CR 2000-130 Variance-Irregular Lot
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t' i CI1"Y OF
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July 27,2000 HOPKINS Council Report 2000-130
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VARIANCE-IRREGULAR WT
ProDosed Action.
Staff recommends the following motion: Move to approve Resolution 2000-53.
approving a variance for an irregular-shaped lot.
At the Zoning and Planning meeting, Mr. Bartz moved and Mr. Rowan seconded a
motion to approve Resolution RZOO-15, recommending approval of an irregular-shaped
lot. The motion carried unanimously.
Overview.
The applicant, Semper Development, is proposing to Construct a Walgreen's on the
northeast comer of Highway 7 and County Road 73. The development will consist of
the following:
. removing part of the Hopkins House, and leaving the tower with 94
rooms
. demolition of the former Union '76 station
. re-platting the site
The Walgreens and the Hopkins House will be platted to their own lots. But because the
.'. site is divided into many irregular-shaped parcels, which the applicant has to work with
the Walgreens lot will have more than six sides. The subdivision ordinance requires a
, lot to have not more than six sides. This requirement exists so that a lot can not be
, gerrymandered to meet the minimum lot size.
Primary 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?
. What was the discussion at the Zoning and Planning meeting?
SUDDortin2 Documents.
. Analysis ofIssues
. Site Plan
Resolution 2000-53
Financial Impact: $ N/A Budgeted: YIN Source:
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. Related Documents (eIP, ERP, etc.):
Notes:
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CR20000-130
Page 2
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Primarv Issues to Consider.
. What is the zoning of the property?
The subject property is zoned B-3, General Business.
. What does the ordinance require?
The ordinance requires that a lot have a maximum of six sides. This requirement was
placed in the ordinance to previous allow the gerrymandering of lots to meet the
minimum lot size.
. What are the specifics oftbe applicant's request?
The applicant has requested a variance to allow a lot with more than six sides. The
Walgreens lot has 10 sides.
. 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.
The subject site is unique because the applicant is trying to combine several odd shaped
lots and is also hampered by the existing lots that are not under control of the applicant.
To reduce the number of sides, the applicant has made one lot an outlot. The applicant is
not making a lot simply to meet the minimum lot size.
. What was the discussion at the Zoning and Planning meeting?
Staff reviewed the applicant's request for the variance. There was no one in the audience
that had any comments regarding the variance. John Kohler of Semper Development
was at the meeting to answer questions from the Commission.
Alternatives.
. 1. Approve of the variance. By approving the variance, the Applicant will be able to
plat the property as proposed.
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CR20000~ 130
Page 2
. 2. Deny of the variance. By denying the variance, the Applicant will not be able to plat
the property as proposed. If the City Council considers this alternative, findings of
fact will have to be stated that supports this recommendation.
3. Continue for further information. If the City Council indicates that further
information is needed, the item should be continued.
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l ae.ARNc:S BASCO Dt.I ~ CDlWN COOlWf.lAn: S"l'STEM.
I 2. ~ fOP tVT OF File t-lYDllANT Cil P'#I COlltEIZ OF SER.VK;J:.
I DRNf & 1i!0000WOOD - LMe f!.fVA,llGN ~.11 P& ClTT lK HOP(JHS.
i 3. ~=::~ClMOF~~NT5p.wASBul..fPl.AN5
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. CITY OF HOPKINS
Hennepin County, Minnesota
RESOLUTION NO: 2000-53
RESOLUTION MAKING FINDINGS OF FACT AND
APPROVING A VARIANCE TO ALLOW A LOT WITH MORE THAN SIX SIDES
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WHEREAS, an application for Variance VNOO-3 has been made by Semper Development L TO;
WHEREAS, the procedural history of the application is as follows:
1. That an application for a variance was made by Semper Development L TD on
June 23, 2000;
2, That the Hopkins Zoning and Planning Commission, pursuant to mailed notice,
held a meeting on the application and reviewed such application on April 25,
2000 and July 25, 2000: all persons present were given. an opportunity to be
heard;
. 3. That the written comments and analysis of City staffwere considered; and
4. The legal description of the property is as follows:
Tract A, B, D, F, and G, Register Land Survey No. 1053 Files of Registrar of Titles, County of
Hennepin and Lot 2, Block 1, Union Oil Second Addition, Files of Registrar of Titles, County of
Hennepin, Minnesota and that part of vacated Robinwood Lane as platted in ROBINWOOD 5TII
ADDITION described as follows: commencing at the southeast comer of Outlot No. I, said
ROBINWOOD 5TH ADDITION; thence on an assumed bearing of North 01 degrees 42 minutes
41 seconds East along the easterly line of said Outlot No. 1 a distance of 337.22 feet to the point
. of beginning of the land to be described; thence continuing North 01 degrees 42 minutes 41
seconds East a distance of 42.01 feet; thence North 44 degrees 04 minutes 19 seconds West a
distance of 13.95 feet; thence North 89 degrees 51 minutes 19 seconds West a distance of 102.21
feet; thence North 89 degrees 49 minutes 10 seconds West a distance of 18.52 feet to the
northerly line ofOUdot No.1; thence southeasterly along the northerly line ofOUdot No, 1 18.70
feet along a non-tangential curve concave to the northeast having a radius of 74.47 feet a central
angle of 14 degrees 23 minutes 07 seconds and a chord which bears South 82 degrees 39 minutes
46 seconds East; thence South 89 degrees 51 minutes 19 seconds East along the northerly line of
said Outlot No.1 and tangent to last described curve a distance of 62.16 feet; thence southeasterly
along the northerly and easterly line of OUtlot NO.1 77.77 feet along a tangential curve concave
to the southwest having a radius of 48.66 feet a central angle of 91 degrees 34 minutes 00
. seconds to the point of beginning.
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NOW,THEREFORE, BE IT RESOLVED that the application for V ariance VNOO~3 is hereby
approved based on the following Findings of Fact:
1. That the existing lots are irregularly shaped.
2. That the applicant is impacted on the ability to control the shape of plat because of other
property not under his control.
BE IT FURTHER RESOLVED that application for V ariance VNOO~3 is hereby approved subject
to the following conditions:
1. That the conditional use permit is approved and the applicant satisfies all
conditions and requirements for such conditional use permit for the construction
of the Walgreens.
2. That the conditional use permit is approved and the applicant satisfies all
conditions and requirements for such conditional use permit for the improvements
to the Hopkins House.
3. That the Applicant satisfies all conditions and requirements for and obtains final
approval of the plat of the subject property.
Adopted this 2nd day of August 2000.
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Eugene J. Maxwell, Mayor
ATTEST:
Terry Obermaier, City Clerk
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