPRING MIX,TOMATO, MAYO FRESH GROUND BEEF, "NEVER FROZEN", SERVED WITH A CHOICE OF HOMEMADE POTATO CHIPS, FRENCH FRIES,TATER TOTS R COLE SL. SUB SWEET FRIES, ONION RINGS, WAFFLE FRIES OR FRESH FRUIT I FIRESIDE LUCY 1 10.915 HAT TRICK 115.95 PATTYMELT I STUFFED WITH SMOKED CHEDDAR, CARAMELIZED THREE 112 LB BURG,SWISS CHEESE, CHEDDAR, MARBLED RYE, AMERICAN CHESSE,SWISS CHEI ONION, CRUMBLED BACON RROVOLONE, 1 OW ISLAND DRESSING.,SHREDDED CARAMELIZED NI LETTUCE,TOMATO, ONION GOOD MOR 11 880 BURGER 19.95 CANDIAN BACON, FRIED EGG, CHEDDAR Cl IF BACON, CHEDDAR, BBQ SAUCE BORING 1 BLACK-N-BLEU 19.95 ADD SWISS, CHEDDAR,AMERIC, RAM CAJUN SEASONING, BLEU CHEESE,PROVOLONE, PEPPERJACK CARAMELIZED ONIONS ALL ENTREES SERVED WITH A BLEND OF ROASTED RED POTATOES AND FRESH VEGETABLES 8 OZ SIRLION 116.5 FRESH CATCH (MARKET PRICE) MIXED GRILL 115 CENTER CUT, HERB BUTTER ASK SERVER FOR SELECTION, HERB BUTTER KABOBS OF STEAK, CHICKEN AND FRESH CATCH 6 OZ FRESH SALMON 115 PARMESAN WALLEYE 118 ROSEMARY CHICKEN 1 14.5HERBBUTTER 2 BONELESS CHICKEN BREASTS GRILLED WITH FRE, ROSEMARY AND HERB BUTTER ad5D BONELESS ASAIN RIB 115.5 CHICKEN FINGER PLATTER 110.95 CAJUN PASTA 11 SLOW COOKED, BASTED IN HOUSE MADE THAI FRENCH FRIES, COLE SLAW, VARIETY CHICKEN, ANDOUILLE SAUSAGE, ONIONS, PEPPE SAUCE,CILANTRO, BLACK AND WHITE SESAME OF DIPPING SAUCES MUSHROOMS, DICED TOMATO, CAJUN CRE SEEDS, SAUTEED ASIAN FLAVORED VEGETABLES SAL HOMEMADE A+MEATLOAF 111.5 BIG KID"MAC AND CHEESE 110.5 SPICY SALMON PASTA 11 ROASTED RED POTATO AND FRESH VEGETABLE SMOKED CHEDDAR, AMERICAN, PROVOLONE FRESH SALMON, ONIONS, PEPPERS, SLICED FRI BLEND, HOUSE MADE GRAVY CHEESES, DICED TOMATO, BACON, BAKED WITH JALAPENOS,WHITE WINE,CAJUN CREAM SALSEASONEDBREADTOPPING FISH AND CHIPS 113.5 CHICKEN ALFREDO 110,5 LINGUINE WITH MEAT SAUCE 19 BEER BATTERED COD, FRENCH FRIES, COLE SLAW FRESH GROUND BEEF, HOMEMADE MARINA! CHOPPED BF PREPARED ON HOMEMADE THIN CRUST AND COVERED WITH HOMEMADE SPECIAL SAUCE SMALL CHEESE PIMA 1 8 LARGE CHEESE PIZZA 110 EXTRA TOPPINGS 11.49 EXTRA TOPPINGS 11.99 VEGETABLES: FRESH ONIONS, GREEN PEPPERS, RED PEPPERS, BLACK OLIVES, MEAT: ITALIAN SAUSAGE, PEPPERONI, CANADIAN GREEN OLIVES, FRESH SPINACH, JALAPENOS.TOMATOES, BANANA PEPPERS, BACON,GROUND BEEF, BACON, BUFFALO CHICKEN, BBQ CHICKEN SAUERKRAUT,AND PINEAPPLE Lpe Lm FIRESIDE SPECIAL 15.99 1 18.49 BUFFALO CHICKEN 14.99 1 17 ITALIAN SAUSAGE, FRESH MUSHROOMS, GREEN OLIVES, BACON, RANCH, BUFFALO CHICKEN,TOPPED WITH MOZZARELLA CHEI CANADIAN BACON, FRESH CHOPPED ONIONS AND PEPPERONI MAKE THIS OUR SIGNATURE PIZZA BACON CHEESEBURGER 14.99 1 17 A UNIQUE BLEND OF HAMBURGER AND BREAKFAST BACON TOPPED WITH JI THE RIGHT BLEND OF CHEDDAR AND MOZZARELLA.A FIRESIDE FAVOR KISS MY PIMA 13.99 1 16.49 PREPARED ON OUR HOMEMADE THIN CRUST AND LIGHTLY BASTED WITH OLIVE THE FIRESIDE CALIONE 18 OIL,TOPPED WITH FRESH SPINACH, GARLIC,TOMATOES AND MOZZARELLA STUFFED WITH PEPPERONI, SAUSAGE, MUSHROOM AND ONION. BAKED TO P CHEESE FECTION AND SERVED WITH OUR REDSAUCE. BEYOND GRE cDamea CHOCOLATE FONDUE 18 ICE CREAM SAS 15 Ilk HOSE ROOMEER 16 FRESH FRIUT AND POUND CAKE FRESH BAKED CHOCOLATE CHTTP CCOM C140ICE OF ROOTBI ER. CREAM SODA, BLACKBERRY 190mvAMMUM 5WAMM LARE WIKTTEZNFANDa, CHA:RDONNAY, PIVOT GRIGIO,MERLOT, CABERNET SAUVIGNON GLASS 1 6 BOTTLE 1 16 WHITE WINES RED Wig JJ MULLER RiESUNG CONQUISTA MALBEC GLASS 16 BOTTLE 118 GLASS 17 BOTTLE 121 MENAGE A TROTS CHIARDONNAY MONTEVINA CABERNI T SAUVIGNON GLASS 1 7 BOTTLE 1 21 GLASS 1 7 BOTTLE 1 21 MENAGE A TROIS MOSCATO BV PINOT NOI'R GLASS 1 7 BOTTLE 1 21 GLASS 1 7 BOTTLE 1 21 C&A ASK YOUR SERVER ABOUT OUR MONTHLY WINE FEATURE SELECTIONS WILL VARY TAP BO'T'TLE FIRESIDE AMBER BUD STELLA BUD LIGHT FAT TIRE MICH ULTRA BLUE MOON GUINNESS SUMMIT EPA LABATT BLUE MICHELOB GOLDEN DRAFT LIGHT SAM ADAMS NORDEAST MGD BUD LIGHT HEINEKEN ALASKAN AMBER COORS LIGHT MICHELOB GOLDEN DRAFT LIGHT MILLER HIGHLIFE r O'DOULS CORONA CORONA LIGHT MILLER LITE BUD LIGHT LIME PBR GLUTEN FREE BEER AVAILABLE STRONG BOW vaduab PRARIE ORGANIC VODKA COMES FROM A FIFTH-GENERATION FAMILY OF SPIRIT MAKERS IN A PARTNERSHIP WITH A CO-OP OF OVER"D MINNES FARMERS,CRAFTED FROM ORGANIC#2 YELLOW CORN THAT IS GROWN NEAR THE DISTILLERY,A NATURAL JOURNEY FROM THE EARTH TO THE SO' FIRESIDE BLOODY MARY CAPTAIN'S COCKTAIL BULLEIT MANHATTAN OUR OWN INFUSION OF OPULENT VODKA AND CAPTAIN MORGAN WHITE RUM, COLA AND LIME BULLEIT BOURBON, SWEET VERMOUTH, BITTERS Ar PEPPERS GIVE THIS BLOODY THE RIGHT KICK! WITH A CHERRY ALL THE FIXINGS OF COURSE SPICY GIN FIZZ MUDDLED PINEAPPLE, PRARIE ORGANIC GIN, UV CUCUMBER REFRESHER FIRESIDE LEMONADE SRIRACHA VODKA,TOPPED WITH TOSTI SPARKLING MUDDLED STRAWBERRIES, SLICED CUCUMBER, OPULENT VODKA, FRESH BASIL AND STRAWBERRY PINK MOSCATO PRARIE CUCUMBER VODKA, WITH GINGER ALE SLICES City of Richfield i Planning and Zoning Division 6700 Portland Avenue Richfield, Minnesota 55423 To Whom It May Concern: I am Rich Thompson,owner of Fireside Pizza located at 6735 Penn Avenue South in Richfield. 1 have owned this restaurant since 1996. 1 am writing this letter as an appeal to the administrative decision to require odor control for the kitchen exhaust. Being a resident and business owner in Richfield, I am committed to seeing that development in the Cityisdoneinaresponsiblemanner,and improves the health,safety,and welfare of its residents. This, plus the fact that Fireside Pizza is an icon in Richfield, has compelled me to invest a lot of time,effort, and financial resources into a complete renovation of Fireside Pizza. This renovation will make Fireside Pizza a venue that Richfield can be proud of. Currently, I do not have a scrubber system installed,and right now the odor produced from my kitchen is really not an issue,as evidenced by the fact that since I have owned the restaurant, not once has any one stepped forward to complain about odors. In fact,people have commented on how nice it is havingthearomaofpizza_ From what I have heard,ordinances like this were originally developed for high density urban areas. Those requirements being such that restaurants in lower portions of high rise buildings would have scrubbers installed in order to not disturb tenants above. The location of Fireside Pizza is in a low to moderate density area that is primarily commercial;therefore, I feel has little impact on surroundingneighbors. This ordinance is also overly stringent, as I have been told that this is the only major suburb that has thiskindofordinance. To add scrubbers will be quite expensive-both in the upfront material& labor costs,which are estimated at more than$40,000.00,as well as the maintenance cost. Additionally,from what I understand,this system is not an absolute fix,and is very sensitive such that if it gets"out of whack" inanywayitwillberendereduseless. Finally,I would like to point out that none of the other businesses nearby have scrubbers, and they arenotcreatingaproblem. Sincerely, Rich Thompson, Owner Fireside Pizza 6736 Penn Avenue South Richfield, Minnesota 55423 r of,• r- F"h' f1 xEa Z 3AV H3n110 i o LL o O N o I.f LL 2U W a W LUOf a w U) n _ s U) LL H m co od li 3AV NN3d oN W O V W x W W W W U O p X_X_X_X X_X_ O in E U o y o U L Ln ak 0 0 0 0 0 0 0 0 0 0 0 3AV N33no S m WZ5 L E . p T N C p E. E. x J p . . MN N U ,L UU Q x Z 3AV H3n110 i o LL OK N U v U Q N w W wU) o VJ U, s K M m am CL a Q 3AV NN3d N V a a a a a a N oo D p m E A o O Q m Ln U t m 3nV N33no U c LL 0 W U1 C LL' N N T x_ A Um . m LL U a-) w Q3 x K K U C N AGENDA SECTION: PUBLIC HEARING AGENDA ITEM# 3 REPORT# CASE# 14-APUD-03 J PLANNING COMMISSION STAFF REPORT PC MEETING DATE: AUGUST 11, 2014 ITEM FOR PLANNING COMMISSION CONSIDERATION: Public hearing regarding a proposed amendment to the Final Development Plan and Conditional Use Permit for the Lyndale Station Planned Unit Development at the corner of 66th Street and Lyndale Avenue. The proposed amendment requests final approval of the third and final building for the site. II.RECOMMENDED ACTION: I Conduct and close a public hearing and by motion: Recommend approval of a resolution granting approval of a major amendment to the Final Development Plan and Conditional Use Permit for the Lyndale Station Planned Unit Development at 6501-6545 Lyndale Avenue. II. BACKGROUND In August of 2011 the City Council approved a Final Development Plan and Conditional Use Permit for the Lyndale Station Planned Unit Development (PUD). The original approval included the now-constructed L.A. Fitness and retail building and a conceptual third building (Phase II) for a restaurant at the southwest corner of the site. If any significant changes were made to the design of the third building, the developer was to return to the City with an application for a major amendment to the PUD. Lyndale Station LLC (developer) has submitted an application for a multi-tenant restaurant/retail building with a drive-thru coffee shop at the north end and a sit-down restaurant at the south end. Retail/service users will likely occupy the additional tenant space. An additional significant change to the proposal is the request for an accessory trash building, which is contrary to current City requirements. The proposal includes a continuation of the streetscape elements installed as part of Phase I and creation of a public plaza space to include the "Family" statue currently located at the intersection. Staff is recommending approval of these changes based on agreed-upon limitations related to the drive-thru tenant and the off-sets proposed by the developer in place of interior trash facilities. III. BASIS OF RECOMMENDATION A. POLICY In 2008 the City approved designation of the entire Lakes at Lyndale area as a "Mixed Use" District that would incorporate a variety of uses including high-density residential, commercial, office and recreational uses. The Comprehensive Plan describes the area around 66th Street and Lyndale Avenue as the city center, the downtown and the center of commerce in Richfield. This area is intended to be walkable and full of activity. Planned Unit Developments are intended to encourage the efficient use of land and resources and to encourage innovation in planning and building. In exchange for these efficiencies and superior design, flexibility in the application of dimensional requirements is available. There are a number of different sets of review criteria that apply to this proposal. A full discussion of all requirements is included as an attachment to this report. The following is a summary of requested Code deviations and items of particular note: Drive-thru facilities are conditionally permitted in the guiding C-2 (General Commercial) Zoning District. One of the conditions of approval of a drive-thru is that queuing space not interfere with parking or traffic circulation. Staff believes that during most times of the day, queuing will not interfere with traffic circulation; however, during the morning hours there is a potential for longer lines. That said, morning is not the peak time for most other users and any congestion would take place on the site rather than on City streets. Staff proposes, and the developer has agreed to, a stipulation limiting use of the drive-thru to coffee tenants. Should the coffee tenant leave, the developer must return to the City for an amended approval to allow any other user to operate the drive-thru. Code requires that trash and recycling facilities must be designed into the interior space of new buildings. The developer has stated that in the process of negotiating a lease agreement with the coffee user, concerns related to an interior trash room in this size building emerged. The user is concerned that the proximity of the exhaust and intake systems could lead to odors from the trash room being entrained back into the building. Additionally, the developer is in need of additional trash space to accommodate the needs of L.A. Fitness. In exchange for the creation of an accessory trash building, the developer is proposing a building that will be partially camouflaged by an enhanced transit shelter, plantings and a public plaza. The building itself will have water and sanitary service to provide for cleaning and a powered exhaust with a small stack to reduce odors at ground level. Staff research indicates that the largest odor producer in trash rooms is grease, therefore the developer has agreed to install overhead grease supply and disposal lines within the building for restaurant tenants. No grease will be stored in the accessory trash building. Further, the developer has agreed to enter into a maintenance agreement related to this structure. As part of this agreement, the developer will escrow funds that will allow the City to have the facility cleaned if a problem occurs and the developer does not respond in a timely manner. City staff has had many discussions with the developer related to this issue. Staff believes that the stipulations proposed will be sufficient to manage the proposed facility and that the enhanced transit facility and plaza area off-set this departure from Code requirements. There are a few places where the proposed building and streetscape elements do not meet required setbacks; however, the proposal is in keeping with the rest of the development and has been reviewed and approved by the Public Works Department. A maintenance agreement shall stipulate that the developer is responsible for the maintenance and repair of items that are within required setback areas. A development identification sign is proposed for the intersection. This sign will not meet the 5-foot sign setback; however, this placement makes sense in the context of the development and maintenance of this element shall be addressed in the maintenance agreement. There is one spot adjacent to the drive thru menu board where the City's minimum sidewalk width requirement is not met. At this point the sidewalk narrows from eight feet to four feet. The Code requires a minimum width of six feet for internal site sidewalks. Four feet will meet Americans with Disabilities Act (ADA) minimum standards, therefore staff recommends approval of this minor variation. Due to the proximity of the development to residential units (adjacent properties), an odor control system shall be required. The developer has acknowledged this requirement. Parking will continue to exceed allowable maximums. The required parking for this site is 350 stalls; 400 were constructed. The proposed amendment will reduce the number of stalls to 395. B. CRITICAL ISSUES The two substantial changes to the proposed amendment are the addition of drive-thru service and the construction of the accessory trash/bus shelter building. C. FINANCIAL Required application fee has been paid. D. LEGAL Zoning: PC-2 (Planned General Commercial) Land Use: Multi-tenant, multi-building commercial development Comprehensive Plan: Mixed Use Notification: Notice of the hearing was mailed to properties within 350 feet of the proposed development and published in the Sun Current Newspaper. Other Actions: Council: Scheduled consideration August 26, 2014. Stipulations of Approval: 1. A recorded copy of the approved resolution must be submitted to the City prior to the issuance of a building permit. 2. All conditions of the previous Planned Unit Development remain in effect unless specifically modified by this resolution. 3. The applicant is responsible for obtaining all required permits, compliance with all requirements detailed in the City's Administrative Review Committee Reports dated April 10, 2014 and July 10, 2014, and compliance with all other City and State regulations. 4. Separate sign permits are required. This approval constitutes a setback variation permitting the "Lyndale Station" to be located approximately one foot from the property line. 5. Final approval of all site lighting by the Community Development Department is required. 6. All new utility service must be underground. 7. All utilities must be screened in accordance with City Code requirements. 8. The property owner is responsible for perpetual maintenance of all landscaping in accordance with approved plans. 9. That a maintenance agreement related to the accessory trash structure and surrounding walkways be executed. 10. Odor control is required for restaurants and the accessory trash structure. 11. Required parking must be available year-round. This development requires a minimum of 350 parking stalls. 12. Prior to the issuance of an occupancy permit the developer must submit a surety equal to 125% of the value of any improvements and/or requirements not yet complete. This surety shall be provided in the manner specific by the Zoning Code. 13.This permit shall expire one year after it is has been issued unless: 1) the use for which the permit was granted has commenced; 2) building permits have been issued and substantial work performed; or 3) upon written request of the applicant, the Council extends the expiration date for an additional period not to exceed one year. IV. ALTERNATIVE RECOMMENDATION(S) Recommend approval of the amended Final Development Plan and Conditional Use Permit for the proposed Planned Unit Development with additional and/or modified conditions. Recommend denial of the amended Final Development Plan and Conditional Use Permit for the proposed Planned Unit Development with a finding that the proposed project does not meet City requirements. V. ATTACHMENTS Resolution Required findings Previously approved site plan Proposed plans Planning & zoning maps VI. PRINCIPAL PARTIES EXPECTED AT MEETING David Bergstrom — Lyndale Station LLC RESOLUTION NO. RESOLUTION APPROVING AN AMENDMENT TO THE FINAL DEVELOPMENT PLAN AND CONDITIONAL USE PERMIT FOR A PLANNED UNIT DEVELOPMENT AT 6501-6545 LYNDALE AVENUE LYNDALE STATION) WHEREAS, an application has been filed with the City of Richfield which requests approval of an amendment to the Final Development Plan and Conditional Use Permit for a Planned Unit Development to allow modifications to the proposed third building (Phase II) of the Lyndale Station development, legally described as: LOTS 1-3, BLOCK 1, LYNDALE STATION, HENNEPIN COUNTY, MINNESOTA WHEREAS, the Planning Commission of the City of Richfield held a public hearing and recommended approval of the requested amendment at its August 11, 2014 meeting; and WHEREAS, notice of the public hearing was published in the Sun-Current and mailed to properties within 350 feet of the subject property on July 15, 2014; and WHEREAS, the request meets those requirements necessary for approving a planned unit development as specified in Richfield's Zoning Code, Section 542.09, Subd. 3 and as detailed in City Council Staff Report No. and WHEREAS, the request meets those requirements necessary for approving a Conditional Use Permit as specified in Richfield's Zoning Code, Section 547.09, Subd. 6 and as detailed in City Council Staff Report No. and WHEREAS, the City has fully considered the request for approval of the amended Planned Unit Development, Final Development Plan and Conditional Use Permit; and NOW, THEREFORE, BE IT RESOLVED, by the City Council of the City of Richfield, Minnesota, as follows: 1. The City Council adopts as its Findings of Fact the WHEREAS clauses set forth above. 2. An amended Planned Unit Development, Final Development Plan and Conditional Use Permit are approved for a modified third building including a drive-thru facility and an accessory trash building as described in City Council Report No. , on the Subject Property legally described above. 3. The approved Planned Unit Development, Final Development Plan and Conditional Use Permit are subject to the following conditions: A recorded copy of the approved resolution must be submitted to the City prior to the issuance of a building permit. All conditions of the previous Planned Unit Development remain in effect unless specifically modified by this resolution. The applicant is responsible for obtaining all required permits, compliance with all requirements detailed in the City's Administrative Review Committee Reports dated April 10, 2014 and July 10, 2014, and compliance with all other City and State regulations. Separate sign permits are required. This approval constitutes a setback variation permitting the "Lyndale Station" to be located approximately one foot from the property line. Final approval of all site lighting by the Community Development Department is required. All new utility service must be underground. All utilities must be screened in accordance with City Code requirements. The property owner is responsible for perpetual maintenance of all landscaping in accordance with approved plans. That a maintenance agreement related to the accessory trash structure and surrounding walkways be executed. Odor control is required for restaurants and the accessory trash structure. Required parking must be available year-round. This development requires a minimum of 350 parking stalls. Prior to the issuance of an occupancy permit the developer must submit a surety equal to 125% of the value of any improvements and/or requirements not yet complete. This surety shall be provided in the manner specific by the Zoning Code. This permit shall expire one year after it is has been issued unless: 1) the use for which the permit was granted has commenced; 2) building permits have been issued and substantial work performed; or 3) upon written request of the applicant, the Council extends the expiration date for an additional period not to exceed one year. 4.The approved Planned Unit Development, Final Development Plan and Conditional Use Permit shall expire one year from issuance unless the use for which the permit was granted has commenced, substantial work has been completed or upon written request by the developer, the Council extends the expiration date for an additional period of up to one year, as required by the Zoning Ordinance, Section 547.09, Subd. 9. 5.The approved Planned Unit Development, Final Development Plan and Conditional Use Permit shall remain in effect for so long as conditions regulating it are observed, and the Conditional Use Permit shall expire if normal operation of the use has been discontinued for 12 or more months, as required by the Zoning Ordinance, Section 547.09, Subd. 10. Adopted by the City Council of the City of Richfield, Minnesota this 25th day of August, 2014. Debbie Goettel, Mayor ATTEST: Nancy Gibbs, City Clerk Required Findings Part 1 - The following findings are necessary for approval of a PUD application 542.09 Subd. 3): 1. The proposed development conforms to the goals and objectives of the City's Comprehensive Plan and any applicable redevelopment plans; The City's Comprehensive Plan designates these properties as part of a larger mixed use district encompassing the 66th Street and Lyndale Avenue area. The intent of the mixed use category is to focus on creating a city center in Richfield that will serve as a "downtown." The city center is to include a mix of residential, shopping, recreational and business uses. The Lyndale Station development is in keeping with these goals and objectives. 2. The proposed development is designed in such a manner as to form a desirable and unified environment within its own boundaries; The proposed changes to the third building do not substantially change the design and/or function of the site as a whole. Limitations on the drive-thru tenancy are intended to ensure that internal congestion is limited to times when other businesses are not experiencing peaks in business. Further, the design of the drive-thru facility will limit any congestion to the site itself rather than City streets. 3. The development is in substantial conformance with the purpose and intent of the guiding district, and departures from the guiding district regulations are justified by the design of the development; The development is in substantial compliance with the intent of the guiding C-2 District and performance standards regulations. The following deviations from Code requirements are requested: Accessory trash structure — In exchange for approval of an accessory trash structure, the developer has proposed a substantially enhanced transit facility and an adjacent public plaza that will more effectively showcase the City's "Family" sculpture. The developer has also incorporated a number of measures to mitigate possible undesirable effects of an accessory trash structure (water, electricity, odor control and internal grease supply/disposal system) and agreed to provide an escrow to insure prompt clean-up should a problem occur. All other variations are minor and in keeping with the overall approved design of the existing portion of the development. 4. The development will not create an excessive burden on parks, schools, streets or other public facilities and utilities that serve or area proposed to serve the development; the City's Administrative Review Committee has reviewed the proposal and no problems are anticipated. 5. The development will not have undue adverse impacts on neighboring properties; No undue adverse impacts are anticipated. The drive-thru facility has been designed such that impacts will be limited to the site itself; measures to mitigate any negative impacts of the accessory trash facility are in place; and odor control is required for restaurants due to the their proximity to residential property. 6. The terms and conditions proposed to maintain the integrity of the plan are sufficient to protect the public interest, A final maintenance agreement, an escrow related to the trash facility and the stipulations attached to the resolution will fulfill this requirement. Part 2 - All uses are conditional uses in the PC-2 District. The findings necessary to issue a Conditional Use Permit (CUP) are as follows (Subd. 547.09, Subd. 6): 1. The proposed use is consistent with the goals, policies, and objectives of the City's Comprehensive Plan; Same as above. 2. The proposed use is consistent with the purposes of the Zoning Code and the purposes of the zoning district in which the applicant intends to locate the proposed use; The proposed use will assist in the implementation of the City's Comprehensive Plan by adding additional uses to the City's downtown" area. The use is consistent with the intent of the Planned General Commercial (PC-2) District and the underlying General Commercial C-2) District. 3. The proposed use is consistent with any officially adopted redevelopment plans or urban design guidelines; The Lakes at Lyndale Plan was incorporated into and updated through the Comprehensive Plan update process. The Lakes at Lyndale Plan called for a variety of uses on this site, which this development will provide. 4. The proposed use is or will be in compliance with the performance standards specified in Section 544 of this code; The proposed development is in substantial compliance with the performance standards specified. Deviations have been permitted as part of the PUD process. These deviations will allow for an improved pedestrian experience along adjacent streets and an enhanced on-site transit facility. 5. The proposed use will not have undue adverse impacts on governmental facilities, utilities, services, or existing or proposed improvements; There are or will be adequate facilities, utilities, streets and services to support the development. 6. The use will not have undue adverse impacts on the public health, safety, or welfare; Adequate provisions have been made to protect the public health, safety and welfare. 7. There is a public need for such use at the proposed location; Construction of the Phase II building at the corner has always been viewed as a key component of the successful redevelopment of this site. 8. The proposed use meets or will meet all the specific conditions set by this code for the granting of such conditional use permit; The specific conditions for approval of a drive-thru facility are met and discussed in further detail in Part 3. Part 3 - The findings necessary to approve uses which include drive-up window service are as follows (Subd. 534.07, Subd. 7): 1. Queuing space for at least 4 cars (70 feet) shall be provided per drive-up service lane, as measured from but not including the first drive-up service window, teller or order station. Such queuing space shall not interfere with parking spaces or traffic circulation; The required queuing space has been provided. Staff observation of similar facilities suggests that at peak times, this queuing space may be inadequate; however, given that the proposed user is a coffee shop, peak times should not conflict with other users and therefore interfere with traffic circulation or parking needs. Further, traffic circulation impacts will be limited to the site itself due to the design of the drive-thru facility. Given the potential for different peak demand times, approval of the use of the drive-thru facilities shall be limited to coffee providers. Any change in the type of user shall require additional review and approval by the City. 2. Any drive-up service window, teller or order station, or exterior loudspeaker shall be located at least 150 feet from any residential parcel; This requirement is met. 3. Exterior speakers shall comply with the noise control limits set by Section 930 of the City Code; The applicant is aware of the City's noise control regulations. 4. The applicant shall demonstrate that such use will not significantly lower the existing level of service on streets and intersections; The drive-thru is designed such that all circulation related to it is internal to the site. The Public Works Department has reviewed the proposal. 5. 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Z OUZ O aiZCLJ 0 of C) W p U) O U Z = CL'W W Z W J pz U LLJ z QQ U ° F- 00 p p NLLJ UZ Q O w LU J Q0QO _ w0 Q J LLI Q J Q z U) :z C) z a m J Cr Q U) U)U W W Ld U – H W Of CD a' ' U) U) LL Cr L a Q U) wopp0w U CLO Cr 0 ° 0 p >- J z QW Qz z > WU CL' Q zWWW CL a U O U) m U) Q Z D z Q U Z W ° LLJ m J W Y = LLJ W Z w z U) U LLJ Z F- X w -J0 p >- UC] O Z 2 pU C' Q z Z pW W ° J H XzW H 0HQLL ° ° Q C] W O W F O Z zU Q UQ w m O J O WQ U wOJ 0 0 Jp w Cr pp Q W m C m Q Z Z J W z Z W W U) J H U Q z Q J m 2 z Q W Z F- Q L H ° CD J U) U) J CL' W W W J U) O C] Z UZ a LLJ C) Z z W Q = 2 J J CL CD U) U ZWZ_ pH WQ U) W = Q CL 0 zm W a WQZ Q2 Cr z Z p0JU UO U Q Z W Z FZZ O U) C) Z = X Z QQ L O aU O WJZ Q CL' UHOZ ° Qa F-O Q LLJ LLJ > p CL U L 0 LL- U W U) W ° ~ 0 J Z ° ~ g W U W Q = ZCrQ Z V) W Q U)W 2 W Z L` 0 F- W J C7a CL' Q C1WU O ZUw z W Cr0 ~ F Q ~ W U Ul Of W LL- LLJ H O W U) I J j H D ~ Z_ W W Z W W UZ ZCL' Q = Oz Q N U) CL ° CL' U) Q W W W W 2W O C•) CL' U O U m Z2 ~ 0 ~ O Ow Z W W ~J W U) C7 F- U W W QZH – U W H ° U) W p m ° () ° Q – Z O H Q LL- OU J J U) Z LLjzU) <J Z 2 QU) Lr ° W > 2 OQ W a H Q W Q WOO mU J wLLJ0 W F- U W LL- _j Q 0 H m Hch Q Z Z U U) J Lr H J = W U) O CL' J W U O O U) z m l ° W J J F- Z Q p > Q Q CL W W Z J Z O_ z U - ZQ CL' per ° m0 Z z Q CL' z w Q Qp m p O x Y W W JO Q U) (n Z a LL- W W J Z = J = W U) JCL' – CL' Cr ° W Z W a 0 U) W a LLz m Cr J U W W H W Z U W J_ JQ _3 U) V U2 z 0 mQNJ W a W CL'z Q N QLLJ N U W n O F- Zw2 ^ ZE0 Qz W H m z Z ~ z J H Z ° 2W N = ~ n ( n [ J_ Z H O 0 W m O Z J O Cr z O NQ w W U) LL w N N U CrJW Z W W J Q 0 = N Q U ~ = LLJ W oU W Z D W CJLLJ H Ch Ei Z LL- m O UQZ Z ° U) J m J U J W Q CD W LLJ LLJ W U) W 0 LLJ Q Q LLJ D z U D p O LL- LLJ q- UP 0 > w J Q a F- 0 H > W Qz Q0 0 )- D LLLI U U) ZwU L Q F- F- CL'm F- W J O z z Z Q 0 0ON p O O J CD z m m Lra w - WmN CJ =Z w UW CJ_ LLJ z W U) CL'Q Z OU Qz O Zp (an ° Q0 - i Q wz W = J ° w U 0- Qw z 04 C ° O 2 Zao m Imo J O Q o Lf) n N CJ_ J W W LLI J H LL C) p Q Q U J H J Z W U) Y ~ W U)z W Q ( D- O LLI Q U O W U Z p Z ZJ w W W Q LL- LE –nU) Q zm O Z W z Z HW CL H WJW 0 Cr U z 0 a CL' CL' 0 Z Q p Z U m J Q Cl) CL' ° W — U W W CL Q 2 F- m U) 2m o Q ° U) N0 (n Z Z QZ ~ D a m W w QQwo Y aZ ° Za j z w = o O = Z LLJ Q Z U Q Q U) COQ – a U W m U U) W W F- U J Ja ° W W U) p Q O mth H CJ_ CALL-LLI Z CJ_ °H H C) F-Z CL' OLL 0:' M z > W O U a' W LnQ Z J Q CL' W Z Q Q oU o LLJ m uo F- < 0z as J m U) w o a oa CL OQ LLJ o p j C) 0 W ~ Wo m 0 Q W Lr W X F-JX Z ZZ < OW – z W Q m Q LL- 0- OF- W ZQZ z J LLJ WQ (n O W p z LL- O p W UW C gO QZ LxLJ QWM W pm z J Z QO W OaJO ° Wz ° Q Q Z mC 0U) W C) a J CL' p O H H= LLJ J p Q Z HC F- HU H 0 W W Q ? _ W p0 U ~ z W J Z W Q N = U)LL ° m 2 0 W CL' Q J O ~ Wz z HzZOZ J ° JJ 0 Oz Q F- 0 U) O HN J LLJ a0 ' o_ W Q O QWH 0 U) LLJ V) p Q a W W 0 W Of W J U z Z O W 0 z Cr 0 W H Q0 U m z0CL V) W > Z W JW J W U) NO JN U)U QNZCL' z 0 2 v W D J U) O p H J V) W W Q Nz ° F- mCLW CL' Q Z02O O WN Z O Z p Z CL' Q Cr z O pZ CJ' U J_ UJC) O ~ Q p W J C' O a ° Qx QWpz (n `) pU) ~ CL [r J J UH = J z O z J OU U W z N F-' LLJ N Q U 0 O U U) Q a of LL. U) W U w :2 LL. z0 ~ Z m O O W J Z Q ZOU °< in ZO CLQ LLI N Q Q = JUZ < LLLLJ O U O W H W J z U w Q C J z J z w m U Q U) H CL _ 0 DUCE' Z m U) QJ W W wW QT ° W O W J H U) = 0zZ W ~ N U W Q CL' Z U Q Q LLJ Cr Z ~ J U O LJLJ C] Z W z Ch 0 m LLI= Z Q °0E- ~ CJ! U) > 0 zCL' W U)Q z F N UO JWU) J Q (nCL' W ° NQL.I H CJ' W J X LL Cr F z z Y z Q U m = p - U) m LE CL' w O p 0- a m 0p H Z H Q w Q U p p a W _ W 0 JO H LZ ( o U) p [L' [J% 20 m O [/) z Q Q W ° Q U) Z CJ_ z W LLI 0 0 0 CL p W W CJ_ J U Q H CL Z_ m O w W CL' C]_ W H W U CL' p Q JLL H z > 00 pw m J ° Z J 0 000' (/ 0 J WCL' Q – CL U) W Cr Q ° H Z J H Q Q W CL' CL' CL' o CL J O QLLI U QC] J °W2 z Lr 0—U) z > W U [r U) O 0 [ r C]_ QU z ° J Q [J_ Q J J U HU a Wp W W W Y CL J ? ? U U) U) V) [J_ ° m (' [J_ N W W U) U W 0Z < – W U ° JHO W Q 0 Q ~ o U) U) W Q CL' C`) Z W ° Z Z W = D Q U) Q oU W ° – ° NOS F-Lr WOCrz r = W J U) O a W U) J J mz 0 CO Q W > mWQ Z OWC z LL. Q = ° CL' Z U) U) 0 Q U OZ_ U O W0 z W CL' ZQ J (n ZF- J Q m 0 W CL Cr 0 Q U O J – W U) W U M N W W W C 0 LLJ m Z = F- (nom Z Z H – J < o z z Cr W J H U W U W 20 – W U CL' CL' = Z X Z U m J W Y m HU J J LL LLI OZ U Q NZp W – O J 1C – ELI WU)Z CL' 00- _j Q J ° z O QW O Q z Y Xp F- CJ! QZ = ° Q J J 0 ~ UoZ W Q Q Z J HL)Q CL H W J J mz W m U Q U W U O U) W J ~ W CL QOJ N W Z U) ° N W H O ° J Q W Q Z_ 2 J m H H F- a J Q z z 2 U) Q CL U m W U Q ° W O – W W CJ! _ N O Q U Of CL' U) W ~ } Q W Q Z = M ° W N Q ~ J CL Z U >—LL, W J 0 U) W Q J = W m Q ° = W H O Q U U) a O Q CL' JCr > H Z QN ZQ H W Z m = z ° LLI Z F- S = F-LLJ N o 0 LL, LL U U) z J = U O NX ° W_ U Q — Q (/) 0 U) OW 0 Crz W CO CL' H Q2 CL'CL' U) W W 0 Z H = C) J W H O W 0r I A O m w zQU Q Q z U) O :2 Z m CEO Q ° m W W WN Q L, _ U) m0 Q z LLI O z - Q g Q o J A ri 01 H Z O W N W O z W o — o — z 0 L` 0 z I 0)) 0)) U-) 6' O LL z OY z WO Q W WQ Q UQ W Q pO ° z NWT °WU) Q w Z Q U OfLLIQ — Of H Q 11 x w co 1Jrr O Zz0UO CrJ W J CL' m W U W Q U) CL' W 2 W Q CL' s Z Q WLL ° :2 LLJ ZU J z WH W C1 Z JOJ UQ Z NCO – 0 ° CL' Z F- of H 00 0 CL' Q CL' F- CL' Q Of J J C U) U 0 W Q CL = Q Q Z Cr O W Q p Q ° W J H H J J u W I I Ae uio ~ U LL. U) m 00 ° wOWC] Z U) mZ0 C7 O W Z U = W Cr a Q J WQQW a0 Ozo J = 00 W J Z UH U m UWQQ Q 2 Z O J m ELI = z z JC' LL Z U) 0 C LI) Q – OU W -1 F- J U U) Q O Z Z W W N CL' MLLCL' U) W W LL toFp (n U W Q O L 2 Q LL U – z – Q U) Q z mp J W > () 0QO Q QU) a W mW 0 b O ° zU) a = F- U 0 QW QW ap z V) U w O J : z H Nz z U) H a ° o ° JCL'Q 0: QZ J 2 Q m m W LL 0 W QZ A W U JHW 2 CL – UZ [r U) J J = U) = [r m m JU - J W Z – U) [J' [l! H WLI! O Q Z z Z NO a 0QQO Q [r OJ w W WWz Q Z (nom Z WZQ [rQ QWp J Qom' U) JO [ r QWZ Q pa WJQ W W QJO Cr - p O 0 HpwOaNU JO ZO I 1 Q = U) Z W ~ H CL' I J U m W H HLL m ...1 ~ W O 1 Q O U) Z W Q - Q LL- C) I o V) CL z Q J ZZ LLU) O Q = Z ° m J Z 0 = = W = H ^ W QCL' Q – QO LLI 0 m Q U LLI W ZJ Of W C W = = F- UlOU) LL 0 p LL. 0 LLI <W F— U) F- 0 W I Q Q W U) C7 L/)N U J Q zz – U W N HY m 2HJ = Z = H V) U C] Z_ ~ Ld O N co 1 U) ° W J C' U U J ° U) Z_ = W Z = 2 W Q Q J CY Z U) z m O J F- H mQHC F- u)a JQ H W H Q J U m = W W .. Cb Q7 o m Q W Q N m zCLZ ZW QwQZ U) 0O Q — U) U CL' CL' CL' W U) Lr0 z CJ_ CL' CL' m = W . O CA n Q Q cn N mw ° 0 > \ ILQCL ° z c=n W ° a > ? 0 poo o z a = w ° LZ JLZLI z V 0 x cn Qo U, o X ° m oci n I I cox 9 0 z LLJ F- UU) U J H Q CL U WLL. CLW Y U) J U H F () U) 0U) O m ° mm moo H W Z U W H m Q 0 > Q < LL, U) F- U) Z ° O QW WO 0 JW QWQ Q z 0 > Q YW YW JZCL UJ J O OzzJU ° ° Uz U)W (n Q O J CL' Q J O O p - U) .. Q O U O Q - CL' W W Q O U) ° Q ° Um W Y ° pz U C) U) ~ ag a U JCrp QU QZ (n0 O of JO zQ Y F— of ° OQ > of D o Q J V 0w OOZ JQ JWWJZZz = UWZ J OW CL CL' J ° ~ W OOW O J )- CJ' OCLQ JCL JWW •W OO Op O J C) OOQWJW o = JCh 0 m J LL UCLZ Q m QC w m < LEO H00 :2 Q Um 0 < QLL U) 0 UULJ_ U Q w mo_ QJ w w0:' QCL' m O UU m H CL' wwzo U mzuo:' UH Q U LL m r N 17 4 m co o6 6 O N 4 Ln O 06 r1 N 17 Y) co I oC) II I II I y a o D O c z o D U zII m o 0 0 `-) C) ag C) o W Q o LdWowa o of z0YrLa U) a cbb` W z a w p JI I z pz l I 4 a45 Z a s SIN I I CD X z OO OO a w co X Q ° o W U) W 0Ld Q xo = a as as as as as as as 846 aa aa - as Cd Cl) N 0 CL'o co WU) JU c Q N O co N 00 LO D 1% of 3 r o n o LO Lq N Lf) LO o r cQ X Ax i 0 9 8 Sb p1S CO LO NVS uSyS Q o c°O ON L J 2 Ny O O) see sbo ors ° 9*9 o 8 Sb, 4VE N Sys C CO r w LL- SbS NbS m M r U) Q m C-i cQ v r s ys c90 O 6 8 U) a LO , ° OWU z Sy NyS cD cD I U °S N r N I 9T Sb 6*b9 CJ! N Ues 0 Ln b OX Sep O N A WWW r 9T ko Lo V K Ef r u W 2 Sb O N N O X X CL U) U7 LO qr Sb CL rn LO rn Z q r O r Ln t Q 0& LN rn W Y U U H M r O z U 4 N O pry O m W co W ry Q aX 9T J O ci W oa w sy 845 N O Q c ZU) O aU Q 0 Sb yyT O M z N Opp Q Uw n W fA W CL' JQ SbS W wZ °Ln co Z p aU) amW j - J Uhl Q CL Q sb O U 04 p p r qr 0 — CT W 0 I V) U O SdS SbS m Z can 9 Z Lo Q ° oU JO D - O m N N W J J U 0 0 o JO Sb Y , a no°o ao z p 0 Q cO O ° ° o sb W o H o - mWQU Z cn N = L-. Q W = W – 00 X: U O C a 04 0 U H 0) 8 3- pdC7z 1 g It 8oa CD 0 N 9 4) V 12 16 p E 9) rl Naul O 5 P tu 2 CN0 Ln 3 is mw k H 1A f\ 19 w bo rb cdw ca C E 19 m AAAa M W IRV M M 00 1 In N N E CL 1 0 MLnit; o E g a+ a+ ° o U 1 w V t, ej-j P-4 C , LY OC O O a+ 9 LL. d A l Ig LRr) , 61 ro ev-4 9 . c n PM4 z H Z z -0 J 0 U)0 0 CD Z_ O N J W - Z z U W a W z 0 000 U - Z = a m .*-L 0w 04 r- J J UZDwwwwUzwz < N ¢ w Q w o < 0 0 0 ~ \Q ¢ O aw J 2 7) Q a ¢ a Z fZ w ¢ 00 U J m m w0J O 0 J g Z LL. n0 O LwltZW LL (n = U WH 0 13f U) U) a H Z aLLJ a0 2 =) U -J W aJ O H = H a O _ z o a w z U WC z w0 r Oz cwn > 0 w cn )-of 0 =) O ww WwO = LLIO = = ZO UW Y H ¢ Q J w aQ a ¢ Lj no ¢ WW ¢ UQ < LLJU) O U) --w mCD W' HwHm a' w - C) = H W W a w a = aZ ~ Z W L.I as _ ° p Oar JZ Zw ¢ a U) QDf U) J ~ > LLI Wm J W oU O W 2N O = ¢ WU OU) W = O -13f. > JW OOaof WWHOZ O U) U) QZ J N H U U w 0ui Q Z ~ ~ HQ aD UU z ~-- LL.W z0 H Z ¢ HHU2LLJW W w = OwH OZ O ¢ L 2 Hw aW U) ZO U QZ WLL—LL- o U H a0 - bi 0 J a 0 w > U) OH W > O p ° = wOZ O H Oa OU)oU0 z w0 = 0H z IJ a z L Oz0 0w n JOZ a - OU - o ¢ O z ww a m z z Z w HZU) O z O a ¢ waQ 0 LL. H -t U) Z o HW Z ¢ w ¢ = J of mo w w a0 F- U) LLI0 o ° QQ LLINZQJ U CL W a wOZ C) 0- Q z Wa00 ~ O WN z -0 00LLIQH WH H w UWUHoHJ w W Z a. W w w w0 QZa Ow a' J w ¢ az ZWW O > WaY 0 O w 0 a m ¢ a QNQpwZm U O Oa z Q ¢ ¢ U w o QO O (n = ViU cn LLJ 0 > mw ) ~ O N gU) pz O m Of j Z L? z cn U) ¢ Hw zpz m 00 LLI S= F- 00 wj O N U)QOaU JO NZap LLILLI U) U) U) U ¢ 0 ° a Z N QZ O JU) Z U Z W o + L' wJ W IL ¢ a W En-Q ft 0 W U >- ZOLli nLLI = 0 O O W a Q QWO a J W L'I WH Of C Of < 0 a 0 O HNC' O = H 0LLI0- J Z Z J Z Lw H ¢ aU) U) J ~ L'I LL. m0H LLJ = Q UZ H 0 0 > ZZ ~ WUaO W cr) HW LLU O OU J w = U) = Y O O p a LL - - j C) 0 0 H W U) WZ Uw0QQ § 0 LLJ WWW W EC) z w o U Q U a 0 Z WHZ 2 Q w WU 2W 0 - HHQ ma U z ~ 0 WH O = N LLJa OWO JZQ Q W W H Z Q Z ( C' Z Q H H aW U) ¢ w U ¢ 0 Z Z c -- 0- IO LL- = U 0Z O O U) o m m U a z O a N 0 Q w N - U) LL Q > p = 0 ow ¢m LLI )- O 0 U) Q ¢ CDZ < C)U wa a U) 0 (n w U) W U H = ¢ ¢ W W Q z - H LLI Z U) J a U W ( n + O U CD -Z U) U) LL- U) w a U) aW pr6Z0J W W Z : U W O a' _ ~ = U_ aJ0 z C) w p JH W W ¢ Hp ) N = O OQZ 0 O - Ha6Zp Qo = H Off ¢ Z U) 0 z Z a 0 UWO > WWU ZW zm' U ¢ Ez Q = Owa -0 aJZ am > WO ¢ W Z w ¢ N0Z W (no 000- < D H Z W O w 0 ¢ U () C'1 W a w 0 W H W O ZOLLJ O W -- M LLI ( > O IJ U) ¢ ¢ W a' Z off =LLI U W J 0 = = W W LLJ ¢ 0J `W QZU a' W W a m oO oa' J = = Q ¢ D WCL a' U U O J H O CD U 0 w0 J WU) H W ¢ J ¢ U ~ ¢ = O > 0 -i Jp W ¢ m0a O U QHmaOZ aa ¢ WH zXzOZa X W U a ¢ N g N D = 0 U ¢ C) =) NO OW Jam = wwz0 Ow 0 = 0Z ww U) aZ O ° U = 0 m ~ a' ¢ (nOU) w LLJ W W C' z U~j aZ U) W W UH >a = ~ > 0 - LULLa ¢ Z N W OQ W W Z a U U Z a W0 Z U a n _ Q aw ¢ ¢ U - Z U) OU ~ O_ mLwW z z O N Q- 3i U5 O z W 0 U a- C) 00 U pp0 Oda ¢ a QJ ¢ aJ aa00U ^JJ°- a, U) 0z ¢ 0 ' w Z mmZZULL zW ¢ W oJa = O U z O ¢ N ¢ Z W QU) H IJ ¢ ° UQ WSW Of WLw U) Q U) - a zC) 0- UJ ( WQ U) Lw W ¢ UJZ LLJ O ¢ N ¢ ¢ Z U) U O W O U) O W U ¢ > ~ H Q H W W a O W a Y U) J J Z a W z a Z H - m m J ¢ Z m O w Wm Q > W U) 0 W z a' Z H U) 0 ¢ 2m U LLI_ J Z W W O - a Q ) W = Z U O J mw N a J Om OUZ 0 NUOJ U - o m ELLJ ZOUQUO U N mJOpJC Z p U) Z Z_ U) Q ¢ Z ~ J o H = ¢ > U) 0 = Q z ¢ OLL WaZ wW H H m = W maWO Z W ~ Z z Z J Z Q a O_ H Z U U) U) a Z Q w J H H O U) N O Z W -a' O J Z U U m HZWa (n m'H 0 W W U Q UOU) - H 0 ¢ o WLw W D IJ O m ¢ U Z U) U) 0 a WW WU U) ¢ W Q = a O ZW QQQW pa0 waOJ w . aw QJQ > OLLU ¢ pZ = W J LLUO = O U J LL 0 U) U Z ch LL- w p O > wW U) aQ = ma U Z LLI = _ WH W0J W Z Z J Wa O Z > w a 0 0 x U) a U U) Z J wp VaH Uw0 HU HUa tea ° HO 00 = ¢ Q ~ ¢ w = aJzH-- U ZH H U - J - Z Z a W - p W U) = N Hr. 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(n ¢ a Q 2 ~ W O = H ~ z O z = zQU W TWO C' W Za aU) Z ¢ z U ZOmW ZiJ ¢ a = w z0 Q ~ HZLLJ LLI -j =) U U) mOQ § mom `-' C' 0 LL O w U Z U wz 0 O ¢ - C z0 ww C Z g L` gm O - rL`JmQQ ° )- ° z - i L` (n0 m0 ~-- a ¢ Q JmJ w 0 0Q a ¢ z z U U U U U U w ~ WZ w ,, 0 ZCY o ° ~ _j ) w ° p ow0 Oaw - Uzz = a - WO - ww U) ¢ LL z w m U) = U) w U) U UU J U H Qo - gUU) UVa > U Oo J 0 Z WZJ QH N Q Z a. U) 0Z Q > Q O g 0 a a a a aN a 0 0z o J Z aHU W W W Z_ = = = waZ LLIW Q • LLa ¢ W ¢ a X WOm' WZ ¢ QW z Oz - 00 ¢ W 0HOZ (n Z ONO ~ UH Z_ W J W ¢ W U) U) U) U) U) p U) W W Q W = mWJ ¢ ZwH -i W aZ ~ = ch c HLw UO OWm = ~ ¢ O L`J = ¢ WO W ZWU) °wU) aWU U ¢ U0 lI a O_ UZa aQ Z O ch Z a Z Z Z Z Z- U Z a a ch P- OZ¢ w Ow wH0 wo ¢ wHN LL-00 J 3U) a0H - U = wH aU) LL- aU - 2J0 = Z ¢ o > a U) w _ ww < OJ - O N z g U - wo ¢ ~ m0 ? pZ ZU -- N n 0- 0 N ~ zJoo 0 ~ _ N rfi Ln cD I a0 ai - - - - Q = w0 LLI = w N ri 4 In cfl I 00 L~i0 (! O < oC aw U) W z § 0 ¢ UU LL H HmU) HO HW U) a ¢ ¢ m W a. J U) O W p WU) N z LLI m f U) U W H N o z w Z W ¢ w C, Q 00 Q ? 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J a U) W W oaN ¢ J (> o H a W U) J a' W OWO Z Q Z o J U W wQ = U UHO - Hm LL- H ¢ H r, U Z LU Nm LL JJ 0 O W U) C 0 - ¢ a W Z U) o U) W 2 HU O H Z Z o z U) Lj W W Z = 02 (j DO U) w U w W ¢ rn V) w a a o LLI Za Z_ W U H W O 00 CD z U JU z Z 0 m p Q oZmwOa > O OY QZ U) Q = U) QH U pa ZwPCDU) a O z O - U gLLo m Q (j g z ¢ O O w w wQ U O J w = U z O UN o LL Z Z H z J Z a' Z o f U) LL Z a' O J w U) = a m W J o U J U Df ~ W U W a 0 LLI Jam ¢ O W Cfl w Z Z Q J J U) O W a J H_ 2 a Q = U) a J m p U a O5 w ~ w pw ( n w aw > U)O U U) as Va ~ IJ Z ~ ZOWZN0Qm0ZHmLLIpUU) W WO Z W W - Q WOa OU 0 O W W U) Z a w g0 pz W H a ) map W Ln W ¢ C0 zQW ¢ a aL O Z Lam = U 0 ^~ O O OW ZWJIJ = U) = - ¢ HWO ¢ H [fl HCD as a QC' O 0 ¢ UlZ (7 H = O QU) aWw 0 Z O 3 U U w w Wz Q N ~ U) -- U ' O ¢ = W O a O 0 Q z z zw ¢ 0 Uw mom zU a w 0 a m ¢ U) MZ z J U) J 0 Oa w a = C)o Z Ln JaU Z OO ¢ z m ft= J QZ a > 0 j w = C.D 0 VO OZ HWofO ° ZU = O m U) UNwJ > U U) LL U) LLOZ = azWQ ZIJ WJLLJmQwOOJa ¢ 0 z z a - z - LI as 0 a JU) Om ¢ w - J ¢ m 0 OM U J 0 = a HU N w U O U a H Z U W ¢ w mW aW UN p U) OOWaZ J LL. 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The proposed amendment will eliminate the City's appointed Hearing Examiner positions and appoint the Planning Commission the deciding body for variance applications beginning in 2015. I.RECOMMENDED ACTION: Conduct and close a public hearing and by motion: Recommend approval of the attached ordinance amending Subsections 547.05, Subdivision 4; and Subsection 547.11 related to the consideration of variance applications. II. BACKGROUND City staff continually monitors and notes areas of the Zoning Code that may require review. This review may be the result of changes in State Law or its interpretation, changes in social norms and community desires, new technology or direct experience with a particular regulation. In this instance, staff has identified an administrative process within the Code that is no longer necessary or efficient. In the 1970s and 80s, there were years when the City was receiving and processing 35 or more variance applications per year. New homes and businesses were being built rapidly as the community filled in. The number of requests was so significant, that the community decided to create a Committee of Hearing Examiners to consider variance requests alone; thereby allowing the Planning Commission to concentrate on short and long-term planning issues. Over the years the number of variance requests has dropped significantly. Not only is the City now fully built up, but also Richfield has a history of proactively updating the Zoning Code to allow some flexibility and to keep up with changing trends. This proactive approach is intended to allow reasonable accommodations and eliminate the need for many variances. Since 2010, there have been only five stand-alone variance applications. The Committee of Hearing Examiners is typically comprised of two residents appointed by the City Manager and confirmed by the Council. Hearing Examiners serve a term of two years. In late 2013, appointed Hearing Examiner Paul Wasko resigned. Given that there are only one or two hearings per year, a replacement has not been appointed. Current Hearing Examiner Connie Murray's term expires at the end of 2014. Staff is proposing that following the expiration of Ms. Murray's term, consideration of variance requests be returned to the Planning Commission. A separate process before a separate committee no longer seems necessary or efficient. 111. BASIS OF RECOMMENDATION A. POLICY Ongoing review and periodic updating of the Code is necessary to ensure that regulations are serving their intended purposes. The volume of variance applications has dropped to a level that eliminates the need for a separate process and Committee. The proposed ordinance will give the Planning Commission the authority to approve/deny stand-alone variances. Applicant can appeal a decision of the Planning Commission to the City Council. The City Council will retain the authority to approve/deny variances that are applied for in conjunction with another land use application (e.g. conditional use permit, site plan approval). B. CRITICAL ISSUES None C. FINANCIAL N/A D. LEGAL The proposed ordinance has been reviewed by the City Attorney. Notice of this public hearing was published in the Sun Current in accordance with State and Local requirements. Other Actions: Council: The recommendation of the Planning Commission will go to the City Council for two readings. If the City Council adopts the recommended changes, they will take effect January 1, 2015. IV. ALTERNATIVE RECOMMENDATION(S) Recommend approval of the proposed ordinance with additional changes. Recommend denial of the proposed ordinance. V. ATTACHMENTS Ordinance VI. PRINCIPAL PARTIES EXPECTED AT MEETING N/A BILL NO. AMENDMENT TO RICHFIELD CITY CODE RELATED TO ZONING AMENDING SUBSECTIONS 547.05, SUBDIVISION 4; AND SUBSECTION 547.11 RELATED TO THE CONSIDERATION OF VARIANCES THE CITY OF RICHFIELD DOES ORDAIN: Section 1 Subsection 547.05, Subdivision 4 of the Richfield City Code is amended to read as follows: Subd. 4. Powers. The Board shall have the following powers: a) To hear and decide appeals where it is alleged that there is an error in any order, requirement, decision, or determination made by the Director in the interpretation or enforcement of this code; hb) To hear and deco variances to the literal provisions of this code u pen the expiration of authority of the Gemmittee of Hea no Examiners established by Sie 547.11 of this nnrae To hear and decide variances to the literal provisions of this code when said variances are processed in conjunction with another planning and zoning application that requires the approval of the City Council; and dc) To hear and decide appeals of any decision made final by the Planning Commission or by a Hearing Examiner Section 2 Subsection 547.11 of the Richfield City Code is amended to read as follows: 547.11. Variances. Subdivision 1. Limitations. The following limitations apply to variances: a) A variance may be granted from the literal provisions of this code only when all of the following criteria are found to exist: i. The applicant establishes that there are practical difficulties in complying with the official control. "Practical difficulties," as used in connection with the granting of a variance, means that the property owner proposes to use the property in a reasonable manner not permitted by an official control. Economic considerations alone do not constitute practical difficulties. Practical difficulties include, but area not limited to, inadequate access to direct sunlight for solar energy systems; ii. Unusual or unique circumstances apply to the property which do not apply generally to other properties in the same zone or vicinity, and such circumstances were not created by any persons presently having an interest in the property; iii. The variance, if granted, would not alter the character of the neighborhood. The completed project would not impair an adequate supply of light and air to adjacent properties, or substantially increase the congestion of public streets, or increase the danger of fire, or endanger the public safety, or substantially diminish property values, or have a detrimental or injurious impact on surrounding properties; and iv. The variance requested is the minimum variance that would alleviate the practical difficulty. v. The variance requested will not alter the essential character of the locality. vi. The variance requested is in harmony with the general purpose and intent of the ordinance and consistent with the comprehensive plan. b) Variances may not be granted for uses that are not allowed in the zoning district where the subject property is located. c) Conditions may be imposed in the granting of variances. Such conditions must be directly related to and must bear a rough proportionality to the impact created by the variances. Subd. 2. Committee of Hearing E.,am nersPlanning Commission. The errc°Hearing-E—xExaminers is aspecial Gvmrni c°ce- the Beard eef Adjustments and Appeals, and shall h° erlmirnistereed by the Direct. The specific duties of this Committee are tePlanning Commission shall hear and decide requests for variances from the literal provisions of this code. This Committee of at least two Examiners is appointed bi the Coti ManagManager for a term of two ( ears s shiest to confirmation by theeracc c+r, I rr-rT GeunGil. During the term of enneintm°enrt members serve at the pleasure of the City Manager Subd. 3. Application. Application for a variance shall be made to the Director on forms provided by the City. Applications shall not be considered complete until an Administrative Review Committee (ARC) meeting is held between the applicant and staff, or the Director determines that such a meeting is not necessary. Applications must be submitted for the ARC meeting at least 28 days before the scheduled hearing to be considered for the agenda. Applications must be complete at least 14 days before the scheduled variance hearing to be placed on the agenda. Subd. 4. Public hearing. Upon receipt of a completed application, the D,iireEter shall assign the app'iG,tien to ene Hearing Examiner a date shall be set for a public hearing before the Hearing Examiner Planning Commission. Ifthei,a T res se QLtF preyal by the (wit., Co inGil in GeniunGtion with another plarnning and zoning appliGation the Director shall as-sign the appliGation ntrothe Board of Adjustment a Appeals fer Gensideratlen OnGenjunGtlen with the ether request(s) and a date shall set for a pi bliG hearing before Bo Not less than ten 10) days prior to the public hearing, notice shall be published once in the official newspaper and sent by mail to all the owners of property located wholly or partially within 350 feet of the subject property. If a variance is part of another land use application, including, but not limited to, a conditional use permit, site plans approval or rezoning, the Planning Commission shall hold the public hearing and make a recommendation to the City Council, acting as the Board of Adjustments and Appeals. The City Council would then take official action on all of the applications, including the variance. Subd C Staff v e DireGte shall previde a written report to thevu. Tr rnr-cc i rccrrrcpvr c Hearing Examiner erthe Bea-rd a u tlin gthe n " Y nvail and enumerating the ,a rio is roasons for a re Commendation to either approve or deny the v-ar ca vrrs vr-crTCCV rn rTCrrcrcrrrvrrry cr T-rte. crr rr-r. request. The all he filer) with Hearing Tc F,wr+tte+r°-a,-r-p,T T tk G T g Examiner eer the Beard he irs prier to the date ef the hearing Copies of the report shall he made available to pplicant`s rhiale furnished to others upon request. Subd. 65. Powers of Hearing Cxa 4h erPlanninq Commission and the Board. A Hearing Examiner The Planning Commission or the Board may call witnesses, subpoena relevant reports, and accept any evidence and testimony, which in the judgment of the Hearing Examiner Planning Commission or the Board is relevant to the issues being heard. Those in attendance at the public hearing shall have the right to present testimony and evidence. The Hearing Examiner Planning Commission or the Board may impose limitations on the number of witnesses and on the nature and length of testimony. C h Oe keepin tape record all he made of the TTrhre-tapewil e s h e •' F TM"• of Board. The}apo i'yil o he transcribed at the request of any person upon the payment h' o"f all costs pc. of transGriptinn Written minutes shall also he taken at the pi bliG hearing Subd. 86. Decision. Within the time period required by state law, the Hearing Examiner Planning Commission or Board shall render a written decision regarding the application. The decision shall be supported by findings specifically related to the applicable criteria contained in this code. The decision shall be mailed to all parties of record and filed with the City Clerk. The Hearing Examiner's Planning Commission's decision shall be final, subject to appeal to the Board. A decision of the Board shall be final. The Hearing Examiner Planning Commission or the Board may impose conditions in granting variances to implement the intent of this code and to protect adjacent properties. Subd. 7. Recording of Variance. If approved, a certified copy of the variance decision shall be filed by the applicant with the Hennepin County Recorder or Registrar of Titles. Subd. 98. Appeals. Any person aggrieved by the decision of the Hearing Exami Planning Commission may appeal such decision if a written notice of appeal and the fee set by Appendix D of the City Code is submitted to the Director within ten (10) days of the date of the decision. The notice of appeal shall be addressed to the attention of the Board of Adjustments and Appeals care of the Director. A decision of the Board is subject to judicial review as provided by law. Subd. 409. Rehearing. Any applicant may within seven (7) days of the date of filing of the Hearing Examiner Planning Commission's or the Board's decision, apply for a rehearing of a variance request denied by the Hearing Examine Planning Commission or the Board if significant new factual evidence relevant to the case not available to the applicant in the original hearing can be presented. The request for a rehearing shall be made to the Board of Adjustments and Appeals care of the Director, and shall state the nature of the new evidence and why it was not previously available. If an application for rehearing is timely made, the time to appeal will be extended until the decision on granting or denying a rehearing is made. If a rehearing is allowed, the Hearing Exarni Planning Commission or the Board's decision shall be withdrawn. Application for rehearing shall be considered a new application and the Planning Commission or Board shall issue a decision within the timeframe required by Minnesota Statutes Section 15.99. Subd. 4410. (Repealed, Bill No. 1999-3) Subd. 4-211. Expiration of variance. Any variance granted shall expire one (1) year after it has been granted unless: a) The project for which the variance was granted is completed within the one-year period; or b) Building permits have been issued and substantial work performed; or c) Upon written request of the person or corporation holding the variance, the Council extends the expiration date for an additional period. Subd. 4312. Term of variance. If the project is completed as approved, the variance shall run with the land and remain in effect for so long as the conditions regulating it are observed. Subd. 4-413. Assumed risk. Any applicant who obtains a building permit, starts construction and/or begins a use prior to the expiration of the appeal period, assumes the risk that the decision may be reversed upon appeal. When an appeal is received by the City, the applicant will be notified of the appeal and informed as to the date of the Board meeting where it will be heard. Subd. 4-514. Specific project. A variance shall be valid only for the project for which it was granted. Construction of any project shall be in substantial compliance with the building plans and specifications reviewed and approved by the Hearing Examiner Planning Commission or Board. Subd. 4615. Violations. Any person who violates, fails to comply with, assists, directs, or permits a violation of the conditions of a variance shall be subject to the provisions outlined in Sections 115 and 320 of the City Code. Such violation may render the variance null and void. Subd. 4716. Fee. The fee for a variance is set by Appendix D of the City Code. In the case of a request that requires both a variance approval and some other approval by the City Council in conjunction with another p++l annnn ing w and zoning application, no additional fee shall be required. dtl- Annual cnvmmtt°c.a of Hearing—Examiners sh a I annually i pr " " report for"the Council and Planning Commission eutIning the aGtiVitieS ef the Hearing Examiners and the Beard and making Te6ornmenda ion Tto possible amendm ents to— T code to expedite the nrooessing of variances to the literal previsions of this Gede Section 3 This Ordinance is effective January 1, 2015 in accordance with Section 3.09 of the Richfield City Charter. Passed by the City Council of the City of Richfield, Minnesota this 9th day of September, 2014. Debbie Goettel, Mayor ATTEST: Nancy Gibbs, City Clerk