CR 95-09 Variance 105 16th Ave N
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. January 12, 1995 o P K \ '<;lo Council Report 95-9
V ARTANCE - 105 16TH A VENUE NORTH
Proposed Action.
Staff recommends the following motion: Move to approve Resolution 95-2 denying a height
variance to construct a garage.
At the Zoning and Planning meeting, Mr. Hutchison moved and Mr. Day seconded a motion
to approve Resolution RZ94-21, recommending denial of a height variance to construct a
garage. The motion carried on a 5-0 vote. Mr, Schumacher abstained from voting.
Overview.
The applicant is proposing to construct a garage at 105 16th Avenue North. The proposed
height of the garage is 20'3". The Zoning Ordinance allows a maximum height of 15 feet for
detached accessory buildings. As a result the applicants proposed garage is 5'3" higher than
allowed by the Zoning Ordinance.
The proposed garage will be 38' x 24' and located on the northeast side of the site, Access to
the garage will be from the alley. The garage meets all of the other requirements of the
Zoning Ordinance. The existing garage on the site will be demolished,
. At the time the applicant applied for the variance, the applicant was informed by the planning
staff that the staff's recommendation would to deny the variance. Also, the applicant was told
by the building inspector that the chances of receiving a variance were not good because of a
lack of hardship.
The staff reviewed the proposed variance with the Commission. The staff noted that the
neighbors are not in favor of the variance. The applicant Dan Johnson appeared before the
Commission. Mr. Johnson stated that they wanted a 10/12 pitched roof to match their home.
Mr. Hutichson stated that the applicant does have reasonable use of the property and there is
and no hardship to grant a variance,
Primarv Issues to Consider.
0 What is the zoning of the property?
0 What is the maximum height for a detached accessory building?
0 What is the applicants hardship?
0 Does the applicant have reasonable use of the property without the variance?
Supportin2 Documents,
0 Analysis of Issues
0 Resolution 95-2
0 Letter from neighbors
. 0 Petition
CR95-9
Page 2
e Primary Issues to Consider.
0 What is the zoning of the property?
The property is zoned R-I-A, single and two family residential.
0 What is the maximum height for a detached accessory building?
The maximum height for a detached accessory building is 15 feet at the highest point. Several
years ago the Zoning Ordinance was amended because at that time the building height was
measured by the average height. This averaging of the height allowed the highest point to be
higher than 15 feet. The ordinance was amended because it was felt the average height was
too high for an accessory building.
0 What is the applicants hardship?
The Zoning Ordinance requires that the City Council 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 applicant has stated that the hardship is that the garage and home should
have the same 10/12 pitched roof The staff feels that this situation does not constitute a
e hardship to the property and that according to the above definition and therefore would not
qualify for the granting of a variance.
0 Does the applicant have reasonable use of the property without the variance?
If the applicant is not granted the variance the applicant still can construct a garage.
However, the garage as proposed by the applicant will not be able to be constructed.
Alternatives
1. Deny the height variance. By denying the height variance, the applicant will not be able to
construct the garage as proposed. A garage with a 15 foot height can be constructed.
2. Approve the variance to construct a 20'3" garage. With such a recommendation the City
Council will need to identify findings of fact that support this alternative.
3. 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: 95-2
RESOLUTION MAKING FINDINGS OF FACT
DENYING AN APPLICATION FOR A HEIGHT VARIANCE
TO CONSTRUCT A GARAGE AT 105 16TH AVENUE NORTH
WHEREAS, an application for a variance, VN94-4, made by Dan and Jennie Johnson for a height
variance to construct a garage at 105 16th Avenue North is denied.
WHEREAS, the procedural history of the application is as follows:
1. That an application VN94-4 was filed with the City of Hopkins on November 22, 1994.
2. That the Hopkins Planning Commission, pursuant to mailed notices, held a meeting on the
application and reviewed such application on December 27, 1994: all persons present at
the meeting were given an opportunity to be heard.
e 3. That the written comments and analysis of the City staff and the Planning Commission
were considered.
4. A legal description of the subject property is as follows:
Lot 14 and the south 25 feet of Lot 15, Block 5, Gibbs First Addition to West
Minneapolis
NOW THEREFORE, BE IT RESOLVED that the application VN94-4 is hereby denied
based on the following Findings of Fact:
1. That the applicants have reasonable use of the property without the granting of the
vanance.
2. That the applicants have not demonstrated that an undue hardship exists which
would anow for the granting of the variance.
Adopted this 17th day of January, 1995.
Charles D. Redepenning, Mayor
. ATTEST:
James A. Genellie, City Clerk
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. lot H .nd thH p.n or lot 15. ~loc~ S. .Glbb~ Flit AdditIon to lIest Klnne.polll
l1"nn.pln (ou..ty t\lnn<~ou., dCI;Drtllng to II>. recorded plH thee.or, which
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1" J pelr,[ on Ih. ..It lIne of 'Old tot 15 dlHdnl ~5,OO feet northerly from
1Il< 'C"1I1.oH (Qrnte "t ,,16 tOI 15.
Q; Explain why the strict enforcement of the ordinance would cause
. an undue hardship or deny reasonable us of the property. Hardship
to the applicant is the crucial test.
The enforcement of the ordinance would not deny reasonable use of
the property, but we do believe that it would cause undue hardship
to our family, the neighborhood and community of Hopkins.
Our home is one the oldest in the area, being built in 1912 and
consists of 1 1/2 lots. This unusually large sideyard is where we'll
build our garage and although it will be accessible from the alley, it
will also be very visible from the street. We feel very strongly that
our garage should look as if it and our home were constructed at the
same time with both structures having architectural symmetI)/ with
matching 10/12 pitches. We'd like for the new structure to be not
only tunctional but also aesthetically pleasing and look like a time
period original, not an atter thought ot the '<)0'5.
A roof with a S/lL pitch or less would look squat and misplaced on
. our property. We ask that you consider our request for the good of
our 11ome, as well as the entire neighborhood and community.
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~ December 22, 1994
Ms Nancy Anderson
Hopkins City Planning Office
City Hall
Hopkins, Minnesota 55343 cc: Gene Maxwell, Council memter
I found the enclosed memo from Dan & Jennie Johnson in my mailbox this P iVJ
apparently left when I was not at home and feel a personal resp::mse and appeal
to the city is warranted as the zoning board convenes regarding the application
of the Johnsons.
OUr concern is two fold regarding the profXJsed variance:
First, the proposed height of 20'3" is taller than some neightxJring ramblers
making it appear out of place with other garages in the neightorhccd, obstructing
our back yard views on lots where some of us already feel squeezed in. I, for
one, would also love to be able.to 'loft' my garage to provide a workshop and
storage, however, it would not be eye a~pealing and would definately obstruct
my views and that of my neighbors.
. Second, Mr Johnson r s tree trimming business involves the o'l?EL"ation of large
vehicles, trailors, pickups and a l:::obcat. Since moving to the neighborhood
his vehicles are parked for long pericds on the street, or in his yard and
occasaionally left unattended in the alley, thus already disrupting our street
and alley views and, at times, not allowing several of us access to or from
our own garages. To allow this type of structure, which in all likel:thood would
be used for storage and rnaintainence of these vehicles would further disrupt
what was once a wonderful large lot.
I join with my neighl::xJrs in asking the zoning board to reject the application
for a height variance on this property.
I read with interest the Johnson's response to the ordinance application
question. I wish I could feel confidence that their reason's for applying
for a variance are sincere given the condition of their property since moving
into the neighborhocd.
Thank you for your consideration.
Sincerel y , ~
/ / . /,
. //./1 '7""". .!. "
/f.:.r::::-c ----:?- ~.~ vJ /:;. /~J --.:.~( C /:....L.~
. CoMa L. Duchene
123 16th A.ve N
Hopkins, Minnesota 55343
.
FROM: Dan & Jennie Johnson, 105 16th Ave. N. Concerning garage variance
application.
.
Many of you have seen and/or signed a petition recently concerning
the proposed garage design at 105 16th Ave. N. Others of you may
know nothing about it. Well, though it may be too late for our cause
we would like to explain our views and why we applied for a variance.
Currently, the slab has been poured and is ready ~or.framing~ but
it's the design,hence the height of the garage that ~s ~n questlon.
Here is the proposal we submitted to the city...
Q; Explain why the strict enforcement of the ordinance would cause
an undue hardship or deny reasonable us of the property. Hardship
to the applicant is the crucial test.
The enforcement of the ordinance would not deny reasonable use of
the property, but we do believe that it would cause undue hardship
to our family, the neighborhood and community of Hopkins.
.
Our home is one the oldest in the area, being built in 1912 and
. consists of 1 1/2 lots. This unusually large sideyard is where we'll
build our garage and although it will be accessible from the alley, it
will also be very visible from the street. We feel very strongly that
our garage should look as if it and our home were constructed at the
same time with both structures having architectural symmetry with
matching 10/12 pitches. We'd like tor the new structure to be not
oniy functional but also aesthetically pleasing and look like a time
period Originai, not an after thought of the '90's.
A roof with a 5/12 pitch or less would look squat and misplaced on
our property. We ask that you consider our request for the good at
our home, as well as the entire neighborhood and community.
Because we plan to live in this home for a very long time, we've put
a great deal of time, effort and thought into its repair and remodeling.
The garage is just as deserving of the attention to detail as the rest
of the property.
It was never our intention to cause "trouble" or ill feelings but we
do feel we should pursue something we believe in.
Thanks for taking the time to review this and if you have any input
4It please call us at 930-3984
."4"""'-"" Sincerely,
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Dan & Jennie Johnson
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PE'lTl'1.ON
~ We, the undersigned property owners adjacent to, and in the vacinity of
the property at 105 16th Ave N wish to have the application by Dan and Jennie
Johnson for a 513" height variance for a garage denied.
We have several concerns regarding the proposed variance in height of the
structure.
1. The structure will not confonn to other similar garages in the neigh-
borhood and will,
2. disrupt the aesthetics of adjoining and neighboring properties (the
prop:)sed height being taller than some rambler style homes.)
3. Due to the nature of Mr Johnson r s business, the structure may be used
for storage and maintenance of construction equipment further detracting from
the appearance and possibly market values of neighboring residences.
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