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VN 87-12 ,� ; i CITY OF HOPKINS � APPLICATION FOR: AMENDMENT OF ZONING ORDINANCE DAT€: //- .�3 -:y7 _ CONCEPT REVIEW CONDITIONAL USE PERh1IT CASE N0: f�/�/ a-7- ��-- SUBDIVISION APPROVAL VARIANCE X FEE: �U� WAIVER OF PLATTING REQUIREMENTS DATE PAID: //-.�?-X� 1. Street Location of Property: 250 5th Ave . So . _ 2. Legal Description of Property: Lot 4 Auditor ' s Subdivision 194 Hennepin Countv . 3. Owner: Name Knox Lumber Companv Address 801 Transfer Road Phone 641-8625 4. Applicant's Name: Truman Howell ArchitectAddress 620 M nd _1 ssohn AvePhone 541 -977� S�y�� 5, Description of Request: Variance of 20 ' Pro�erty Line Se eack . - Zoning District Use 6. Present Proposed 7. Present Proposed No ChangP Nn ['hangp �� 8. Reason for Request: Und � Harci�hi R �i tP C�ndi t i�ns nf thP i�P�t 3 ArrP� NOTE: If request is for variance, please also complete attached page. 9. What error, if any, in the existing Ordinance would be corrected by the proposed amendment? (for Zoning Ordinance amendment only) 10. Exhibits submitted: Map or plat showing the lands proposed to be changed Other Site Plans - Gradinq Plans _ 11. Acknowledgement and Signature: The undersigned hereby represents upon all of the penalties of law, for the purpose of inducing the City of Hopkins to take the action herein requested. that all statements herein are true and that all work herein mentioned will be done in ac- cordance with the Ordinances of the City of Hopkins and the laws of the State of Minnesota. Signature of Applicant: - Signature of Qwner: ``..- • • �1 �� RECORD OF ACTION TAKEN BY PLANNING & ZONING COMMISSION Application for: Variance Case No: VN87-12 On the 29 day of Decem ber 19 87 , the action requested in the foregoing petition was approved X disapprove�) subject to the following conditions : 1. That if Knox ever looses control of the property leased from R. L. Johnson the 20 ft. overhang is to be removed or Knox obtain a 20 ft easement from R. L. Johnson stating no buildings will be constructed in this area. 2 That the Buildinq Code problems presently existing be resolved. CITY COUNCIL ACTION Approved X Denied by the Council this 5th day of January 1983 . Resolution No: R88-5 Special Conditions: 1 That if Knox ever loses control of the property leased from � R I Johnson the 20 foot overhanq is to be removed or Knox must obtain a 20 foot easement from R.L.Johnson statinq no b�ildinc�s will be constructed in this area � That th building ��dP problemS nrP� n .ly existing be rPcnl vPri � i� / /i i , � / / . �///�." ii d-v� � James D Kerrigan Planning R Economic Development Director If you have any further questions as relates to this matter, please call Nancy Anderson , 935-8474, extension 146. —1, �� FOR VARIANCE APPLICATION ONLY � NOTE: The purpose of a variance is to provide relief to a property owner when the strict enforecment of the Zoning Ordinance would cause an undue hard- ship to the property owner or deny reasonable use of the property. �Hardshi� to the applicant is the crucial test. Variances will be granted only in unusual situations which were not foreseen when the Zoning Ordin- ance was adopted. Economic situations are seldom unique and are rarely considered a valid hardship. Hardship A. Explain why strict enforcement of the Zoning Ordinance would cause undue hardship: Soil conditions of the West 3 acres has forced the relocation of the new Ware- house Building to the East of the West property line . Circulation required will not allow said buildinQ to be moved East to allow 20 ' setba .k from property line . Distance between buildings will be approximately 40 ' said warehouse is used for customer drive-thru for which the 40 ' is a minimum circulation dimension . � Conditions B. What are the special conditions (shape of lot, exceptional topographic conditions, etc. ) of this request that are unique to this property and do not apply generally to other properties in the district? The propertv is surrounded by railroad on the North and South , an�hv 11th Ave . on the East . The leased parcel on the West is unsuitable for building construction . ThP oropertv line in question divid .� w� l .asP� rarcPls of land , which Knox Lumber Company has an extended lease agreement on both parcels for a sinQle use . � List of Homeowners Contacted by Applicant C. Submit a list of names and addresses of neighhors contacted. 1... • � � , U G .o � `� ti y - O P K 1 N `-- December 30 , 1987 Couneil Report : 88-2 VARIANCE - KNO% LIIMBER 250 - 5th Avenue South Proposed Action: StafP recommends adoption of the folloking: The request by Rnox for a 20 foot rear yard setback variance is approved by resolution With conditions . Adoption of this resolution Will a11oW Bnox to construct a 20 foot overhang along the West property line. OvervieW. Knox Lumber Was approved in June to construet a Warehouse on the property West of the present retail store. It Was determined later the site Was unbuildable . In November Rnox was approved to move the building to the site that the egisting building is on. The rear yard setback for an I-2 district is 20 feet . The proposed Warehouse Will be setback 20 Peet but there is a 20 foot overhang Khieh xould go to the lot line. Truman Howell , architect for Rnox appeared bePore the Commission . He explained the purpose for the overhang is to shelter materils . He `-- also stated the building cannot be moved east because of the traffic flow betxeen the txo buildings . Mr. Howell noted that the building will be made of the same materials as previously approved . The Commission recommended approval of the variance by Resolution� No. 88-5 with Conditions . Issues to Consider. o does the applicant possess the required hardship for a variance? o is there an adverse affect on the ad�oining property �ith a zero lot line? Supporting Information . o detailed background o location map o site plan o proposed resolution �1 � Qm�.� � Nancy .Anderson Community Development Analyst Detailed Background . � Name of Applicant : Knox Lumber Company Address of Property: 250 5th Avenue South Present Zoning: I-2 Reason for Request : Poor soil conditions necessitates building to be moved to the easterly site. Nature of Request : 20 foot rear yard setbaek variance . Rnox Kill be constructing the same building as previously approved only the building Will be moved to the east . The storage area Which was to be on the area that noW Will be used for the warehouse Will be moved to the unbuildable site . Analysis . Rnox has a long term lease on both parcels . The property oWner of the site to the West , R. L. Johnson , has no ob�ection to the applicant having the overhang to the lot line , Since the applicant has control of both parcels it will appear as one big parcel . The poor soil conditions ereate a hardship to the applicant because the R . L. Johnson site is unbuildable . The building itself will have a 20 foot setback . Only the overhang will be in the 20 foot setback area . It is possible that if Knox ever �-- lost the lease to the R . L. Johnson property the overhang could be removed to provide the 20 foot setback . Alternatives . 1 . Approve the 20 foot rear yard setback variance . This will allow the applicant to construct the Warehouse with the 20 foot overhang . 2 . Deny the variance . The applicant will still be able to build the Warehouse but Without the overhang . 3 • Continue for more information . If the Commission feels more information is needed , the item should be continued for a month. �. CITY OF HOPKINS HENNEPZN COUNTY , MINNESOTA RESOLUTION N0. 88-5 � RESOLUTION MAKING FINDINGS OF FACT AND APPROVING APPLICATION FOR VARIANCE VN87-12 WHEREAS , an application for a Yarianee entitled VN87-12 has been made by Knox Lumber Company , 250 - 5th Avenue South , to construct a building With a 20 foot property line setback . WHEREAS , the procedural history of the application is as follows : 1 . That an application for Variance VN87-12 was filed with the City of Hopkins on November 23 , 1987 . 2 . That the Hopkins Planning Commission revieWed such application on December 29 , 1987 • 3 . That the Hopkins Planning Commission , pursuant to mailed notices , held a public hearing on December 29 , 1987 ; all persons present at the hearing Were given an opportunity to be heard . 4 . That the Kritten eomments 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 VN87- 12 : 1 . That there exists a hardship to the applicant because of the soil conditions on the adjacent property . 2 . The applicant has control of both parcels hence there is no adverse affect on the adjacent parcels . BE IT FURTHER RESOLVED , that application for Varianee VN87-12 is hereby approved subject to the following conditions : 1 . That if Knox ever looses control of the property leased from R. L. Johnson the 20 foot overhang is to be removed or Knox obtain a 20 foot easement from R. L. Johnson stating no buildings will be constructed in this area. 2 . 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' `D• � Ii Yr•rw.Yll�rl�~r++f .�t��. �-�� , i%�� Lp , ri'r..!%..� �� i�....�_. . . ..��.� r.,, ----�,n ''�','�,�• c+ FINISHED GRADING PLAN ",�N��.,��,.......,�� .....�....... ...,�<.�.,��...��r�. � / ��. �cu[: i.,�. ..��w��. -_ • . �S'✓' • � • �wrrr+�n r..r.n�.wr�r � -� ►�tw.t. � '�` � 1�«.�1.-111.0 1�.la'►1n1 �✓`,''{\ , ' ^ C—1 • I � . � ) � . \ � U G . �� y 5 O P K ` c� � December 22 , 1987 Planning Report: VN87-12 VARIANCE - KNOX LUMBER 250 - 5th Avenue South Proposed Action: Staff recommends adoption of the following: The reguest by Knox for a 20 foot rear yard setback variance is approved by resolution with conditions . Adoption of this resolution will allow Knox to construct a 20 foot overhang along the west property line . Overview. Knox Lumber was approved in June to construct a warehouse on the property west of the present retail store. It was determined later the site was unbuildable . In November Knox was approved to move the building to the site that the existing building is on . The rear yard setback for an I-2 district is 20 feet . The proposed warehouse will be setback 20 feet but there is a 20 foot overhang whieh would go to the lot line . Name of Applicant: Rnox Lumber Company , �— Address of Property: 250 5th Avenue South Present Zoning: I-2 Reason for Request : Poor soil conditions necessitates building to be moved to the easterly site . Nature of Request : 20 foot rear yard setback variance . Issues to Consider. o does the applicant possess the required hardship for a variance? o is there an adverse affect on the adjoining property with a zero lot line? Supporting Information . o detailed background o location map o site plan � o proposed resolution 1��1 , '��r5,`�� .1 n��,�rl�)��1� �l` '.\ — Naney S�.'�Anderson � Communi£�y Development Analyst VN87-12 Page 2 � Detailed Background . Knox will be constructing the same building as previously approved only the building will be moved to the east . The storage area which was to be on the area that now will be used for the warehouse will be moved to the unbuildable site . Analysis. Knox has a long term lease on both parcels . The property owner of the site to the west , R. L. Johnson , has no objection to the applicant having the overhang to the lot line . Since the applicant has control of both parcels it will appear as one big parcel . The poor soil conditions create a hardship to the applicant because the R. L. Johnson site is unbuildable . The building itself will have a 20 foot setback . Only the overhang will be in the 20 foot setback area. It is possible that if Rnox ever lost the lease to the R. L. Johnson property the overhang could be removed to provide the 20 foot setback . Alternatives . 1 . Approve the 20 foot rear yard setback variance . This will allow the applicant to construct the warehouse with the 20 foot overhang. � 2 . Deny the variance . The applicant will still be able to build the warehouse but without the overhang. 3 . Continue for more information . If the Commission feels more information is needed , the item should be continued for a month. Findings . 1 . That there exists a hardship to the applicant because of the soil conditions on the adjacent property . 2 . The applicant has control of both parcels hence there is no adverse affect on the adjacent parcels . Conditions . 1 . That if Knox ever looses control of the property leased from R. L. Johnson the 20 foot overhang is to be removed o� Knox obtain a 20 foot easement from R . L. Johnson stating that no buildings will be constructed in this area . �