CR 92-203 Front Yard Variance - Handicap Housing
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council Report 92-203
FRONT YARD VARIANCE - HANDICAP HOUSING
ProDosed Action.
Staff recommends the following motion: Move to approve Resolution 92-
86 ap~roving a variance to allow parkina in the front yard setback.
Mr. Johnson moved and Mr. Winship seconded a motion to approve
Resolution RZ92-26 recommending approval of a variance to park in the
front yard setback. The motion carried unanimously.
overview.
The National Handicapped Housing Institute is proposing to construct a
three story 24 unit building for low income physically disabled adults
on the northwest corner of Second Street and Fifth Avenue.. The
applicant has applied for a conditional use permit, variance and a
vacation of an alley to construct this building.
.
The site is zoned R-5, High Density Multiple Family. The R-5 zoning
district requires a 30 foot front yard setback. The front yard is
considered to be off Second Street. The proposed building has the
required setback, but the Zoning Ordinance also requires that there be
no parking in the front yard setback. The site plan shows 6 parking
spaces in the front yard setback. The applicant has stated that he
wants to modify the site plan to save an existing tree, which would
add another parking space in the front yard setback.
Staff reviewed the request with the Commission. staff stated that
there will be a large landscape area which will appear as the front
yard setback, but this area is really Second Street right of way.
There was little discussion on this matter
Primary
o
o
o
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Issues to consider.
What hardship does the property have?
will the applicant have reasonable use of the property?
Does the applicant have any alternatives?
What is the staff recommendation?
supportina Documents
o Analysis of Issues
o site Plan
o Resolution 92-86
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CR92-203
Page 2
Primary Issues to Consider.
o What hardship does the property have?
The site plans shows that the building has the proper setback for the
building. However, a portion of the parking is located in the front
yard setback. In conjunction with this project it is proposed that
the unimproved right-of-way of 2nd street will be landscaped. Because
the site is a highly visible entrance to Hopkins, the staff is
concerned with the appearance of the site. However, in this case the
unimproved right-of-way will appear as the front yard setback and
provide an area that can be landscaped.
o will the applicant have reasonable use of the property?
Without the adequate number of parking spaces, the project may not be
constructed.
o Does the applicant have any alternatives?
The alternatives are as follows:
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o
o
Have less parking on the site, which many create a problem.
Do not construct the six parking spots, but have the land
available to construct more parking in the future if more
parking is needed. .
Vacate 2nd street, which would provide more land to the
applicant for the setback~ The staff is not in favor of
this action because half of the vacated property would
revert to the County.
o
staff is not recommending any of the above alternatives.
o What is the staff recommendation?
The staff recommendation is to grant the variance based on the
findings of fact contained within the Resolution.
Alternatives.
1. Approve the variance. By approving the variance, the applicant
will be able to construct the building as proposed and provide
parking in the front yard setback.
2. Deny the variance. By denying the variance the applicant will
not be able to provide sufficient parking for the tenants of the
building.
. 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: 92-86
RESOLUTION MAKING FINDINGS OF FACT AND
APPROVING AN APPLICATION FOR A VARIANCE
HANDICAP HOUSING - FRONT YARD PARKING
WHEREAS, an application for a variance entitled VN 92-6 made by the
Handicap Housing Institute, Inc. is approved.
WHEREAS, the procedural history of the application is as follows:
1. That an application for a variance VN 92-6 was filed
with the City of Hopkins on August 31, 1992.
2. That the Hopkins Planning Commission reviewed such
application on September 29, 1992.
3. That the Hopkins Planning Commission, pursuant to
mailed notice, held a hearing on September 29, 1992:
all persons present at the hearing were given an
opportunity to be heard.
4. That the written comments and analysis of the City
Staff and the Planning Commission were considered.
3. Because the project will serve physically handicapped
individuals the parking spaces needs to be in close
proximity to the building.
Adopted this 6th day of October, 1992.
Nelson W. Berg, Mayor
ATTEST:
James A. Genellie, city Clerk