CR2002-068 Sign Variance 1541-1601 Hwy 7
ell Y OF
~
HOPKINS
e May 1, 2002 Council Report 02-68
VARIANCE-SIGNS
Proposed Action.
Staff recommends the following motion: Move to adopt Resolution 02-37. approving a
sign variance for more signage than allowed at 1541-1601 Highway 7.
At the Zoning and Plarming meeting, Mr. Thompson moved and Ms. Halverson
seconded to adopt Resolution RZ02-6, recommending approval of a sign variance to
allow more signage than nonnally allowed at 1541-1601 Highway 7. The motion
carried unanimously.
Overview.
The applicant is requesting a variance to allow more signage than allowed at Crossroads
Center. This is the build1ng where the White Wolf formerly occupied and where the
Supervalu Credit Union will be occupying soon. When the building was constructed,
more signage was allowed on bulldings. The building is being remolded and all the
signage was removed. Once the sigtlage was removed nom the building, the grandfather
status was lost.
The site is allowed three square feet per nont foot of lot. The building's nont yard is
Fifth Street. The lot has 100 feet on Fifth Street. The site is allowed 300 square feet.
. There is an existing pylon sign that was not removed and will still have the grandfather
status. This slgn is approximately 100 square feet.
Primary Issues to Consider.
. What is the zoning of the property?
. What does the ord1nance 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 Plarming meeting?
Supportin2 Documents.
. Analysis ofIssues
. Survey
. Sign Plans
. Resolution 02-37
~~
Nancy . Anderson, A CP
P1armer
. Financial Impact: $ N/A Budgeted: Y/N Source:
-
Related Documents (Crp, ERP, etc.):
Notes:
CR02-68
Page 2
. Primary Issues to Consider.
. What is the zoning of the property?
The subject property is zoned B-3, General Business.
. What does the ordinance require?
The ordinance allows three square feet per front foot of lot. In this case the front yard of
this lot is Fifth Street North. The lot has 100 feet on Fifth Street. The total signage for
the property allowed 1s 300 square feet.
. What are the specifics of the applicant's request?
The applicant's total package for the property 1s 682 square feet. The applicant has
requested a variance of 382 feet. The build1ng is in the process of being remolded.
Along with this remodeling, all of the signs were removed. The old signs were put up
when the ordinance allowed more square footage per lot. Once the old signs were
removed, they lost their grandfather status. Also none of the proposed signs will be over
the maximum size of 80 square feet.
. . What special circumstances or hardship does the property have?
The Zoning Ordinance states the following: a variance is a modification or variation
fyom 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
property has visibility from three sides and part of the fourth and small front yard that
allows a small amount of signage. In normal circumstances most buildings do not
visibility from all four sides.
. What was the discussion at the Zoning and Planning meeting?
Ms. Anderson reviewed the applicant's request. Ms. Anderson stated that the building
the applicant owns is visible from all four sides. Jeff Hagen, the applicant, appeared
before the Commission. There was no one that spoke aga1nst the variance.
.
CR02-68
Page 3
. Alternatives.
1. Approve the variance. By approving the variance, the applicant will be able to erect
the signs as proposed.
2. Deny the variance. By denying the variance, the applicant will not be able to erect
the signs as proposed. If the City Council considers this alternative, findings of fact
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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CITY OF HOPKINS
Hennepin County, Minnesota
. RESOLUTION NO: 02-37
RESOLUTION MAKING FINDINGS OF FACT APPROVING
A VARIANCE TO ALLOW MORE SIGNAGE THAN ALLOWED
AT CROSSROADS CENTER
WHEREAS, an application for Variance VN02-2 has been made by Jeff Hagen; and
WHEREAS, the procedural history of the application is as follows:
1. That an application for Variance VN02-2 was made by Jeff Hagen on
March 22, 2002;
2. That the Hopkins Zoning and Planning Commission, pursuant to mailed
notice, held a meeting on the application and reviewed such application on
April 30, 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:
Tract C, Registered Land Survey No. 1053, Hennepin County, Minnesota.
NOW, THEREFORE, BE IT RESOLVED that application for Variance VN02-2 is
hereby approved based on the following Findings of Fact:
1. That the property does have a hardship for the granting of the variance
because of the visibility of the property from four sides.
2. That the granting of the variance will provide reasonable signage for the
property.
Adopted this 7th day of May 2002.
Eugene J. Maxwell, Mayor
ATTEST:
. Terry Obennuier, City Clerk
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