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VN 88-08 ; _ - CITY OF HOPKINS � ZONING APPLICATION SUMMARY FORM Application Number UN88-8 P . I .D .#: 25-117-22 22 0002 Applicant ' s Name ( Last , First ) Owner (if other than applicant ) Nnrth CnaGt PartnPrs Mailing Address (Street , City , State , Zip Code) 511d Rr3ina T1'1C317Rt"YIA� Rlvr�_ Fdina, MN 554�i5 Phone Number: (Day) 831-2225 (Evening) Property Address 1600 South 2nd Street Hopkins, MN APPLICABLE CURRENT ZONING DISTRICT(S) TYPE OF ZONING REQUEST [ ] R-1-A [ ] R-2 [ ] B-1 [ ] Concept Review [ � R-1-B [ ] R-3 [ ] B-2 [ ] Conditional Use Permit [ '-1 -C [ ] R-4 [ ] B-3 [x ] Variance [ �_t-1-D [ ] R-5 [x ] I-1 [ ] Zoning District Change [ J R-1-E [ ] R-6 [ ] I-2 [ ] Subdivision Approval [ ] Ordinance Amendment [ ] Other I hereby certify with my signature that all data contained herein as well as all supporting data 6 are true and correct to the best of my knowledge: � �Z � App i ts ignature Date / � r ` �-c. � �2`�� Owners Signature Date ADMINISTRATIVE DATA SOMMARY [ J Proper adde'ndum to application Application received: ,�-/�- .��" [ ] Detailed plans submitted [ ] Written pro�eet deseription submitted Fee Paid: Referred to City PLANNING COMMISSION ACTION Engineer: Approved: without modifications Referred to City [ ] �►ith modifications Attorney Denied [X] Referred to Watershed District D� August 30, 1988 Date of Publie � Hearing Notiee - /��- S�� ~-- COUNCIL ACTION Date of Public Approved: without modifications Hearing ff- ��l'-- �� [ ] with modifications Denied: [X ] Date: September 6. 1988 RESOLUTION N0: R88-78 CITY OF HOPKINS Hennepin County, Minnesota � RESOLUTION NO: 88-78 RESOLUTION MAKING FINDINGS OF FACT AND DENYING APPLICATION FOR VARIANCE VN88-8 WHEREAS, an application for a Variance entitled VN88-8 made by North Coast Partners, 1600 Second Street South, for a variance to allow parking in the front yard setback is denied. WHEREAS, the procedural history of the application is as follows: 1. That an application for Variance VN88-8 was filed with the City of Hopkins on August 12, 1988. 2 . That the Hopkins Planning Commission reviewed such application on August 30, 1988. 3 . That the Hopkins Planning Commission, pursuant to mailed notices, held a public hearing on ;___�,,�, August 30, 1988 ; 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 the Hopkins City Council makes the following Findings of Fact in respect to VN88-8: 1. That there are no warrants presented by the applicant in regard to hardship or unique circumstance to justify the requested variance. 2. The applicant has reasonable use of the property without the variance. Adopted this 6th day of September, 1988 . Donald J. Milbert, Mayor � �r t�� . � . ` , u G ��Y,�� August 31 , 1988 ti 5 Council Report: 88-183 o �� n K � � VARIANCE - NORTH COAST PARTNERS 1600 Second Street South Proposed Action . Staff recommends anproval of Resolution No• 88-78 Denving the Varianee to park within the 75 foot front vard setback at 1600 Second Street South . - Denial of this motion will not allow the applicant to park in the front yard setback . On a �1-2 vote the Commission reeommended denial of the variance to park in the front yard setback . Overview. Electro-Craft is moving from their present location at 1600 Second Street South . The applicant will be leasing the 95 ,000 square feet that Electro-Craft currently oecupies . The applicant feels that the leasing of 95 ,000 square feet to a single user will probably not occur . Therefore , the 95 ,000 square foot area will be divided up in smaller areas . The applicant wants to construct a parking area along the front of his building abutting County Road 3 (Second Street South) . The ordinance allows no parking in the front yard setback . The front yard setback in an I-1 district abutting a residential � district is 75 feet . Bill Morin and Ron Clark representing North Coast Partners appeared before the Commission . Mr . Morin explained that they would like to use their front yard for parking . Mr. Morin stated that the site does not have enough parking now. He also stated that Electro-Craft is leaving and it is unlikely they will be able to lease this space to one tenant . They will be dividing the space and feel they need parking closer to the tenants . Residents from the abutting residential neighborhood appeared before the Commission . They stated they did not want parking along the front of the building . They also stated objection to the existing traffic and noise on the site . It was noted that the applicants have no hardship as required for the granting of a varianee . Issues to Consider. o Does the property posses a hardship? o Does the applicant have any alternatives? Supporting Documents . o Background . o Site Plan o Resolution o Location Map o Statement of Request �- & Exceptional Condition ( Nanc S . Anderson Community Development Gnalvut. � i ;• � VN88-8 Page 2 Detailed Backqround The applicant is proposing to add 28 parking spaces in the front of the existing building. The site currently has 300 spaces. The building is required to have a 75 foot setback because the property abuts a residential area to the north. The City garage is on the east side of 16th Avenue and homes on the west. This setback provides a buffer to the residential areas. The existing building setback is approximately 50 feet from the property line. The north edge of the existing sign is approximately the property line. The existing signs' north edge is located approximately on the property line. Approximately 15-20 feet of right-of-way will remain landscaped between the parking area and County Road 3 . The applicant plans to �``�'��'�� landscape the right-of-way. The landscaped area shown on the plan is public right-of-way. If the �— County were to widen County Road 3 this area will not exist and the residential area to the north will look at a parking lot. = Does the property posses an undue hardship? The State Statute 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 his property not created by the landowner, and the variance, if granted, will not alter the essential character of the locality. Economic consideration alone shall not constitute an undue hardship if reasonable use of the property exists under the terms of the ordinance. " The subject property does not have an undue hardship. The building is built and the applicant has had and will continue to have reasonable use. The applicant may believe that he cannot have the best use for the property because of the parking situation but the state statute requires reasonable use. There is nothing unique about the property to allow the granting of a variance. � • VN88-8 � Page 3 The State Statute also states that economic considerations alone shall not constitute an undue hardship if reasonable use for the property exists. The only reason the applicant is requesting this variance is to make the property •more marketable. The 75 foot setback is to buffer the residential area from an industrial use. In this case, residential uses will never be across from 1/2 of the subject building. However, the homes directly across from the building need to be buffered. Many residents from the abutting residential area have called to express their dissatisfaction in having a parking area in front of the building. - Does the applicant have any alternatives? The applicant will not be able to park in front of the building but other alternatives do exist to provide more parking for the tenants. �.<.....,,�,, The applicant can lease another parking area. Electro-Craft leased a parking area from NAPCO. Another alternative is to re-arrange the existing parking. This may provide additional spaces. � Every use has a different parking need. In this case possibly the applicant should target the leasing of the building for a use that does not need a great amount of parking. It seems that the problem may be that they are trying to over lease the building. Alternatives. l. Approve the variance request to park in the 75 foot front yard setback. By granting this request the applicant will be able to provide parking for approximately 28 cars in the front of the building. 2 . Deny the variance request to park in the 75 foot front yard setback. By denying this request the applicant will not be able to park in the front yard setback. 3 . Continue for additional information. If the Commission feels �that additional information is needed, the hearing should be continued. �� . • , 1 �� . 22 � � � � COUNTY ROAD #3 (Second Street South) • ?� /3Q0 15�3� • x . . � . �� ` . j 4 /- • • ' • {�/ �G/ f S � . '�� • ��H /C� A � M� �� f t .,� , . ,:; �,:: , a a ;<. ': q : � k ;!: � . � PG� ,; GN�� . �7>� �8� � (6) : L�t� NPP vs R\P� -,�N PRK �6� /5/5 /4/5 /305-/3/5 . �� P " �� „ �n--- 16 /520 /4/6-22 _ �_ 24-�� , � 0 (�^ 2 2�i I � 2 � ��63� � (45) "J (6) .3 2�---� I Q.3 6� i 6 I . i (531 �4_ 21Qi i(5)'Q4 �- ^ f�i.J 5 �. (59? �� . �15 2Q--�� P � , 19� � 6 } _ �i .a0 �i �, � _ � 7 � � � �� 3 .-1 a�� : g �� — ° � � _ �N o Y � � Q I a _ �_ ;�= � � � � � - m u�_ � _ • � � - F - _ _ . O ..___._ ~ C7Q 0 � �� '� ,�:il _ �' �, i Z �` ',�.:- 9 �:;. A;�� . I -., Y •s anv u�s� m tia�� (� z . . ;�'� � <= � :, � � �� „ ,. ix , �� , �.��, � �,. ; _ ,irt�ll �li�, � '�.}}4NIN� �:Hh!+++Nt�i z a J N a W H � �� U' Z �i F- g'I w A � I ' � ' � I z � � I I � I I I ; � �� _ � �� _ _ i , , ; .�� " -- � I i I i I I -` '-� � - a�s � �� i � � � I i � ' � � --- � I �i`,,�'�- a --- � i I i'�1�� t_== �� , � � �� W � �� -- —�_1_� � � �� o � _ � � � � < ' �- � ; pC Q o 7 I r.o� � Z � � G. P+ni ,s .o.os � � � o \ � ^ I � L � \ � . I W \ I N . 7 I O UW = � Q � � � Z o 3 Z o ti I - , ljJ n o H- o ` I r �pC.. :/� �� I �. V_. � I 1'r W I � �y 7 O I m W W u ¢ ~ o ; I ' Z Q � • I Z '� 0 LW � � f ry � I O- � I � W � I N � � I _ Q U W _ ¢ �"� � ; I � Z O Q w I Z o H �\� Z W � � I H Q �"' o - J N N a ' t � I��. . . `.J I � � _-_"_ ',��' _.._ ..��_._. .... ' � "_--'-_-_'--'- � � � � ' � I ; "` i � I ' j � I I i I I - o q i � i � l I � Iil II I I I 'I � �� o � � � o ; � � ' I � ! ; ! I I ! ! ; I � � `� �-- ' i � o _� . � � , ,' j , ;; ! � ' ; � ' --' i -- --- - -- - - -j._ . � . � � � � �' � I i I � I � � � I I � j j I - � a � STATEMENT OF REQUEST �— i�le request a variance from the 75 foot setback with the understanding that in approving of the so requested variance, the owner of the property located at 1600 South 2nd Street, Hopkins, Minnesota, will be permitted to construct a blacktop surface along the north end of the property within the 75 foot setback. At the closest point, the proposed improvements would be 15 feet from South 2nd Street. The improvements will include one row of parking against the building, a driveway and landscape work. cu''o�a, �� . �— STATEMENT OF EXCEPTIONAL CONDITION � Through our leasing efforts of the Electro-Craft space located in the Hopkins Tech Center, it has become obvious to us and our leasing agent that because of the low ceilings we have in the warehouse area of the building it will be very unlikely that a single user of 95,000 square feet will be found for this space. Users of this size typically require ceiling heights of 18 feet or more--our ceiling is 12 feet. The various office/warehouse leasing experts that have seen the property have all concluded that when leased, the space will undoubtedly be sub-divided thus creating smaller spaces of 20,000-40,000 square feet. Their conclusion is based on the fact that the prospective users of the building, 20-40,000 square foot tenants, typically can work with lower ceilings, the larger users can not. This is one reason Electro-Craft is leaving Hopkins. The hardship we will endure if the variance is not approved is the inability to lease the space to the smaller user because of the poor accessibility to the space. Comparable space in competitive properties provide for reasonable accessibility to the entrance of the office space. We do not now have this. In providing the single row of parking and driveway as proposed,allows us to provide accessibility to the building that is needed in order for the space to be marketable. Electro-Craft also stated to us that another reason that they decided to leave Hopkins is the lack of parking spaces for their use. The parking area provided by the property, plus the parking lot they rented from Napco, the property to the east of the Hopkins Tech Center, has not been adequate. Providing the additional �— parking spaces along the front of the building will allow us to be competitive in our leasing efforts. �� : /�(�ITI It?1 A f�l .� � �" � ��`CORP August 22 , 1988 Zoning and Planning Commission City of Hopkins Hopkins City Hall 1010 South First Street Hopkins, MN 55343 Re: Application by North Coast Partners for a variance to allow parking in their front yard setback at 1600 Second Street South Dear Commission Members: Venturian Corporation (hereinafter "Venturian") is in receipt of the Notice of Hearing relating to the above- ""'V�='°� referenced matter. Venturian is the owner of the property directly east and adjacent to that of the applicant. Venturian objects to the granting of any variance which �-- would result in the diminishment of the open green area and render the property unsightly from Country Road 3 . Sincerely, VENTURIAN CORP. � Bradley S . Herman Vice President and Counsel BH/mk cc: Nancy Anderson, Community Development Analyst Gary Rappaport, President, Venturian Corp. � 1600 SECOND ST. SO., HOPKINS,MN 55343 U.S.A.e TELEPHONE: (612)931-2500• TELEX: 290436 MEMORANDUM � DATE: August 26 , 198$ T0: Zoning & Planning Commission FROM: Nancy S . Anderson SUBJECT: Parking Variance at 1600 Second Street South The applicant has submitted a new site plan for parking at 1600 Second Street South . This new site plan was done because in the previous plan the applicant was using some of the right-of-way for parking . The new plan shows a one-way from east to west . There will be 25 stalls across the front of the building . The plan shows these parking spaces as compact . A site can have 25� of the parking spaces compact . The existing sign will have to be relocated on the site . �. �� . ( � ( � ( : _-�_--- �� - -i_l (-;-�---�, - sFr�.v....e�ccix.�- r .r ---i---- -- --- I F�us^.r1� '_- _ f_ _ y+�tc.ac ti.ax�- i — --� — -- ! � �--- -- -------- --- ��. --��--`—-- --- ------- —�-- \t� ' --- ------_ .— --� I — --- -- ----._.. .._ _. i _.._— �— _._ —_' ____'_....._ .'_ __.__' . � _ �___' —_ —___"_ _ --_.�� Cy� -__- _'___ YL1 -- �� _._ ' — bv� — I .Ot� _ � _ ' / � �.Ci 40Hb. MY ti� '.d..G� � YN :A'ery � ' _— I I --t-- j TENANT A TENANT B TENANT C � TENANT D --- � ____ � 10,400 a.f. OFFICE l,400 aJ. OFFICE E,600�.1. OFFICE l,J00�.1. OFFlCE -- I I 21.�25�.1. WAREHOU9E 16,016�l. WAHEHOUSE Ie,020�.1� WAREHOU9E IEp10�J. WAREHOU9E i � orue -- - � i.-- -- - � I _ j � ss� / ./ / //p . � �' � . ' i j� ---- �--- — " ---- —� ,y�`` i — � ------- p a i� /i .� _ �_�'�------- �� / �. 1�� PROPOSED FLOOR 8� SITE PLAN �•.�° O p �� PHILLIPS k7_,EIN , ��i� - c«,�co�a��d.em D 1600 SEC.OhD STJS, me rbn,F.a se�.s�w�si+ - � I� �-�(N.S.M 1JF.�',nTA �.�"�'�1et�Q0�'u�ss+oi � U G �� ti 5 �� , K � N August 22 , 1988 Planning Report: VN88-8 VARIANCE - NORTH COAST PARTNERS 1600 Second Street South Proposed Action. Staff recommends denial of the request to park within the 75 foot front yard setback Denial of this motion will not allow the applicant to park in the front yard setback. Overview. Electro-Craft is moving from their present location at 1600 Second Street South. The applicant will be leasing the 95, 000 square feet that Electro-Craft currently occupies. The applicant feels that the leasing of 95, 000 square feet to a single user will probably not occur. Therefore, the 95, 000 square foot area will be divided up in smaller areas. The applicant wants to construct a parking area along the front of .:his building abutting County Road 3 (Second Street South) . The ordinance allows no parking in the front yard setback. The front yard setback in an I-1 district abutting a residential district is 75 feet. �- Issues to Consider. o Does the property posses a hardship? o Does the applicant have any alternatives? Supt�orting Documents o Background o Site Plan o Resolution o Location Map o Statement of Request & Exceptional Condition ��I�1�,�.�� ; � ��, ��,,;,�� , _,, .. Nancy � . �Anderson Community Development � Analyst � � VN88-8 Page 2 Detailed Background. The applicant is proposing to add 28 parking spaces in the front of the existing building. The site currently has 300 spaces. The building is required to have a 75 foot setback because the property abuts a residential area to the north. The City garage is on the east side of 16th Avenue and homes on the west. This setback provides a buffer to the residential areas. The existing building setback is approximately 50 feet from the property line. The north edge of the existing sign is approximately the property line. The existing signs ' north edge is located approximately on the property line. Approximately 15-20 feet of right-of-way will remain landscaped between the parking area and County Road 3 . The applicant plans to landscape the right-of-way. � The landscaped area shown on the plan is public right-of-way. If the County were to widen County Road 3 this area will not exist and the residential area to the north will look at a parking lot. - Does the property posses an undue hardship? The State Statute 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 his property not created by the landowner, and the variance, if granted, will not alter the essential character of the locality. Economic consideration alone shall not constitute an undue hardship if reasonable use of the property exists under the terms of the ordinance. " The subject property does not have an undue hardship. The building is built and the applicant has had and will continue to have reasonable use. The applicant may believe that he cannot have the best use for the property because of the parking situation but the state statute requires reasonable use. There is nothing unique about the property to allow the granting of a variance. � '� UN88-8 Page 3 The State Statute also states that economic considerations alone shall not constitute an undue hardship if reasonable use for the property exists. The only reason the applicant is requesting this variance is to make the property more marketable. The 75 foot setback is to buffer the residential area from an industrial use. In this case, residential uses will never be across from 1/2 of the subject building. However, the homes directly across from the building need to be buffered. Many residents from the abutting residential area have called to express their dissatisfaction in having a parking area in front of the building. - Does the applicant have any alternatives? The applicant will not be able to park in front of the building but other alternatives do exist to provide more parking for the tenants. The applicant can lease another parking area. Electro-Craft leased a parking area from NAPCO. Another alternative is to re-arrange the � existing parking. This may provide additional spaces. Every use has a different parking need. In this case possibly the applicant should target the leasing of the building for a use that does not need a great amount of parking. It seems that the problem may be that they are trying to over lease the building. Alternatives. l. Approve the variance request to park in the 75 foot front yard setback. By granting this request the applicant will be able to provide parking for approximately 28 cars in the front of the building. 2 . Deny the variance request to park in the 75 foot front yard setback. By denying this request the applicant will not be able to park in the front yard setback. 3 . Continue for additional information. If the Commission feels that additional information is needed, the hearing should be continued. � . � r 1 � , `` � � � COUNTY ROAD #3 (Second Street South) • #$t�� ' . /3Q0 . C3) (2) r . " �� W� �: w ...;� �- x ,�� . � k � G� . � H�G P . . G �e, . � (6) tT�, l�� - . NPwP` vs R�P� "1\`'O � 6/ /5/5 /4/5 /305-/3/5 Pp,R � . �� ' . � �� 1625 /520 /4/6—22 _ �_ 2��I , J a _,�I � 63� � (45) ' ") � 2'`/� I O2 , 6dp'•1 I 6 (6) .3 2� � a.3 � �4 21Q� �(5)Q4 (53) � I W � ' �� 2�� Z 5 � ' (59) �1 �O� � N�f � 19� � 6 r . � � � � _�_ ---�- r� - Ti- � � � , I - �.r..��_��- , � --; - _ . -- �-- -_ - �� - ---- - . _ r - �.��,� - - - � ------ - ---- '� �_ -- ------ -�•� --- -- -- --•— — -- � _ — ----- — —— ' ---- . __— --— I— —— --, �-- ----- o-,r -_— -�-- --- ��, vµ --- --�-�- �_— _ b� _._ —_ � :02\ —_— --� I�Z1 LIOr7A !Y 1'Ji. LY�v�{�p � � M 1 :dG4 �y 1,'.� j � I � �_ __.� --4-- i 7ENANT A TENANT B TENANT C � TENANT D I 10,400�.1. OFFICE a.200�l. OFFICE e,600�,1. OFFICE C,�00�.1, OFf10E � _ I �1.�Y3�.1. WAqEHOUSE 16,016�.1. 17ARENOU�E 1E,020�.f�.WAREMOU�E 1lA10�J. WAREMOUSE � � I G h'n.ie _. i 7- �— • Z41'Jun �.. . . . . / // • . . � 3 /;� _o _ l��. _ _ _—_��_�—____ —�_— T i `^,�� __ �) ��---_—_ b� � � I \ � .�� i ( � PROPOSED,FLOOR 8� SITE PLAN �•.�c ' O p � PHILLIPS !Q_.E[N . cp„�,,;a i� - c�.ca.e�..d� p 1600 SEC.OPD STS. �oe wn r��sw.s�. FIOPKNS tv�t�ESOTA ,,,��°`'"',se+o� � 7. � � � �� tl � �� a vf~ �� . �i �� Q , � N �_- � � � a - � - O II=�� - � _ U � _ � _ - � _ �- _ 0 ~ no 0 0 � � �,, ��i _ ::�� t ,� � C7 Z �...;.� �� 9 .��,:�. � j N, 'S'3Atl 4191 . I m � ..�:, � C7 �. ". : ..,�,,. Z - �'". F ';°"`�' - ,_ u� �: „ w ��,hy I �;_, ��;+HI,.�II?� ;i-f++�NN� ;1,;Hn+NNfr; z a J d � W F- � C7 Z �I F' N, �p g� X9 i w_ �. I . .. STATEMENT OF REQUEST �- b3e request a variance from the 75 foot setback with the understanding that in approving of the so requested variance, the owner of the property located at 1600 South 2nd Street, Hopkins, Minnesota, will be permitted to construct a blacktop surface along the north end of the property within the 75 foot setback. At the closest point, the proposed improvements would be 15 feet from South 2nd Street. The improvements will include one row of parking against the building, a driveway and landscape work. �� STATEMENT OF EXCEPTIONAL CONDITION ,�- Through our leasing efforts of the Electro-Craft space located in the Hopkins Tech Center, it has become obvious to us and our leasing agent that because of the low ceilings we have in the warehouse area of the building it will be very unlikely that a single user of 95,000 square feet will be found for this space. Users of this size typically require ceiling heights of 18 feet or more--our ceiling is 12 feet. The various office/warehouse leasing experts that have seen the property have all concluded that when leased, the space will undoubtedly be sub-divided thus creating smaller spaces of 20,000-40,000 square feet. Their conclusion is based on the fact that the prospective users of the building, 20-40,000 square foot tenants, typically can work with lower ceilings, the larger users can not. This is one reason Electro-Craft is leaving Hopkins. The hardship we will endure if the variance is not approved is the inability to lease the space to the smaller user because of the poor accessibility to the space. Comparable space in competitive properties provide for reasonable accessibility to the entrance of the office space. We do not now have this. In providing the single row of parking and driveway as proposed,allows us to provide accessibility to the building that is needed in order for the space to be marketable. Electro-Craft also stated to us that another reason that they decided to leave Hopkins is the lack of parking snaces for their use. The parking area provided by �, the prop`rty, plus the parking lot they rented from Napco, the property to the east of the Hopkins Tech Center, has not been adequate. Providing the additional parking spaces aloiig the front of the building will allow us to be competitive in our leasing efforts. �� /�I�ITI II?1 A (�I � � �.� . . v.�CORP August 22 , 1988 Zoning and Planning Commission City of Hopkins Hopkins City Hall 1010 South First Street Hopkins, MN 55343 Re: Application by North Coast Partners for a variance to allow parking in their front yard setback at 1600 Second Street South Dear Commission Members: Venturian Corporation (hereinafter "Venturian") is in receipt of the Notice of Hearing relating to the above- referenced matter. Venturian is the owner of the property directly east and adjacent to that of the applicant. '�_ Venturian objects to the granting of any variance which would result in the diminishment of the open green area and render the property unsightly from Country Road 3 . Sincerely, VENTURIAN CORP. � Bradley S . Herman Vice President and Counsel BH/mk � cc: Nancy Anderson, Community Development Analyst Gary Rappaport, President, Venturian Corp. � _ 1600 SECOND ST. SO.,HOPKINS,MN 55343 U.S.A.• TELEPHONE:(612)931-2500• TELEX:290436