2005-019
CITY OF HOPKINS
Hennepin County, Minnesota
RESOLUTION NO: 2005-19
RESOLUTION MAKING FINDINGS OF FACT AND
APPROVING A VARIANCE FOR HEIGHT
WHEREAS, an application for Variance VN05-1 has been made by Supervalu; and
WHEREAS, the procedural history of the application is as follows:
1. That an application for Variance VN05-1 was made by Supervalu on January 28,
2005 ;
2. That the Hopkins Zoning and Planning Commission, pursuant to mailed notice,
held a meeting on the application and reviewed such application on February 22
and March 8, 2005; all persons present were given an opportunity to be heard;
3. That the written comments and analysis of the City staff were considered;
4. That Hopkins City Council considered the application for the variance at its
regular meeting on March 15,2005, and at a special meeting on April 13, 2005.
All persons present were given an opportunity to be heard; and
5. Legal description of the parcel is as follows:
Lot 1, Block 1, Supervalu Addition
NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF
HOPKINS, MINNESOTA, that application for Variance VN05-1 for a variance of 12.5 feet from
the maximum building height of 35 feet is hereby approved based on the following Findings of
. Fact:
1. The proposed building addition and the applicant's use thereof are consistent with
the City's comprehensive plan, and such use is a permitted use in the 1-2 zoning
district in which the subj ect property is located.
2. The height of the applicant's existing building located on the subject property is
47.5 feet. The applicant has demonstrated that the proposed building addition
requires a continuation of the existing building's 47.5 foot height to achieve the
interior clearance heights necessary to install and operate the material handling
systems and equipment to be installed by the applicant on the interior of the
proposed addition. Continuation of the pre-existing use of the subject property by
applicant is a reasonable use of such property.
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3. That the subj ect property has a natural elevation that rises over 35 feet from the
west to the east, limiting the location of the existing building and the proposed
addition on the site.
4. When the existing warehouse building was constructed on the site by applicant,
applicant was required to design the building with the truck staging, access and
loading and unloading facilities located on the north side of the building. While
an expansion of the building to the north would not be subject to the 35 foot
maximum height limitation, it is not feasible to expand the building to the north
because it was designed and built with the truck staging, access, loading and
unloading on its north side. There is no location on the site other than the north
side of the existing facility at which truck access is permitted. The truck staging
area on the north side of the site must be maintained to prevent trucks from
standing on adjacent public streets. Expansion of the existing facility to the north
would also conflict with the truck turning facilities presently located on the north
side of the site.
5. A public utility easement and underground utilities are located on the west side of
the existing building limiting possible expansion to the west.
6. Expansion of the existing building to the east would require relocation of the
employee parking lot to the south side of the building resulting in additional
traffic on 5th Street South.
7. Expansion of the existing building to the south will result in elimination of 53
truck dock doors presently located on the south side of the building and relocation
of the trash compactor to the west side of the building. This will result in
reduction of noise from the site to the residential area located south of the project
site.
8. Existing overhead lights will be removed as part of the expansion of applicant's
building to the south reducing lighting impacts on the residential area south of the
project site.
9. That a street right-of-way and public park are located south of the subject property
separating the proposed addition from the adjacent residential area located south
of the park. The presence of the street right-of-way and park reduces the negative
effect of the proposed addition on the residential neighborhood located to the
south.
10. The site plan and landscaping plan for the proposed addition include the planting
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of larger trees than required by Ordinance, trees of different varieties and new
landscaping, all of which will reduce the negative effect of the proposed addition
on the residential neighborhood located to the south.
BASED ON THE FOREGOING FINDINGS OF FACT, the City Council
of the City of Hopkins, Minnesota, hereby determines that the literal enforcement of the
maximum building height of 35 feet would cause an undue hardship because of circumstances
unique to the subject property, that the granting of the requested variance to the extent necessary
to compensate for such hardship is in keeping with the intent of the Hopkins City Code, that the
proposed expansion of applicant's building is a reasonable use of the subject property and that
granting of the variance will not alter the essential character of the area in which it is located.
Therefore, application for Variance VN05-1 is approved subject to the following conditions:
1. That the Site Plan is approved.
2. That the final design of the exterior of the proposed addition is
approved by the City Council at a subsequent meeting.
3. That the final landscaping plan is approved by the City Council at a
subsequent meeting.
Adopted this 13th day of April, 2005.
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