CR 2014-079 Parking Space Size Variance - Alice Smith Elementary SchoolJuly 30, 2014
Council Report 14-79
PARKING SPACE SIZE VARIANCE — ALICE SMITH ELEMENTARY SCHOOL
Proposed Action
Staff recommends the following motion: adopt Resolution 14-39, approving a parking space
size variance on the former Minnetonka Mills Road to the south of Alice Smith Elementary
School.
At the Zoning and Planning meeting, Mr. McNeil moved and Mr. Firth seconded a motion to
adopt Resolution RZ14-7, recommending approval of a parking space size variance on the
former Minnetonka Mills Road to the south of Alice Smith Elementary School. The ]notion
was approved unanimously.
Overview
A few summers ago the intersection of Minnetonka Mills/ Ninth Avenue and Fourth Street
was reconstructed. At this time a portion of Minnetonka Mills Road was abandoned as a
through street. The School District would like to expand the parking area of Alice Smith
onto the I-ormer Minnetonka Mills Road. 43 more parking spaces will be added with tile new
parking area. The plan as proposed has 9' x 18' parking spaces; the ordinance requires 9' x
20'. The City "Till have all agreement with the School District for the use of the road.
There are mature trees on the south side of the former Minnetonka Mills Road. If the parking
lot is moved south, to meet the ordinance requirement for parking spaces size the trees will
need to be removed and the parking area will be closer to the residential home on the south.
By granting a variance for the parking space size, the trees can remain and the parking area
will be farther from the residential area. The sidewalk will be removed along the former
Minnetonka Mills Road at this time, but is scheduled to be rerouted and completed in the
summer of 2015.
Primary Issues to Consider
0 What is the zoning of the property, and how has the Comprehensive Plan
designated the subject site?
0 What does the ordinance require?
0 What are the specifics of the applicant's request?
0 What practical difficulties does the property have?
0 What was the discussion at the Zoning and Planning meeting?
!Su ortin, D�oeunieuts
Analysis of Issues
Site plans
Resolution 14-39
Nancy Anderson, AICD
City Manner
Financial Impact: $ —N/A Budgeted: Y/N Source:
Related Documents (CIP, ERP, etc.):
Notes:
CR 14-79
Page 2
Primary Issues to Consider
What is the zoning of the property, and how has the Comprehensive Plan
designated the subject site?
The subject property is zoned R -1-A, Single and Two -Family High Density. The
Comprehensive Plan has designated the site as Low Density Residential,
0 What does the ordinance require?
The required size of a parking space is 9' x 20'; the School District is proposing 9' x 18'.
0 What are the specifics of the applicant's request?
The applicant is requesting a two -foot variance to the length of the parking spaces. The
applicant will construct a six-foot fence as required on the south side of the new parking area
and will add landscaping on the south side of the fence. The landscaping will be a
combination of lilacs, dogwoods and junipers.
0 What practical difficulties does the property have?
The new state statute requires three standards for the granting of a variance. The three
requirements are:
I That practical difficulties cited 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;
2. The plight of the landowner is due to circumstances unique to the property,
not created by the landowner; and
3. The variance, if granted, will not alter the essential character of the locality.
The applicant meets the three requirements to grant a variance. The applicant is trying to
save trees and keep the parking area as far away from the abutting residential property as
possible.
Surrounding uses
The site is Surrounded by residential on the west, and South and Chapel View to the east.
Alice Smith Elementary School is to the north.
0 What was the discussion at the Zoning and Planning meeting?
Ms. Anderson reviewed the proposed pal -king lot and the reasons for the variance. The
Commission was concerned about the removal of the sidewalk and that it might not be
constructed in 2015. No one appeared on this item.
CRL 4-79
Page 3
Alternatives
1. Approve the parking space size variance. By approving the variance applicant will be
able to construct the parking lot as proposed.
2. Deny the parking space size variance. By denying the parking space size variance, the
applicant will not be able to construct the parking lot as proposed. If the City Council
considers this alternative, findings will have to be identified that support this alternative.
3. Continue for further in -formation. If the City Council indicates that further information is
needed, the itern should be continued.
RESOLUTION NO: 14-39
RESOLUTION MAKING FINDINGS OF FACT AND
APPROVING A PARKING SPACE VARIANCE ON THE FORMER MINNETONKA MILLS
ROAD ADJACENT TO 801 MINNETONKA MILLS ROAD
WHEREAS, an application for Variance VN14-1 has been made by Neil Tessier on
behalf of School District #270, and
WHEREAS, the procedural history of the application is as follows:
I That an application for Variance VN14-1 was made by Neil Tessier on
behalf of the Hopkins School District #270 on July 8, 2014;
2. That the Hopkins Zoning and Planning Commission, pursuant to mailed
notice, held a meeting on the application and reviewed such application on
July 29, 2014: all persons present were given an opportunity to be heard;
3. That the written comments and analysis of the City staff were considered.
NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY
OF HOPKIN S, MINNESOTA, that application for Variance VN 14-1 to reduce the parking space
size from 9' x 20' to 9 x 18' for the proposed parking lot is hereby recommended for approval
based on the following Findings of Fact:
1. That the applicant does have a circumstance peculiar and unique to the parcel
because of the placement of the existing trees.
2. There exists a practical difficulty because if the proposed parking space size
was required, the parking area would move closer to the abutting residential
home.
3. That the variance will not alter the essential character of the Surrounding area.
BASED ON THE FOREGOING FINDINGS OF FACT, the City Council of the City of
Hopkins, Minnesota, hereby determines that the literal enforcement of the 9' x 20' parking space
Size Would cause practical difficulties because of circumstances unique to the subject property,
that granting of the requested variance to the extent necessary to compensate for such practical
difficulties is in keeping with the intent of the Hopkins City Code, and that the variance of two
feet is reasonable.
Adopted this 4th day of August 2014
Eugene J. Maxwell, Mayor
offlog&W
Amy Domeier, City Clerk
CONSTRUCTION DOCU
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