CR2002-184 Setback Variance 254 20th Ave N
G \""[ y Or:
November 27,2002 ~ Council Report 02-184
HOPKINS
e VARIANCE-FRONT AND SIDE YARD SETBACK
Proposed Action.
Staff recommends the following motion: Move to adopt Resolution 02-111. approving
an eight-foot side yard and 25-foot front yard variance at 254-201h Avenue North to
locate telephone equipment.
At the Zoning and Planning meeting Mr. Bartz moved and Ms. Halverson seconded a
motion to adopt Resolution RZ02-28, recommending approval of an eight-foot side yard
and 25-foot front yard variance at 254-201h Avenue North to locate telephone equipment.
The motion was approved unanimously.
Overview.
Qwest is proposing to attach an antenna on the top of the light fixture near the edge of
the dead end hammerhead on 20th A venue North. The ordinance allows antennas on
existing structures, and we encourage this to prevent additional towers from being
constructed. The antenna also needs ground equipment. The first idea of Qwest was to
locate the ground equipment at the western edge of the dead end hammerhead on 20th
Avenue North in the vacated right-of-way at the crest of Hilltop Park. The Ci ty
expressed concerns about locating this equipment in a park. The solution was to locate
the equipment on the residential lot near the antenna. Qwest contacted the property
owner of 254 20th A venue North, and the property owner has agreed to the location if the
. variance is granted. The ordinance requires that telephone equipment conform to the
yard setbacks. In this case the sideyard is eight feet and the front yard setback is 25 feet.
With the minimum setbacks, the equipment would interfere with the sidewalk and be
very close to the home. The owner of the home wants the equipment at the proposed
location.
Primary Issues to Consider.
. What is the zoning of the property?
. 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?
Supportine: Documents.
. Analysis of Issues
. Site Plans
. Resolution 02-111
!l~nut1 ~ (hdoi~.~)tn
Nancy). Anderson, AICP
Planner
. Financial Impact: $ N/A Budgeted: YIN Source:
-
Related Documents (CIP, ERP, etc.):
Notes:
CR02-l84
Page 2
. Primary Issues to Consider.
. What is the zoning of the property?
The subject property is zoned R-I-A, Single and Two Family High Density.
. What does the ordinance require?
530.09 c) Municipal service structures subject to the following:
1. Any structures involving a use in connection with the transmission of electric,
telephone, telegraph, gas, water, sewer and other public or private utilities,
including any fence in connection therewith, shall conform to yard requirements,
architechlral style and landscaping ofthe immediate neighborhood:
2. Electric power transmission lines shall be located along public street (R.O.W.) or
along railroad R.O.W.;
3. Buildings in public parks provided they are 50 feet or more from a1110t lines in
an R district.
The ordinance requires an eight-foot sideyard and a 25-foot front yard setback in an R-l-
A zoning district.
. . What are the specifics of the applicant's request?
The applicant has requested a variance for an eight-foot sideyard and a 25-foot front yard
variance. Qwest will be erecting a new utility pole in order to accommodate the antenna
mount. An antenna is allowed to be 20 feet higher than the existing structure. The new
antem1a will not be 20 feet high.
. 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 does have a situation that is unique to the property. This home
is at the end of 20th A venue and abuts an unimproved street, and the unimproved street
(Third Avenue) abuts a park. With the minimum setbacks the equipment would be
. closer to the home and interfere with the use of the sidewalk. Putting the equipment
farther from the home will not interfere with the home or the park.
We encourage the cellular companies to use existing structures so more towers will not
be constructed. Qwest has looked at other sites that we have suggested and those sites
CR02-184
Page 3
do not work. This site, by using a utility pole, will minimize the impact on the
. surrounding property. By locating the ground equipment near the property lines of the
residential lot, any impact on the lot will be minimized.
. What was the discussion at the Zoning and Planning meeting?
Ms. Anderson reviewed the applicant's request with the Commission. Larry Coleman,
representing Qwest, appeared before the Commission. Mr. Coleman stated that they had
tried to find other locations for a gap in the service and they did not work. This location
will fill in a gap they have in the service. The homeowner wants the ground equipment
in this area. No one appeared regarding this item.
Alternatives.
1. Approve the variance. By approving the variance, the applicant will be able to
construct the antenna with the ground equipment as proposed.
2. Deny the variance. By denying the variance, the applicant will not be able to
construct the antenna as proposed. If the Plmming Commission considers this
alternative, findings of fact will have to be stated that support this recommendation.
. 3. Deny the variance and place the ground equipment in the park.
4. Continue for further information. If the City Council indicates that further
information is needed, the item should be continued.
.
CITY OF HOPKINS
Hennepin County, Minnesota
. RESOLUTION NO: 02-0111
RESOLUTION MAKlNG FINDINGS OF FACT APPROVING AN EIGHT- FOOT SIDE
YARD AND 25- FOOT FRONT YARD SETBACK VARIANCE TO ALLOW
CONSTRUCTION OF TELEPHONE EQUIPMENT
WHEREAS, an application for Variance VN02-6 has been made by Qwest; and
WHEREAS, the procedural history of the application is as follows:
1. That an application for Variance VN02-6 was made by Qwest on October
27,2002;
2. That the Hopkins Zoning and Planning Commission, pursuant to mailed
notice, held a meeting on the application and reviewed such application on
November 26, 2002: 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:
Lots 1 and 2 and the north 10 feet of Lot 3 Block 5 West
Minneapolis Third Division.
NOW, THEREFORE, BE IT RESOLVED that application for Variance VN02-6 is
hereby approved based on the following Findings of Fact:
1. That the subject property is unique because it abuts an unimproved and
dead end street.
Adopted this 3rd day of December 2002.
Eugene J. Maxwell, Mayor
ATTEST:
Terry Obermaier, City Clerk
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