CR 93-51 Read Yard Variance - 201 W Park Valley RD
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. February 12, 1993 + 0 ~I ! Council Report 93-51
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. REAR YARD VARIANCE - 201 WEST PARK VALLEY ROAD
Proposed Action.
staff recommends the following motion: Move to approve Resolution 93-
30 abprovinq a 20 foot rear yard variance to construct a home at 201
West Park Road.
Mr. Winship moved and Mr. Reuter seconded the motion to approve
Resolution RZ93-4 approving a 20 foot rear yard setback.
Overview.
The applicant is proposing to construct a home at 201 West Park Valley
Road. The subject property is located on the corner of 2nd street
North and,West Park Road. Since the site is located on a corner lot
the front yard is 2nd Street North. A 35 foot rear yard setback is
required fora home in the R-1-C zoning district. The applicant has
requested a 20 foot rear yard variance.
The home the applicant will be constructing will be L shaped with a
two car garage on the north side. All the other setbacks for the home
will be met.
The site also has a 10 foot drainage easement on the east property
line.
.' Staff reviewed the applicants request. This item was continued from
last month's meeting. Mr. Larson, the applicant, appeared before the
Commission.
Mr. Larson stated that the neighborhood and he had worked out a
compromise. He now is requesting a 20 foot rear yard variance. The
neighborhood was in an agreement with the compromise.
There was little discussion on this matter once the neighborhood and
the applicant were in agreement with the site plan.
primary Issues to Consider.
o What is the site zoned?
o What is the site designed in the Comprehensive Plan?
o What are the specifics of the site plan?
o Does the property have a hardship?
o will the property have reasonable use without the variance?
supporting Documents.
o Analysis of Issues
o Site Plan
o Resolution 93-30
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CR93-51
Page 2
. primary Issues to Consider
0 What is the site zoned?
The site is zoned R-l-C. Single family homes are a permitted use.
0 What is the site designed in the comprehensive Plan?
The site is designed Low Density Multiple Family.
0 What are the specifics of the site plan?
R-l-C Proposed
Front yard 30 feet 30 feet
West side yard 10 feet 10 feet
East side yard 10 feet 10 feet
Rear yard 35 feet 15 feet
The home as proposed meets the side and front setbacks.
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Access to the site will be from West Park Road. The proposed home
will not have a basement.
~The home to the north is approximately 30 feet from the lot line. The
. home to the north can build within 10 feet of the applicant's north
. lot line because it is the side lot line. .
0 Does the property have a hardship?
The subject site is a corner lot, odd shaped and has soil problems.
All these reasons create a hardship to the property and make.
construction in accordance with the Zoning Ordinance very difficult.
These features make the lot different from the other lots in the area.
In 1967 soil borings were taken at the subject site. The report
indicated that any home on the site would require pilings. The. report
also stated that "the length of piling could be minimized by holding
the house as close as possible to the north lot line.1I
soiling borings indicate that the subject lot does have poor soil
conditions. The past history of the lot indicates that twice
previously variances have been granted because of poor soil
conditions.
0 will the property have reasonable use without the variance?
Because the lot is odd shaped and a corner lot, there is a very small
area on which a home can be placed. A variance would be required for
an average home on this lot.
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CR93-51
Page 3
~ Alternatives
l. Approval of the variance. . By approving the var iance , the City
Council will allow the applicant to construct a home at 201 West
Park Road.
2. Denying the variance. By denying the variance, the City Council
will not allow the applicant to construct a home at 201 West Park
Road.
3. Continue for further information. If the City Council indicates
that further information is needed, the item should be continued.
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~ Re: 67-270 SOIL BORINGS
~1 South Part of Lot 8, Block 2
West Park Addition
Hopkins, Minnesota
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. At your request, soil borings were taken to assist in evaluating
.foundation conditions for a proposed house on the above referenced
lot. A check of legal description with the City of Hopkins
indicated that the lot immediately south of the existing house at
1209 West Park Road is the south portion of Lot 8, in Block 2 of ~
West Park Addition rathe~than the description you indicated at the
time the work was authorized. In addition, the City of Hopkins owns
a small triangular tract south of the lot which is residue from the .
grading of 2nd Street. It would seem logical that an. attempt be
made to acquir~ that tract for inclusion with the south portion of
Lot 8.
You indicated that the proposed house would be rectangurar in shape,
approximately 26..x 60 fect. Since topbgraphic features of the area
indicated the greatest potential foundation problems on east portions
of the lot, the two rear corners of the indicated house location were -.
selected for boring locations. These locations were referenced to
the northwest lot corner, where an iron monument was found, as shown
on the attached sketch. Surface elevations were referenced to an
assumed bench mark, established on the existing manhole in the center
of the adjacent intersection. The grade of the centerline of West
Park Road in line,with ~ lot line was also referenced. .
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. . . . W M'H(Y AAE AooR(SSlO AND 1H(IA CO.....VNICA 1101>1 10 ANY OTHrRS. :::: iJ\"
.... OVA lUTERS AND RlPORTS ARE fOR THl UClUSIVE USE 0' 'Hr ClllN': "E~AOIHG OUA R[PORTS IS ~[$lAV(O, r(NOI~ OVA WRlnEN AI'PIlOVAl.
0Il1'V8llCATION Of StATE"ENTS, CONClUSIONS, OR (~TRACTS fROM \. ';~':'.,~;~" -~~.
.. -.. -'- ".lioAINGS" TesTs · iNSPECTIO-N' ~. ANALYSIS "REPORTS · 'RECOMMENOATfONS-.-----..--
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Thel borings were taken, on October 12, with a truck-mounted core and
aug~rdrill equipped with hollow-stem augers. Samples are taken with
th~ standard 2-inch OD split sampler, driven by a l40~pound hammer
fa~ling 30-inches, thru the hollow-stem augers. Blows per'foot of
perietration CBPF) were recorded. Use of hollow-stem auger equipment
eliminated the driving of casing and use of jetting water.
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Mineral soils encountered in the borings were visually classified~in
accordance with the U.S. Bureau of Chemistry and Soils Classification
,,~Y~~~~"'~i::(f:1*"~"copy:"of that' chart is attached." ._, ' ,
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Immediately before leaving the lot, the depth to water was measured
an~ recorded in each boring.
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RE'SULTS
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Lqgs of soils encountered, water level observations, and penetration
r~sistances are plotted on the attached soil boring log sheet.
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, Both borings indicated 9 feet of fill over organic materials. These
411I111 materials were mostly sandy loams which were very soft. Eight
.et of organic materials were found to und~rlie the fill in boring
~r-l, the north boring. Boring ST-2 indicated 20 feet of soft organic
materials below the fill. Judging from topographic features of the
vicinity ~f the lot, the bottom of the organic soils would be expected
. tb slope from north to south. Boring ST-l encountered a thin stratum
o~ sand below the organic materials and was terminated in grey or brown
cohesive soils. Boring ST-Z encountered grey sandy clay loams below
the organic materials and extending to the 40-foot depth.
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Water levels were recorded at depths of 5.5 and 6.0 feet in borings
ST-! and ST-2 respectively. Water levels should be expected to show
normal seasonal and annual fluctuations.
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RECOMMENDATIONS
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The soft inplace fill and underlying organic soils would undergo
~xccssive and erratic settlement under footing and slab loads. These
borings indicated organic materials extending as much as 23 feet below
!current water levels. Since it would'be virtually impossible to
!satisfactorily excavate such an extensive depth of organic material
Ifrom below water, so that a compacted fill could be placed, it would
, Ibe necessary to support all structural elements, including floor slabs
iof both the house and garage, on piling. Because the depth of organic
,materials is variable, required piling lengths would also be quite
/variable. Judging from these two borings, it appears that lO-ton timber
~Ciling in the south portions of the.trpposed house area would have to
e as much as about 45 feet in lengt. The length of piling could be
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minimized by holding the hou'se as close as possible to the north
lotline.
Current water levels are about 10 or 11 feet below center-of-street
grade in line with the north lotline. Assuming a typical basement
depth on the order of 6 feet beloW the highest adjacent street grade,
that is, in line with the north lotline, basement moisture problems
are not anticipated.
Of necessity, the area of the borings in relation to the area of the
I ,,,,.,...,.,:".,.l,Qt,.,..~nd,thef,;{,d~Pth.of ~,~e~.bOj,P.g~.,. ar~ . l,imi ted. Suggestions and I or
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obt~in~d from the borings. . .
If we can be of further assistance in evaluating these data, kindly
contact us at your convenience.
Very truly yours,
INC.
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JSB :.mlk
Enclosures
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~ CITY OF HOPKINS
'II' Hennepin County, Minnesota
RESOLUTION NO: 93-30
RESOLUTION MAKING FINDINGS OF FACT AND
APPROVING AN APPLICATION FOR A VARIANCE
WHEREAS, an application for a varianoe VN 93-2 made by Thomas
Larson is approved.
WHEREAS, the procedural history of the application is as follows:
1. That an application for a variance VN 93-2 was filed with the
City of Hopkins on January 25, 1993.
2. That the Hopkins Planning Commission reviewed such application on
February 23, 1993 and March 30, 1993.
3. That the Hopkins Planning Commission, pursuant to mailed notice,
held a hearing on the application on February 23, 1993 and March
. 30, 1993: all persons present at tne nearing were given an
opportunity to be heard.
4. That the written comments and anaysis of the City staff and the
Planning Commission were considered.
NOW THEREFORE, BE IT RESOLVED that the application for variance
VN 93-2 is hereby approved based on the following Findings of Fact:
1. That the subject property has a unique hardship due to the
lot being a corner lot, the unique shape and having poor
soil.
2. That witllOut the variance the applicant would not have
reasonable use of the property.
Adopted this 6th day of April, 1993.
Nelson W. Berg, Mayor
ATTEST:
~ames A. Genellie, city Clerk
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