CR 2003-006 Variance-Front And Side Yard Setback
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. CITY Or: .
'- . -
January 15,2003
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HOPKINS
Council Report 03-06
VARIANCE-FRONT AND SIDE YARD SETBACK
Proposed Action.
Staff recommends the following motion: move to adopt Resolution 02-111A. approving an eight-
foot side yard and 25-foot front yard variance at 254 - 20th Avenue North to locate telephone
equipment.
If there is a desire to deny the eight-foot side yard and 25-foot front yard variance at 254 - 20th
Avenue North to locate telephone equipment in the setback area. Resolution 02-111B should be
adopted.
.
Overview.
Qwest is proposing to attach an antenna on the top of the light fixture near the edge of the dead
end hammerhead on 20th Avenue North. The ordinance allows antenn,as on existing structures,
and we encourage this to prevent additional towers from being constructed. The antenna also
needs ground equipment. The first idea of Qwest was to locate the ground equipment at the
western edge of the dead end hammerhead on 20th Avenue North in the vacated right-of-way at
the crest of Hilltop Park. The City expressed concerns about locating this equipment in a park.
The solution was to locate the equipment on the residential lot near the antenna. Qwest
contacted the property owner of 254 - 20th Avenue North, and the property owner has agreed to
the location if the variance is granted. The ordinance requires that telephone equipment conform
to the yard setbacks. In this case the side yard is eight feet and the front yard setback is 25 feet.
With the minimum setbacks, the equipment would interfere with the sidewalk and be very close
to the home, The owner of the home wants the equipment at the proposed location.
The City Council continued this item at the December 3rd meeting. There was a discussion
regarding location of ground equipment in residential districts at the December 10 work session.
The applicant asked that the item be continued to the January ih City Council meeting.
Primarv Issues to Consider.
. What is the zoning of the property?
. What does the ordinance require?
. What are the specifics of the applicant's request?
. What special circumstances or hardship does the property have?
Supportin2 Documents.
. Analysis of Issues
. Site'P1ans
. Resolution 02-111A
. Resolution 02-111B
Nanc S. Anderson, AICP
Planner
.
Financial Impact: $ N/ A Budgeted:
Related Documents (eIP, ERP, etc.):
Notes:
Y/N
Source:
CR03-06
Page 2
.
Primary Issues to Consider.
. What is the zoning of the property?
The subject property is zoned R-1-A, Single and Two - Family High Density.
. What does the ordinance require?
530.09 c) Municipal service structures subject to the following:
1. Any structures involving a use in connection with the transmission of electric, telephone,
telegraph, gas, water, sewer and other public or private utilities, including any fence in
connection therewith, shall conform to yard requirements, architectural style and
landscaping of the immediate neighborhood:
2. Electric power transmission lines shall be located along public street (R.O.W.) or along
railroad R.O.W.;
3. Buildings in public parks provided they are 50 feet or more from all lot lines in an R
district.
The ordinance requires an eight-foot sideyard and a 25-foot front yard setback in an R-1-A
zoning district.
.
.
What are the specifics of the applicant's request?
The applicant has requested a variance for an eight-foot side yard and a 25-foot front yard
variance. Qwest will be erecting a new utility pole in order to accommodate the antenna mount.
An antenna is allowed to be 20 feet higher than the existing structure. The new antenna will not
be 20 feet high.
. 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 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 does have a situation that is unique to the property. This home is at the
end of 20th Avenue and abuts an unimproved street, and the unimproved street (Third Avenue)
abuts a park. With the minimum setbacks the equipment would be closer to the home and
interfere with the use of the sidewalk. Putting the equipment farther from the. home will not
interfere with the home or the park.
We encourage the cellular companies to use existing structures so more towers will not be
constructed. Qwest has looked at other sites that we have suggested and those sites do not work.
CR03-06
Page 3
This site, by using a utility pole, will minimize the impact on the surrounding property. By
locating the ground equipment near the property lines of the residentia110t, any impact on the lot
will be minimized.
Alternatives.
1. Approve the variance. By approving the variance, the applicant will be able to construct the
antenna with the ground equipment as proposed.
2. Deny the variance. By denying the variance, the applicant will not be able to construct the
antenna as proposed. If the Planning Commission considers this alternative, findings of fact
will have to be stated that support this recommendation.
3. Deny the variance and place the ground equipment in the right-of-way.
4. Continue for further information. If the City Council indicates that further information is
needed, the item should be continued.
.
CITY OF HOPKINS
Hennepin County, Minnesota
RESOLUTION NO: 02-0111A
RESOLUTION MAKING FINDINGS OF FACT APPROVING AN EIGHT-FOOT SIDE
YARD AND 25-FOOT FRONT YARD SETBACK VARIANCE TO ALLOW
CONSTRUCTION OF TELEPHONE EQUIPMENT
WHEREAS, an application for Variance VN02-6 has been made by Qwest; and
WHEREAS, the procedural history of the application is as follows:
1. ,That an application for Variance VN02-6 was made by Qwest on October
27,2002;
2. That the Hopkins Zoning and Planning Commission, pursuant to mailed
notice, held a meeting on the application and reviewed such application on
November 26, 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 1 and 2 'and the north 10 feet of Lot 3 Block 5 West
Minneapolis Third Division.
NOW, THEREFORE, BE IT RESOLVED that application for Variance VN02-6 is
hereby approved based on the following Findings of Fact:
1. That the subject property is unique because it abuts an unimproved and
dead end street.
2. That if the ground equipment is located in the setback area, because of the
location of the home it would be difficult for the homeowner to access the
home.
3. That the homeowner of the property has consented to the easement for the
ground equipment.
Adopted this 21st day of January 2003.
Eugene J. Maxwell, Mayor
ATTEST:
.
Terry Obermaier, City Clerk
.
.
.
CITY OF HOPKINS
Hennepin County, Minnesota
RESOLUTION NO: 02-0111B
RESOLUTION MAKING FINDINGS OF FACT DENYING AN EIGHT-FOOT SIDE YARD
AND 25- FOOT FRONT YARD SETBACK VARIANCE TO ALLOW CONSTRUCTION OF
TELEPHONE EQUIPMENT
WHEREAS, an application for Variance VN02-6 has been made by Qwest; and
WHEREAS, the procedural history of the application is as follows:
1. That an application for Variance VN02-6 was made by Qwest on October
27,2002;
2. That the Hopkins Zoning and Planning Commission, pursuant to mailed
notice, held a meeting on the application and reviewed such application on
November 26, 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 1 and 2 and the north 10 feet of Lot 3 Block 5 West
Minneapolis Third Division.
NOW, THEREFORE, BE IT RESOLVED that application for Variance VN02-6 is
hereby denied based on the following Findings of Fact:
1. That the subject property does not have a hardship to approve the
variance.
Adopted this 21st day of January 2003.
Eugene J. Maxwell, Mayor
ATTEST:
Terry Obermaier, City Clerk
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