CR 92-204 Front Yard Variance - Hopkins Library
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September 30, 1992
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o P K \ t\ Council Report 92-204
FRONT YARD VARIANCE - HOPKINS LIBRARY
Proposed Action.
Staff recommends the following motion: Move to approve
Resolution 92-87 approvinq a variance to park in the front
yard setback.
Mr. Day moved and Ms. Reuter seconded a motion to approve
Resolution RZ92-22 recommending approval of a variance to
park in the front yard setback. The motion carried
unanimously.
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overview.
The Hopkins Library is currently located at 22 11th Avenue
North. The library now has parking to the north of the
building. Hennepin County is proposing to purchase the two
homes to the north of the parking area, raze them and
construct additional parking for the library.
The property is zoned R-4 which requires a 30 front yard
setback. Libraries are allowed in the R-4 district. In
this case the front yard is 1st street North because it is
the shortest frontage on the corner lot. The si te plan
shows a front yard setback of 18 ' to 21' 611 . The Zoning
Ordinance does not allow parking in any district in the
front yard setback.
staff reviewed the request with the applicant. Jim O'Brian
representing the applicant reviewed the proposal with the
Commission. Several residents appeared and were concerned
with the parking lot access to the alley. Mr. O'Brian
stated that the access to the alley could be removed by a
constructing a curb.
primary
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Issues to Consider.
What are the specifics of the site plan?
What are the surrounding uses?
What hardship does the property have?
Does the applicant have reasonable use of the
property?
Does the applicant have any other options?
What is the staff recommendation?
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supporting Documents.
o Analysis of Issues
o site Plan
o Resolution 92-87
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CR92-204
Page 2
Primary Issues to Consider.
o What are the specifics of the .site plan?
The proposal consists of removing the two existing homes
north of the library and constructing an additional parking
area for the library. The parking lot will be increased to
45 spaces from approximately 20 spaces. There will be two
access points on 11th Avenue.
The applicant proposes that a 2 foot high berm be
constructed on the north side of the site and a 2' 6" hedge
will be planted on the top to screen the homes. to the north
of the parking area. The Planning Commission has
recommended the berm be increased to 3 to 3 1/2 feet. The
parking lot will also have 3 trees planted internally. The
species of the trees has not been identified as of yet.
The northerly row of parking will be for compact cars. The
size of these stalls are 8'x 16'. The rest of the parking
lot is the required 9'x 20' parking stalls.
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o
What are the surrounding uses?
The following are the uses surrounding the new parking area:
north - single family homes
west - Marvy Advertising
south - Hopkins library
east - Taits Super Valu
o What hardship does the property have?
Because the property is on a corner, the front yard setback
is required from 1st street. The zoning Ordinance also
requires that there is no parking in the front yard setback.
As a result, the northerly 30 feet of the north lot becomes
unusable. The property has a hardship becaUse of the no
parking restriction in the front yard setback, which makes
the northerly lot almost useless for the library.
o Does the applicant have reasonable use of the property?
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with the requirements for aisle space and parking spaces,
the northerly row will have to be removed if parking is not
allowed in the front yard setback. There would be little
parking gained if the northerly row of parking is removed.
o Does the applicant have any other options?
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CR92-204
Page 3
The only option the applicant has is to enlarge the parking
area with only one additional row of parking.
o What is the staff recommendation?
The staff recommendation is to grant the variance based on
the findings outlined in the Resolution.
Alternatives.
1. Approve the variance. By app~oving the variance, the
applicant will be able to lncrease the amount of
parking spaces available for the Hopkins library.
2. Deny the variance. By denying the variance the
applicant will not be able to increase the amount of
parking spaces for the Hopkins library.
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: 92-87
RESOLUTION MAKING FINDINGS OF FACT AND
APPROVING AN APPLICATION FOR A VARIANCE
HOPKINS LIBRARY - PARKING IN FRONT YARD SETBACK
WHEREAS, an application for a variance entitled VN 92-5 made by city
of Hopkins is approved.
WHEREAS, the procedural history of the application is as follows:
1. That an application for a variance VN 92-5 was filed
with the City of Hopkins on August 28, 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.
5. A legal description for the subject property is as
follows:
Lot 4, 5, and 6, Block 70 West Minneapolis 2nd
Division.
NOW THEREFORE BE IT RESOLVED, that application for VN 92-5 is hereby
approved based on the following Findings of Fact:
1. That the applicant will not have reasonable use of the
property without the variance.
2. That the requirement of no parking in the front yard setback
creates an undue hardship for the applicant.
BE IT FURTHER RESOLVED, that application for VN 92-5 is hereby
approved based on the following Conditions:
1. That the applicant combine all the lots into one lot/tax
parcel.
2. That the berm height along First street is increased to 3
feet to 3 1/2 feet in height.
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RESOLUTION NO: 92-87
Page 2
3. That the parking lot and alley are separated with curbing
and bollards.
Adopted this 6th day of October, 1992.
ATTEST:
Nelson W. Berg, Mayor
James A. Genellie, City Clerk