CR2002-170 - Variance-SY setback-122 Meadowbrooke Rd
C \ 1 y OF
, .' ~
HOPKINS
. October 30, 2002 Council Report 02-170
VARIANCE-SIDE YARD SETBACK
Proposed Action.
Staff recommends the following motion: Move to approve Resolution 02-97 A, denying a
seven-foot sideyard variance at 122 Meadowbrook Road.
At the Zonlng and Planning meeting, Mr. Bartz moved and Ms. Allen seconded a motion
to adopt Resolution RZ02-25, approving a seven-foot sideyard variance at 122
Meadowbrook Road. If the City Council wishes to approve the seven-foot sideyard
variance, Resolution 02-97B should be adopted.
Overview.
The applicants are requesting a sideyard variance of seven feet to allow the constmction
of an addition. The applicants are proposing to add a second story to the home at 122
Meadowbrook Road. The applicants are proposing to remove the existing roof and add a
bedroom: this would create a second floor. A new roof will be constmcted over the
entire home.
The existing home has a five-foot north sideyard setback. The required setback for a
one-story home is 10 feet. The required setback for a two-story home is 12 feet. The
. home is not sltuated in the center of the lot. The south sideyard is approximately 19 feet.
Primary Issues to Consider.
. What is the zoning of the property?
. What does the ordinance require?
. What are the specifics of the applicants' request?
. What special circumstances or hardship does the property have?
. What was the discussion at the Zoning and Planning meeting?
Supportin2 Documents.
. Analysis of issues
. Site plans
. Applicant's statement
. Letter from neighbors
. Resolution 02-97 A
. Resolutlon 02-97B
:~- J (\
j nJiY'0:' 'n{cr~)J\Y\
y
Nancy ~l Anderson, AICP
J
Plmmer
. Financial Impact: $ N/A Budgeted: YIN Source:
-
Related Documents (eIP, ERP, etc.):
Notes:
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CR02-170
Page 2
.
Primary Issues to Consider.
. What is the zoning of the property?
Thc subject propcr1y is zoned R-I-C, Single Family Medium Density.
. What does the ordinance require?
The ordinance requires a lO-foot sideyard setback for a one-story and a 12-foot setback
for a two-story.
. What are the specifics of the applicants' request?
The applicants have requested a variance of seven feet. The north sideyard setback
would remain five feet with the proposed addition. Attached is the applicants' statement
regarding the reasons for the design as proposed.
. 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 pcculiar 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 applicants do not have an undue hardship that is unique to the property.
It is unf0l1unate that the home is not centered on the lot, but there are other locations on
the property on which an addition can be constructed to meet the setback requirements.
. What was the discussion at the Zoning and Planning meeting?
Ms. Anderson reviewed the applicants' request. Carl and Kim Comeliuson, the
applicants, appeared before the Commission. The applicants stated they were trying to
get more room in their house and to have the addition blend in the neighborhood. The
neighbors to the north, Mark and Mary Savoie, appeared before the Commission. The
Savoies wcre concemed with their property value, the height of the roof, and light, and
were not in favor of the addition.
.
CR02-170
Page 3
.
Altern atives.
1. Approve the variance. By approving the variance, the applicants will be able to
constmct the addition as proposed. If the City Council considers this alternative,
Resolution 02-97B should be approved.
2. Deny the variance. By denying the variance, the applicants will not be able to
conshuct the addition as proposed. If the City Council considers this alternative,
Resolution RZ02-97 A should be approved.
3. Continue for further infornlatiol1. If the City Council indicates that further
infonnation is needed, the item should be continued.
.
.
. Attachment to variance application for 122 Meadowbrook Road:
We are remodeling our home to increase curb appeal and increase living space. The most
cost-effective design places additional living space above the main floor. The design
requires the new roofto be higher to accommodate the new living space. The "english
cottage" design is also intended to complement the character of the neighborhood and to
achieve a look that suggests the home has been here since the 1920;s or earlier. We have
purposely avoided a "box on top of a box" design. This design is a compromise of cost,
aesthetics and practical use of space.
Unfortunately our home is not centered on our lot and is built within 5 feet of one edge of
our property. We had no control over the placement of the home on the lot (but wish we
did). The new design requires a completely rebuilt roof including the roof nearest the
property line in question. No additional living space will be added under the roof in the
area closest to the adjacent property. A consistent roofline is an essential design element
both practical and aesthetic.
Most homes in our neighborhood have second floors. Many of these homes are built on
lots smaller than the standard 12,000 sq feet (like ours) and many are near the edges of
their property (like ours) and contribute favorably to the essential character of the locality
(hopefully like our home). We are asking for this variance so as to reasonably use our
. property while maintaining the essential character of the neighborhood.
.
. October 31, 2002
Hopkins City Council
1 010 Fi rst Street South
Hopkins, MN 55343
RE: Variance at 122 Meadowbrook Road
Hopkins, MN
Dear Ladies and Gentlemen of the Council:
This letter is in reference to an application for a variance to the twelve~foot setback
required to add a second story to an existing dwelling at the residence referenced above
that we received notice of on approximately October 19. We attended the Hopkins
Planning Commission meeting on Tuesday, October 28 and vigorously expressed our
opinion that the improvement would not benefit the neighborhood.
We reside in the home directly to the north, 114 Meadowbrook Road. There is no more
than ten feet between the homes, not even the twelve feet to the lot line that is required
by ordinance. They are proposing an addition to their home that will tower over ours;
they are proposing to add 10 to 13 feet above the existing dwelling.
. It is our opinion that this will not fit in well with the existing housing on the block,
predominately rambler and split level designs, and will over-shadow the entire block.
Additionally, by raising the dwelling to nearly the maximum limit will block any sunlight
from coming into our back yard.
We realize that the Hopkins Planning Commission has recommended approval of this
proposal, however, several of the members of the committee did express reluctance and
Nancy Anderson, Hopkins City Planner, has indicated that she recommends denial of
the application.
Please take serious consideration on this issue. It would not be good to allow this
proposal to continue. It would create an imposing structure on a block of simple 1950's
homes.
Thank you,
~1/i(LL(j,A(u<,,)C ~iP~,. Q
~ 1 (L.t\8 . '. _' '(..-in
Mary and Mark Savoi~
114 Meadowbrook Road
Hopkins, MN 55343
952-988-9792
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'South ~\evC\.t\ 01'\
CITY OF HOPKINS
. Hennepin County, Minnesota
RESOLUTION NO: 02-97 A
RESOLUTION MAKING FINDINGS OF FACT AND
DENYING A SEVEN-FOOT SIDEY ARD SETBACK VARIANCE TO ALLOW
CONSTRUCTION OF A SECOND STORY
WHEREAS, an application for Variance VN02-5 has been made by Carl Comeliuson;
and
WHEREAS, the procedural history of the application is as follows:
1. That an application for Variance VN02-5 was made by Carl Comeliuson
on October 9, 2002;
2. That the Hopkins Zoning and Planning Commission, pursuant to mailed
notice, held a meeting on the application and reviewed such application on
October 29, 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 24 and 25, Block 8, F.A.Savage's Interlachen Park
NOW, THEREFORE, BE IT RESOLVED that application for Variance VN02-5 is
hereby denied based on the following Findings of Fact:
1. That the property does not have a hardship for the granting of the
vanance.
Adopted this 5th day of November 2002.
Eugene J. Maxwell, Mayor
ATTEST:
. Terry Obenl1aier, City Clerk
-
CITY OF HOPKINS
. Hennepin County, Minnesota
RESOLUTION NO: 02-97B
RESOLUTION MAKING FINDINGS OF FACT AND
APPROVING A SEVEN-FOOT SIDEY ARD SETBACK VARIANCE TO ALLOW
CONSTRUCTION OF A SECOND STORY
WHEREAS, an application for Variance VN02-5 has been made by Carl COl11eliuson;
and
WHEREAS, the procedural history of the application is as follows:
1. That an application for Variance VN02-5 was made by Carl Comeliuson
on October 9, 2002;
2. That the Hopkins Zoning and Plmming Commission, pursuant to mailed
notice, held a meeting on the application and reviewed such application on
October 29, 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 24 and 25, Block 8, F.A.Savage's Interlachen Park
NOW, THEREFORE, BE IT RESOLVED that application for Variance VN02-5 is
hereby approved based on the following Findings of Fact:
1. That the prope11y has a hardship for the granting of the variance because
the home is not centered on the lot.
Adopted this 5th day of November 2002.
Eugene J. Maxwell, Mayor
ATTEST:
. TelTY Obennaier, City Clerk