VN 89-03 :
CITY OF HOPKINS
SUPPLEMENTAL DATA
FOR VARIANCE
�
Application No. �/y�'9—�
P.I .D. No.
A. GENERAL DATA
NAME OF APPLICANT: � P,�S S b eS, ���'
The above named individu 1 , firm or orporation hereby respectfully submits
the folloWing supplemental data in support of the preliminary information
provided on the accompanying Zoning Application Summary Form dated
for the purpose of securing a variance from existing land use zoning
controls .
��� � �J �v� . 3�'- l� l` � �-s- (� a I
Contact Person Last Name , First Day Phone Evening Phone
B. PROJECT INFORMATION
1 . Specify the section of the ordinance f om Which variance is sought:
S3 S. O 3 S�l� � , ��p r,-. �
2e Explain how you W sh to vary from the applicable provisions of the
ordinance• ��"-���"(� /4
�
3 . Explain why the strict enforecment of the Ordinance would cause an
undue hardship or deny reasonable use of t�he property. Hardship to th
applicant is the c ucial test . �- C Ou E 7 a�,c� � d�t/ � �o e2
� f� S � e � � Qc� i 2 !'
� � ' C
4 . Check all additional supporting documents and data which are being
submitted to help explain this pro�ect proposal: [Lj" site plan , [ ]
topographic map , [ ] other (specify)
�
I hereby certiPy with my signature that all data ;-,
. on my application forms , plans and specifications ��' ,
are true and correct to the best of my knowledge: � �
Signature of Applicant ��
ORDER GRANTING OR DENYING VARIANCE
In accordance With the findings stated on the reverse side of . this
document , the City of Hopkins hereby [ ] approved , [ ] denies the foregoing
' �lication for Variance. If approved , said approval is subject to the
eral and S ial Conditions folloWing .the Findings section on page 2 .
�-- Planning & Economic
By: ��— � " �= Development Director November 7, 1989
Authorized ignature Title Date
SEE REVERSE SIDE FOR FINDINGS AND CONDITIONS
l
i PAGE 2
VARIANCE FINDINGS ��
1 . This matter was heard at a public hearing before the Zoning and Planning
Commission on: October 31, 1989 and before the City Council
on: November 7, 1989
2 . Strict application of the provisions of the Zoning Ordinance [ X] xould ,
[ ] would not cause undue hardship to the oWner of the property in
question because of the following facts Which Were presented at the
hearing held on this case:
3 . The hardship found to exist in Finding 1 . above [X ] is , [ ] is not
unique to the property in question , and [ ] is , [ ] is not shared by
properties in the immediate vicinity of this property and in the same
use district because of the following
facts:
� . The granting of the variance requested [ ] Would , [ X ] would not alter
the essential character of the neighborhood because of the folloWing
facts:
--�
SPECIAL PROVISIONS
ERPIRATION.
Within one year after the approval of a variance or appeal the property
oWner or applicant has not substantially started the construction of any
building , strueture , addition or alternation requested as part of the
approval , said variance shall become null and void unless an application
for extension of the approval has been submitted in accordance with this
subsection . A letter to extend the approval of a variance or appeal. shall
be submitted to the Zoning Administrator not less than thirty (30) days
before the expiration of said approval. Sueh letter shall state the fact�
of the request , shoKing a good faith attempt to utilize the variance , a
it shall state the additional time being requested to begin the proposc.
construction . The City Council may grant extensions not to exceed one
year.
-r ,
. CITY OF HOPKINS
� ZONING APPLICATION
SUMMARY FORM
Application Number �N ��9- �
P .I .D .�•
Applicant 's Name (Last , First ) OWner (if other than applicant)
(�C a �� F� `tv s .� ��.
Mailing Address (Street , City , State , Zi Code)
�`"( ?` T�'-�G �� S /. ,� �
Phone Number: (Day) �.3�—/�(' (Evening) ��S-(��/
Property Address
APPLICABLE CURRENT ZONING DISTRICT(S) TYPE OF ZONING REQIIEST
[ ] R-1-A [ ] R-2 [ ] B-1 [ ] Concept RevieW
[ ] R-1-B [ ] R-3 [ ] B-2 [ ] Conditional Use Permit
[ ' •1-C [ ] R-� [ L]- B-3 [ �}- Variance
[ 1-D [ ] R-5 [ ] I-1 [ ] Zoning District Change
[ �-1-E [ ] R-6 [ ] I-2 [ ] Subdivision Approval
[ ] Ordinance Amendment
. [ ] Other
I hereby certify with my signature that all data Wl�(�_
contained herein as well as all supporting data ,C / �
are true and correct to the best of my knoKledg : � l d�- 3- �
A licants Signature Date
• OWners Signature Date
ADMINISTRATIVE DATA SQMMARY
[ ] Proper addendum to application Application received: /D- �v- ��/
[ ] Detailed plans submitted
[ ] Written pro�ect description submitted Fee Paid:
Referred to City
PLANNING COMMISSION ACTION Engineer:
Approved: without modifications Referred to City
[ ] With modifications Attorney
Denied [ ] Referred to Watershed .
District
Dat October 31, 1989 Date of �-�#�
Hearing Notice
�- COUNCIL ACTION Date of Publie
Approved: Without modifications Hearing /D-3/- �9
[ ] With modifications
Denied: [ ]
�ate: November 7, 1989 � RESOLUTION NO- 89-91
\ , � Q
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� y � y
November 1, 1989 � P " + N
Council Report: 89-265
�
VARIANCE - RUDY LUTHER
Proposed Action.
Staff recotnmends approval of the following motion "Move to adopt
Resolution No: 89-91 a rovin the variance to construct a buildin in
the 20 foot front vard setback ��
Approval of this resolution will allow the applicant to construct a
building in the front yard setback.
Overview.
Rudy Luther is proposing to construct a permanent building on the used
car lot site. The applicant is proposing to place this building on
the lot line between the two existing planters on the northeast corner
of the lot. Currently a temporary building is on the site, which was
allowed for two years.
The Zoning Ordinance requires a 20 foot front yard setback for auto
sales lots. When the lot was constructed, the applicant was granted a
variance to park cars within the 20 foot setback.
Staff is recommending approval of the variance because of the odd
shaped lot.
Gene Maxwell removed himself from the Commission for this item.
�
Gordon Nelson representing Rudy Luther Hopkins Honda appeared before
the Commission. Mr. Nelson reviewed the proposal with the Commission.
He stated the building is 28'x32' and would be located on the
northeast corner of the site. There was considerable discussion
regarding the location of the building and the hardship.
Mr. Maxwell was concerned with the height of the existing lot and the
building. Staff stated that the maximum building height is 45 feet
and the proposed building does not exceed this height.
The Commision approved the variance on a 3-2 vote.
Primarv Issues to Consider.
o Does the property have a hardship that would justify a
variance?
SunportinQ Information.
o Site plan
o Location map
o Resolution 89-91
�
Nanc S. Anderson, Planner -
VARIANCE - RUDY LUTHER
�' CR:89-265
Page 2 �
Detailed Background.
The subject site is a corner lot. The front yard is 5th Avenue, which
requires a 20 foot front yard setback. The side yards are along
Mainstreet and the rail road right-of-way. The side yard setback is 0
feet.
The applicant is leasing the abandoned railroad right-of-way from the
County. With this leased property the lot appears larger than what
the applicant actually owns. Since the applicant may lose the use of
this property in the future, he does not want to put a permanent
building on this area.
The building is similar to the new car building. The proposed
building will be brick and have a red roof.
Primarv Issues to Consider.
o Does the property have a hardship that would justify a variance?
The State Statue states "undue hardship" as used in connection with
the granting of a variance means the property in question cannot be
,� put to a reasonable use if used under conditions allowed by the
official controls, the plight of the landowner is due to circumstances
unique to the property not created by the landowner, and the variance,
if granted, will not alter the essential character of the locality.
Economic considerations alone shall not constitute an undue hardship
if reasonable use for the property exists under the terms of the
ordinance.
The subject property does have an undue hardship because of the
triangular shape of the property. In looking at this property the
railroad right-of-way cannot be included in the discussion because at
any time in the future the applicant can lose the use of the property.
The applicant is very restricted on where a building can be placed
because of the uncertainties of the railroad property, the 20 foot
front yard setback and the triangular shape of the property.
It would not be logical to put a building next to the railroad right-
of-way because the applicant may not have control of that parcel in
the future. The applicant does not want to put a permanent building
on the right-of-way.
If the proposed building was constructed along Mainstreet, the
applicant would lose many of the valuable parking spaces which are so
important to auto sales lots. The variance that was granted when the
lot was built to park in the front yard setback provides a greater use
�- of the site because there is more parking for the site.
� VARIANCE - RUDY LUTHER
CR:89-265
Page 3
The most logical place to put a building given the shape of the lot is
in a corner. Both the other corners abutt the right-of-way and one
would be in the front yard setback.
The shape of the lot and the situation with the right-of-way is
certainly unique to this property and both conditions were not created
by the applicant. These two conditions create unique problems on
where to put a building on the site. The proposed building is in
keeping with the character of the locality.
Alternatives.
l. Approve the variance to construct a building in the front yard
setback. By approving the variance the applicant will be able
to construct the building on the northeast corner of the site.
2. Deny the variance. By denying the variance the applicant
would have to construct the proposed building at another
� location on the site. If the Commission feels that the
applicant does not have a hardship the following are findings
of fact to support a denial:
o that the shape of the lot is not a hardship.
o that the applicant can locate the proposed building at a
different location on the property.
o that the loss of the railroad right-of-way is not a
special circumstance.
3. Continue for further information. If the Commission feels
that more information is needed, the item should be continued.
� �
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F �
CITY OF HOPKINS
Hennepin County, Minnesota
RESOLUTION NO: 89-91
�
RESOLUTION MAKING FINDINGS OF FACT AND APPROVING
APPLICATION FOR VARIANCE VN89-3
WHEREAS, an application for a Variance entitled VN89-3 made
by Rudy Luthers Hopkins Motors, Inc. is hereby
approved.
WHEREAS, the procedural history of the application is as
follows:
1. That an application for Variance VN89-3 was
filed with the City of Hopkins on October 6,
1989.
2. That the Hopkins Planning Commission reviewed
such application on October 31, 1989.
3. That the Hopkins Planning Commission,
pursuant to mailed notices, held a public
hearing on October 31, 1989: all persons
present at the hearing were given an
opportunity to be heard.
4. That the written comments and analysis of the
City Staff and the Planning Commission were
considered.
`- NOW THEREFORE BE IT RESOLVED, that application for Variance
VN89-3 is hereby approved subject to the following
Findings of Fact:
1. That the subject property has an undue
hardship because of the shape of the
property.
2. That a building in any other location on the
site would cause the loss of parking.
3. That the applicant may loose the use of the
railroad right-of-way in the future.
4. That the proposed building will not alter the
essential character of the locality.
Adopted this 7 day of November, 1989.
Nelson Berg, Mayor
ATTEST:
James A. Genellie, City Clerk .
�
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October 24, 1989 Planning Report: VN89-3
��
VARIANCE - RUDY LUTHER
Proposed Action.
Staff recommends approval of the following motion "Move to adopt
Resolution No: Z89-24 approving the variance to construct a buildinq
in the 20 foot front yard setback. "
Approval of this resolution will allow the applicant to construct a
building in the front yard setback.
overview.
Rudy Luther is proposing to construct a permanent building on the used
car lot site. The applicant is proposing to place this building on
the lot line between the two existing planters on the northeast corner
of the lot. Currently a temporary building is on the site, which was
allowed for two years.
The Zoning Ordinance requires a 20 foot front yard setback for auto
sales lots. When the lot was constructed, the applicant was granted a
variance to park cars within the 20 foot setback.
Staff is recommending approval of the variance because of the odd
shaped lot.
� Primary Issues to Consider.
o Does the property have a hardship that would justify a
variance?
Supporting Information.
o Site plan
o Location map
o Resolution RZ89-24
Nanc . Anderson
Planner
�
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�
VARIANCE - RUDY LUTHER
VN:89-3
Page 2
Detailed Baokground.
The subject site is a corner lot. The front yard is 5th Avenue, which
requires a 20 foot front yard setback. The side yards are along
Mainstreet and the rail road right-of-way. The side yard setback is 0
feet.
The applicant is leasing the abandoned railroad right-of-way from the
County. With this leased property the lot appears larger than what
the applicant actually owns. Since the applicant may loose the use of
this property in the future, he does not want to put a permanent
building on this area.
The building is similar to the new car building. The proposed
building will be brick and have a red roof.
Primary Issues to Consider.
o Does the property have a hardship that would justify a variance?
The State Statue states "undue hardship" as used in connection with
the granting of a variance means the property in question cannot be
�. put to a reasonable use if used under conditions allowed by the
official controls, the plight of the landowner is due to circumstances
unique to the property not created by the landowner, and the variance,
if granted, will not alter the essential character of the locality.
Economic considerations alone shall not constitute an undue hardship
if reasonable use for the property exists under the terms of the
ordinance.
The subject property does have an undue hardship because of the
triangular shape of the property. In looking at this property the
railroad right-of-way cannot be included in the discussion because at
any time in the future the applicant can loose the use of the
property.
The applicant is very restricted on where a building can be placed
because of the uncertainties of the railroad property, the 20 foot
front yard setback and the triangular shape of the property.
It would not be logical to put a building next to the railroad right-
of-way because the applicant may not have control of that parcel in
the future. The applicant does not want to put a permanent building
on the right-of-way.
If the proposed building was constructed along Mainstreet, the
applicant would loose many of the valuable parking spaces which are so
important to auto sales lots. The variance that was granted when the
`� lot was built to park in the front yard setback provides a greater use
of the site because there is more parking for the site.
1, �
VARIANCE - RUDY LUTHER
VN:89-3
Page 3
The most logical place to put a building given the shape of the lot is
in a corner. Both the other corners abutt the right-of-way and one
would be in the front yard setback.
The shape of the lot and the situation with the right-of-way is
certainly unique to this property and both conditions were not created
by the applicant. These two conditions create unique problems on
where to put a building on the site. The proposed building is in
keeping with the character of the locality.
Alternatives.
1. Approve the variance to construct a building in the front yard
setback. By approving the variance the applicant will be able
to construct the building on the northeast corner of the site.
2. Deny the variance. By denying the variance the applicant
would have to construct the proposed building at another
�. location on the site. If the Commission feels that the
applicant does not have a hardship the following are findings
of fact to support a denial:
o that the shape of the lot is not a hardship.
o that the applicant can locate the proposed building at a
different location on the property.
o that the loss of the railroad right-of-way is not a
special circumstance.
3 . Continue for further information. If the Commission feels
that more information is needed, the item should be continued.
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CITY OF HOPKINS
�- Hennepin County, Minnesota
RESOLUTION NO: Z89-24
RESOLUTION MAKING FINDINGS OF FACT AND RECOMMENDING APPROVAL
OF APPLICATION FOR VARIANCE VN89-3
WHEREAS, an application for a Variance entitled VN89-3
made by Rudy Luthers Hopkins Motors, Inc. is
recommended for approval.
WHEREAS, the procedural history of the application is as
follows:
1. That an application for Variance VN89-3 was
filed with the City of Hopkins on October 6,
1989.
2. That the Hopkins Planning Commission reviewed
such application on October 31, 1989.
3 . That the Hopkins Planning Commission,
pursuant to mailed notices, held a public
hearing on October 31, 1989: all persons
present at the hearing were given an
opportunity to be heard.
` 4. That the written comments and analysis of the
City Staff and the Planning Commission were
considered.
NOW THEREFORE BE IT RESOLVED, that application for Variance
VN89-3 is hereby recommended for approval subject
to the following Findings of Fact:
1. That the subject property has an undue
hardship because of the shape of the
property.
2. That a building in any other location on the
site would cause the loss of parking.
3. That the applicant may loose the use of the
railroad right-of-way in the future.
4. That the proposed building will not alter the
essential character of the locality.
Adopted this 31 day of October, 1989.
Toni Richardson, Chairperson .
�