CR 05-108 Variance - Front Yard Setback
C,lY OF
m
HOPKINS
July 27, 2005
Council Report 05-108
VARIANCE - FRONT YARD SETBACK
Proposed Action.
Staff recommends the following motion: Move to adopt Resolution 05-72. approving a
front yard setback for the lot south of 250 Interlachen Road.
At the Zoning and Planning meeting, Ms. Halverson moved and Ms. Aristy seconded a
motion to adopt Resolution RZ05-25, recommending approval of a front yard setback for
the lot south of 250 Interlachen. The motion was approved on a 3-2 vote. Mr. Aamess
and Mr. Paul voted nay.
Overview.
The applicant, Greg Narr, is proposing to construct a home on the lot south of 250
Inter1achen Road. The property is zoned R-l-C and requires a 30-foot front yard
setback. Mr. Narr is proposing a 20-foot setback. At this time the property to the east is
a vacant parcel.
The property has a 20-foot easement on the south side of the property. The City
Engineer has asked for an additional setback because the utility line is not in the center
of\heeasement. Mr. Nan' has agreed to an additional 7.5 feet.
Primary Issues to Consider.
. What does the ordinance require?
. What are the specifics of the applicant's request?
. What special circumstances or hardship does the property have?
. What was the discussion at the Zoning and Planning meeting?
Supporting Documents.
. Analysis ofIssues
. Site Plans
. Letters from neighbors
. Resolution 05-72
~~~
Nancy S. Anderson, AICP
Planner
Financial Impact: $ NI A Budgeted:
Related Documents (CIP, ERP, etc.):
Notes:
YIN
Source:
CROS-I08
Page 2
Primarv Issues to Consider.
. What does the ordinance require?
The front yard setback in the R-I-C zoning district is 30 feet.
. What are the specifics of the applicants' request?
The applicant is requesting a variance of ten feet. The proposed home will have a 20-
foot front yard setback.
. What special circumstances or hardship does the property have?
The Zoning Ordinance states the following: a variance is a modification or variation
from the provisions of this code granted by the board and applied to a specific parcel of
property because of undue hardship due to circumstances peculiar and unique to such
parcel. The Zoning Ordinance also states the following: that the Commission must find
that the literal enforcement of the provision of the Zoning Ordinance would cause an
undue hardship because of circumstances unique to the individual property under
consideration and that the granting of a variance to the extent necessary to compensate
for said hardship is in keeping with the intent of this code.
In this case, the applicant has an undue hardship that is unique to the property. The
easement to the south is unique to the properties along the City's south boundary line in
the Inter lac hen neighborhood. The 20- foot easement to the south of the property is
unique because the utility is not centered on the easement and is located on the north
side of the easement. If the variance is granted the applicant has agreed to move the
home an additional seven and one-half feet so that the home will be moved 27 feet from
the south property line.
. What was the discussion at the Zoning and Planning meeting?
Ms. Anderson reviewed the variance. Mr. NaIT'S father appeared before the
Commission. Mr. Narr stated that the house was designed with the garage on the south
so if there was a problem with the utility line there would only be footings on that side.
Several neighbors appeared before the Commission and were concerned that the
proposed home was too big and stated they were against the variance.
Alternatives.
I. Approve the variance. By approving the variance, the applicant will be able to
construct the home as proposed.
2. Deny the variance. By denying the variance, the applicant will not be able to
construct the home as proposed. If the City Council considers this alternative,
CR05-108
Page 3
findings offact will have to be stated that support this recommendation.
3. Continue for further infom1ation. If the City Council indicates that further
information is needed, the item should be continued.
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Thursday, July 21, 2005
Hopkins Zoning and Planning Commission
City of Hopkins
1010 First Street South
Hopkins, Mn 55343
Re: Front Yard Variance for lot south of 250 Interlachen Road
Dear Commissioners,
My wife and I have lived in Interlachen Park, for many years, where we
have raised our family.
Interlachen Park is a quiet, unique area of custom homes on generous
size lots, with no curbs or sidewalks. The homes have modest size square
footage (probably 2,500 to 3,500), and have plenty of green space for gardens,
trees and lawns.
The new home at 250 Interlachen Road, that Greg Narr built for himself, is
much longer, larger (I heard over 5,000 sq. ft.), and certainly more imposing than
any other home on our block.
And now, to propose another large home next to it seems equally
inappropriate, and gives a feeling of trying to squeeze a too-big house into a too-
small lot.
My wife and I oppose this 10-foot variance.
Sincerely,
~[t~.~
QJ. John Reichert
233 Interlachen Road
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CITY OF HOPKINS
Hennepin County, Minnesota
RESOLUTION NO: R05-72
RESOLUTION MAKING FINDINGS OF FACT AND
APPROVING A V ARIAKCE FOR A FRONT YARD SETBACK
WHEREAS, an application for Variance VN05-6 has been made by Greg Narr; and
WHEREAS, the procedural history of the application is as follows:
1. That an application for Variance VN05-6 was made by Greg Narr on June
24,2005;
2. That the Hopkins Zoning and Planning Commission, pursuant to mailed
notice, held a meeting on the application and reviewed such application on
July 26,2005: all persons present were given an opportunity to be heard;
3. That the written comments and analysis of the City staff were considered;
and
4. Legal description of the parcel is as follows:
That part of Lot 17, Block 13, and of vacated street adjoining "FA SA V AGE'S
INTERLACHEN PARK" which lies southerly of a line running from a point on
the East line of said Lot 17 distant 35.00 feet North of the Southeast comer of said
vacated street to a point on the West line of said vacated street distant 20.00 feet
North of the Southwest comer of said vacated street, and that part of the North
75.00 feet of the NE 1. of the NE 1. of Section 30, Township 117, Range 21 lying
between the Easterly and Westerly boundary lines extended Southerly of Lot 17,
Block 13, "FA SAVAGE'S INTERLACHENPARK."
NOW, THEREFORE, BE IT RESOLVED that application for Variance VN05-6 IS
hereby approved based on the following Findings of Fact:
I. That subject parcel has a 20-foot utility easement on the south lot line.
2. That the utility is not centered on the easement.
3. That the additional 7.5 feet will allow the City additional area for maintaining
the utility.
Adopted this 3rd day of August 2005.
ATTEST:
Eugene J. Maxwell, Mayor
Terry Obermaier, City Clerk