CR 94-225 Variance - Katherine Curren
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November 30, 1994 0 P K \ ~ Council Report CR94-225
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VARIANCE - KATHERINE CURREN
Pro Dosed Action.
Staff recommends the following motion: Move to approve Resolution 94-110 approving a
3 foot setback variance for Katherine Curren Elementary School.
At the Zoning and Planning meeting Mr. Hutichson moved and Mr. Day seconded a motion to
approve Resolution RZ94-20 recommend approval of a three foot variance. The motion
carried unanimously.
Overview.
Last July a conditional use permit was granted for building additions to Katherine Curren
Elementary School. The bids received thru the bidding process were over budget. Because
of the cost of the improvements, the improvements to the site are now proposed to be scaled
back.
The School District is proposing to construct only two additions to Katherine Curren
Elementary School located at 1600 Mainstreet. Part of one of the additions located on the
northwest side of the building abutting Mainstreet is 47 feet from the property line. The
. Zoning Ordinance requires a 50 foot setback.
The School District also has applied for an amendment to the conditional use permit that was
granted previously.
Staff reviewed the need for a variance. John Pfluger, representing the School District
appeared before the Commission. Mr. Pfluger stated the variance was needed because of the
irregular lot line along Mainstreet. The Commission asked various questions regarding the
changes to the site plan.
Primary Issues to Consider.
0 What does the Zoning Ordinance require for setbacks?
0 What special circumstances or hardship did the applicant state for a variance?
0 What is the staff recommendation?
Supportine Documents.
0 Analysis ofIssues
0 Site Plan
0 Resolution 94-110
'1' -I'
e Nancy!' . Anderson, AICP
Planner
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CR94-225
Page 2
. Primary Issues to Consider.
0 What the Zoning Ordinance require for a setback?
The Zoning Ordinance requires a 50 foot setback for all sides of a school building.
0 What special circumstances or hardship did the applicant state for a variance?
The problem with the lot is that the lot line along Mainstreet angles to the south in this area.
In order to have the media center work all the space is needed. If the media center size is
reduced, the center will be below the District standards. The applicant has stated that because
the lot line is irregular along Mainstreet this creates a hardship for the construction of the
addition.
0 What is the staff recommendation?
In discussing reducing the size of the addition with the applicant, the applicant stated reducing
the size will not work because of the existing interior walls. With the first plans that were
approved last summer, the applicant was proposing to remove walls within the school and
redesign the interior. Because of the expense of removing interior walls and reconstructing
the interior, this option became unfeasible. The small addition to the northwest corner of the
building makes the interior workable with the size as proposed. Taking 3 feet from the
. addition will make the space unworkable and below District standards. The staff is
recommending approval of the variance based on the finding that the lot line along Mainstreet
is irregular. Also the proposed addition will follow the same building line of the existing
building. There should be no affect to the surround area with the proposed variance.
Alternatives
1. Approve the setback variance. By approving the variance, the applicant will be able to
construct the proposed addition on the northwest side of the existing building as
proposed.
2. Deny the variance. By denying the variance, the applicant will not be able to construct the
addition as proposed. If the City Council recommends this alternative, findings of fact will
have to be stated that support this recommendation. This alternative will require the
School District to review their plans as presently proposed.
3. Continue for further information. If the City Council indicates that further information is
needed, the item should be continued.
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CITY OF HOPKINS
Hennepin County, Minnesota
. RESOLUTION NO: 94-110
RESOLUTION MAKING FINDINGS OF FACT FOR
APPROVAL OF AN APPLICATION FOR A SETBACK VARIANCE
TO KATHERINE CURREN ELEMENTARY SCHOOL
WHEREAS, an application for a variance, VN94-3, made by School District #270 for a setback
variance to construct an addition to the existing school at 1600 Mainstreet is hereby approved.
WHEREAS, the procedural history of the application is as follows:
1. That an application VN94-3 was filed with the City of Hopkins on November 17, 1994.
2. That the Hopkins Planning Commission, pursuant to mailed notices, held a meeting on the
application and reviewed such application on November 29, 1994: all persons present at
the hearing were given an opportunity to be heard.
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:
e Beginning at the intersection of the south line of Excelsior Avenue with the west line of
Section 24 thence south along said west line for a distance of 608.12 feet then east parallel
with said south line to the southerly extension of the centerline of 16th Avenue then south
along said extension for a distance of 30 feet then east parallel with said south one to the
southerly extension of the centerline of 15th Avenue thence north to a point distance of
272 feet south from south line of Excelsior Avenue as measured along extension of 15th
Avenue thence westerly to a point on extension of 16th Avenue distance 248 feet south
from south line of Excelsior Avenue thence north to said south line thence west to
beginning except road.
NOW THEREFORE, BE IT RESOLVED that the application VN94-3 is hereby approved based
on the following Findings of Fact:
1. That the lot line on Mainstreet is an irregular lot line.
2. That the proposed addition will follow the existing building line.
Adopted this 6th day of December, 1994.
Charles D. Redepenning, Mayor
e ATTEST:
James A. Genellie, City Clerk
- 11/18/94 10:54 FAX 612 379 4400 CUNINGHAM ARCH I4J 00 1/ woo.
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