CR2002-017 Rear yard setback variance Wilshire Walk
CITY OF
, ~
February 27, 2002 Council Report 02-17
HOPKINS
. VA illAN CE-REAR YARD SETBACK
Proposed Action.
Staff recommends the following motion: Move to approve Resolution 02-07B.
recommending approval of a 35-foot. rear yard variance at the lot on the northwest corner
of Wilshire Walk and Valley Way.
At the Zoning and Planning meeting, Mr. Thompson moved and Ms. Hatcher seconded the
motion to approve Resolution RZOI-20, recommending denial of a rear yard variance.
The motion was approved on a 5-1 vote. Ms. Allen voting nay. The resolution to deny the
variance is Resolutioll 02-07 A.
Overview.
The applicant is requesting a rear yard variance of 35 feet to allow the construction of a
home. The applicant owns two lots; one is located at 707 Oakridge Road and has a home
located on the lot. The second lot is located on the northwest corner of Wilshire Walk and
Valley Way. The second lot is vacant, and most of the lot is a pond. The vacant lot
complies with the minimum lot size requirements. The zoning ordinance requires a 40-
foot rear yard setback in the R-1-D zoning district. The vacant lot is a corner lot. The
Zoning Ordinance defines the front yard of a corner lot to be the side of the lot with the
shortest frontage. In this case, Wilshire Walk is the front yard and Valley Way is the side
yard.
. The applicant is proposing to construct a home on the empty lot. The home has been
designed to fit in the small buildable area located on the northwest corner of the site.
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 has occurred since the November 27,2001 meeting?
. What was the discussion at the Zoning and Planning meeting?
Supportin2 Documents.
. Analysis ofIssues
. Survey
. Site Pla I1S
. Resolut ion 02-17 A
. Resolut ion 02-17B
"n
. 'f -
Nanc S. Andersoll, AICP
Planner
. _.
Financial Impact: $ N/A Budgeted: YIN Source:
~
Related Documents (eIP, ERP, etc.):
Notes:
CR02-17
Page 2
.
Primary Issues to Consider.
. What is the zoning of the property?
The subject property is zoned R-I-D, Low Density Single Family.
. What does tlw ordinance require?
The ordinance requires a 40-foot rear yard setback.
. What are the specifics of the applicant's request?
The applicant has requested a variance of 35 feet to allow a 5-foot rear yard setback. There
is a sewer easement to the north of the applicant's property, which would not allow the
construction ofa building.
. What special circu mstances 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 al so 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 subject
property has a pond on the majority of the site, large oak trees, and an additional area
where flooding occurs. There is only a very small area on which a home can be
constructed without removing the large oak trees. If the variance were not granted the only
way to construct a home on the lot would be to remove the large oak trees.
. What has occulTed since the November 27,2001, meeting?
The variance was continued for additional information to be provided by the applicant.
The information was not provided for the December meeting, and the variance was
continued to the January meeting. The applicant has provided a survey with topographic
information and two site plans. One site plan indicates the home placed with a five-foot,
rear yard setback and the second site plan with a 40-foot, rear-yard setback.
. What was the discussion at the Zoning and Planning meeting?
.
Ms. Anderson revievied the variance with the Commission. Randy Hanson, the applicant,
appeared before the Cummission. Mr. Hanson stated that he wants to save the oak trees on
the lot. Without the vJriance, the oak trees would have to be removed to construct a home.
CR02-17
Page 3
.
Torn Owens, all attorney appeared before the Commission. Mr. Owens was representing
Mark and Deena Pitzele of 715 Valley Way. Mr. Owens spoke against the granting of the
vanance.
Randy Engel of 81 0 Valley Way and Dan Johnson of 705 Valley Way also spoke against
the variance.
The Commission discussed the various points of the applicant and the residents regarding
granting or denying the variance.
Alternatives.
1. Approve the variance. By approving the variance, the applicant will be able to
construct the home as proposed. If the City Council considers this alternative,
Resolution 02-78 should be adopted.
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, Resolution 02-7 A
should be adopted.
. 3. Continue for f1ll1hcI information. If the City Council indicates that further information
is needed, the item should be continued.
.
CITY OF HOPKINS
. I-Iennepin County, Minnesota
RESOLUTION NO: 02-7B
RESOLUTION MAKING FINDINGS OF F ACT AND APPROVING
OF A 35-FOOT REAR YARD VARIANCE
WHEREAS, an application for Variance VN01-5 has been made by Randy Hanson;
WHEREAS, the procedural history of the application is as follows:
1. That an application for a variance was made by Randy Hanson on October 26,
2001;
2. That the Hopkins Zoning and Planning Commission, pursuant to mailed notice,
held a meeting on the application and reviewed such application on November 27,
2001 and January 29, 2002: all persons present were given an opportunity to be
heard ~
3. That the written comments and analysis of City staff were considered; and
4. The legal description of the property is as follows:
.
Lot 1 L Block I, and all of Lot 14, Block 5, except that part described as follows,
beginning at the northeast corner of Lot 1, Block 5, thence on a line east and
parallel to the north line of said Lot 14 to the east line of said Lot 14, thence
northeasterly along the east line of said Lot 14 to the northeast corner thereof,
thence west along the north line of said Lot 14, and thence south along the west
line of said Lot 14 to the point of beginning, Knollwood, Hennepin County,
Minnesota.
NOW, THEREFORE, BE IT RESOLVED that the application for Variance VNOl-5 is hereby approved
based on the following Findings of Fact:
1. That the property does have a hardship for the granting of the variance.
2. That without the granting of the variance, oak tress will have to be removed for
the construction of a home.
Adopted this 6h day of March 2002.
Eugene 1. Maxwell, Mayor
. ATTEST:
Terry Obermaier, City Clerk
CITY OF HOPKINS
. Hennepin County, Minnesota
RESOLUTION NO: 02-7 A
RESOLUTION MAKING FINDINGS OF FACT AND
DENIAL OF A 35-FOOT REAR YARD VARIANCE
WHEREAS, an application for Variance VN01-5 has been made by Randy Hanson;
WHEREAS, the procedural history of the application is as follows:
1. That an application for a variance was made by Randy Hanson on October 26,
2001;
2. That the Hopkins Zoning and Planning Commission, pursuant to mailed notice,
held a meeting on the application and reviewed such application on November 27,
2001 and January 29, 2002: all persons present were given an opportunity to be
heard;
3. That the written comments and analysis of City staff were considered; and
4. The legal description of the property is as follows:
. Lot 11, Block 1, and all of Lot 14, Block 5, except that part described as follows,
beginning at the northeast corner of Lot 1, Block 5, thence on a line east and
parallel to the north line of said Lot 14 to the east line of said Lot 14, thence
northeasterly along the east line of said Lot 14 to the northeast corner thereof,
thence west along the north line of said Lot 14, and thence south along the west
line of said Lot 14 to the point of beginning, Knollwood, Hennepin County,
Minnesota
NOW, THEREFORE, BE IT RESOLVED that the application for Variance VNO] -5 is hereby denied
based on the following Findings of Fact:
1. That the applicant has reasonable use of the property without the granting of the
vanance.
Adopted this 6th day of March 2002.
Eugene 1. Maxwell, Mayor
. ATTEST:
Terry Obermaier, City Clerk
,
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