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CR 91-30 Kelley - Side Yard Variance ~ \ 1 Y 0 ~ . ~' ~ o P \ '" January 30, 1991 K council Report:91-30 KELLEY - SIDE YARD VARIANCE Proposed Action. staff recommends approval of the following motion: Move to approve Resolution No: 91-10 denyinq the 6.5 side yard variance at 121 Blake Road South. Approval of this motion will not allow Mr. Kelley to construct the proposed addition. Overview. The applicant, Mr. Kelley applied for a 6.5 foot side yard variance to construct an addition to his home. At the November Zoning and Planning Commission meeting, the Commission recommended denial of Mr. Kelley's variance. After the Zoning and Planning meeting Mr. Kelley submi tted to the staff a recent court case dealing with a variance. The city council referred Mr. Kelley's variance back to the Planning Commission in light of the recent court case. Mr. Kelley appeared before the Commission on 1/29/91 and stated the new addition would reduce the burden on neighbors because a non- . conforming building would be removed. He also stated that he would agree to a condition on the variance that a portion of the garage not be used as living area. There was considerable discussion on the other options available and lack of hardship. The Commission voted 3-2 to affirm their previous motion to deny the 6.5 side yard variance. Mrs Reuter and Mr. Maxwell voted nay. Primary Issues to Consider. o What are the specifics of the court case? o What is the impact if Mr. Kelley's variance is granted? o What are the alternatives for the city council? Supportinq Documents. o Analysis of Issues o Alternatives o Court Case o City Attorney Memo o Planning Report:VN90-1-2 G\bfftU (~ Nancy!S. Plann r . I 4It CR: 91-30 Page 2 Primary Issues to Consider. o What are the specifics of the court case? Rowell vs. Board of Adjustment involves a church which wanted to construct an addition three feet from the front property line. The ordinance requires a 25 foot front yard setback. The existing church has a three foot front yard setback. The City granted the variance on findings of aesthetic and functional considerations. The Court ruled that the city's satisfied the requirements for undue hardship on findings of aesthetic and functional considerations. Also, the Court ruled that the expansion of the church to the existing 3 foot setback was not an expansion of a nonconformity because the church was already three feet from the property line. Mr. Kelley is requesting the City to review his variance request based on Rowell vs. Board of Adjustment. Mr. Kelley stated in his December 5, 1990 letter, "that the court permitted the city to consider the practical difficulties strict enforcement of a setback requirement a cause in determining whether the city had properly found that hardship . existed. The city could take into account functional and aesthetic concerns such as whether roof lines and the front line would match, internal corridors would be misaligned and exit routes would be adversely affected". o What is the impact if Mr. Kelley's variance is granted? If Mr. Kelley's variance is granted there would be a precedent set for granting similar variances. The finding of fact of aesthetic and functional considerations could be could be applied to most homes in the city. This would place the city in the position of it being very difficult to deny most variances. o What are the alternatives for the city Council? There are three alternatives for the city Council. They are as follows: - change the existing ordinance Should the ordinance be changed? If the standard setback for side yards is unreasonable the ordinance should be changed. In comparison to other cities a side yard setback of 10-15 feet is not uncommon. - continue existing policy regarding variances ~ The staff, Planning Commission and the city Council in the past has interpreted variances ln line with the State statue. This policy has been that a property must have an undue hardship unique to the property for the granting of a variance. . . CR: 91-30 Page 3 The staff will continue to interpret varlances as in the past. A applicant will have to prove that the lot has an undue hardship. From what the staff is aware of, this restrictive policy is the policy followed by most cities regarding variances. - amend existing policy regarding variances The Planning Commission and the city Council can change their policy on granting variances. The attached case is an example of a city interpreting the ordinance in a different manner than we have in the past. This court case points out that the courts will not overturn a case unless a clear abuse of power by the city lS evident. However, there are ramifications in granting variances. Some issues to consider are the following: 0 what will the finding of fact be if the Planning commission reviews two similar variances, one which no neighbors object . and the second a neighbors objects. 0 homes will be closer to lot lines, which creates a new set of problems. 0 all variances with similar circumstances will have to be granted. Alternatives. 1. Approve the previous action by the Commission. By doing this the applicant will not be able to construct the addition as proposed. 2 . Approve the variance. If the city council approves the variance, the following are findings of fact that the council can consider: - that the setback requirement would create a hardship because the addition would not be coordinated with the existing structure. - that the additions roof line would be consist with the existing structures roof line. . - that the granting of the variance would force the property owner to build a smaller structure. 3. Continue for further information. If the City council indicates that further information is needed, the item should be continued. , STEPHEN P. KELLEY 1600 TCF Tower Minneapolis, Minnesota 55402 (612) 375-6202 December 5, 1990 Mr. Jim Kerrigan City of Hopkins 1010 South 1st street Hopkins, Minnesota 55343 Re: Request for Variance Resolution No. RZ90-18 Dear Mr. Kerrigan: I am enclosing a copy of Rowell v. Board of Adjustment, 446 t. N.W.2d 917 (Minn. App. 1989) , which interprets the state statutory standard for "undue hardship" in the context of a municipality's granting a variance. As I explained to you on the telephone, the court permitted the city to consider the practical difficulties strict enforcement of a setback requirement would cause in determining whether the city had properly found that hardship existed. The city could take into account functional and aesthetic concerns such as whether roof lines and the front line would match, internal corridors would be misaligned and exit routes would be adversely affected. I believe that my request for a variance satisfies the standards set out in this decision. Moreover, I believe the court's standards are contrary to the ones which the Planning Commission believes it is required to use. It may be that they have not been made aware of the new court interpretations of undue hardship. I could be assuming too much, but I got the impression that the Planning commission favored my request but felt that it was bound by very strict interpretations of state law. They were advised that the hardship had to arise from the land itself, something like a high water table or other peculiarity. After the Rowell decision, such a strict approach is clearly not required. . . . , Mr. Jim Kerrigan December 5, 1990 Page 2 Thank you for considering this issue. Please pass this information on to the city Attorney and the City council. Very truly yours, ~/~ ~ ' ste en P. Kelley SPK:mp Enclosure . . I \ . . -'~-"i'~' .:~'__'~""'..",..... ~ _h_____.__.______. -- ----:=-:-- --,---::-_----, . _ ------ - . -- ----- .--------. ---- '--". ~. ~. -- -------, ..--- ----.--- - .-..-. . . .0 ;' s.o '" :t ":l ~ 1:1' < O<l on ~ :;: .,.., iO ... ~ ~.... 0 " 5'.... l:;J '" .. 'C :s e eo :l .. 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":r '" g a ~ g (") l"l t%j~ '"C ~ Ul D ~ ~ g =. 5: ~ 3 ~ ~ ~ ;- '-=: "<::E ~ ~ tj :;; 3 ....... ~ g ~ ~ ~ ~ ~ >-<0; 8.._"' S", ro..... 0- ~ ~ ~ co ~. 3 ~ 0'" ~ ::l... g:; ~. .-. l-3 ; 8...... ~ 2.. \"':I ~ 5. r;tl (5' ~ ~ ~ C- _tii' a p.. ~ "'B [S:-5 ; i:!:: ., fir ...,., ...... '"'1: ::;l (p ~ E: 0 c.. ro _. ::::r ;:; :r ::"' O'G ....... ~ 0 r+ (Iq _. ::J (tJ ...:r "" :r o.~ S' "' ""1j~g Q"3....~ ::"lw~(llo.co~cn 33 o[Q if. 0.0- o ~ "0 p:l ~~~~ '< ...... 'l:1 . ~ ;or .'S. ].~~~ ~~ gg ~~ g ~g ~~-~~,~.g g ~ ~~~ ~":;. 3 ;to- :. ~ ~ ~ = ~~~rn~~ ~~~~.~ ~~~[~~~~ ;a.~a.8~~ ~ ~ .: ~ .ftI 0.... p:l S. <D !" 0- !-O E.. ~ ~ ii)' if '1 9 ~ ~ ~ ~ ..=:J:C ~ -5 ~ ~ '? ~ ~ p 9 ~ ~ ~ wro N 7"'~ f"""'1 ~ CP r;t" P ~ 1 Y 0 \ G /:' \ ~ November 19, 1990 'l '" Planning Report VN90-1 o P K \ ~ VARIANCE - 121 BLAKE ROAD Proposed Action. staff recommends approval of the following motion: Move to approve resolution RZ90-18 denyinq the variance for a 6.5 foot side yard setback. Approval of this motion will not allow the applicant to construct an addition as proposed. Overview. The applicant is proposing to remove the existing garage in the rear of his property and construct a new attached garage 7.5 feet from the south side yard property line. The ordinance requires a 14 foot side yard setback for a three story home. The applicant's home is zoned R-I-C which is a single family district. The applicant's property is surrounded by single family homes to the north, south and east. Blake School is \ to the west. The Comprehensive Plan has designated this area as low density residential. staff 1S recommending denial because the property does not have an undue hardship to warrant the variance. primarv Issues to Consider. 0 What are the ordinance requirements? 0 Does the property have a hardship to warrant the variance request? 0 Does the Applicant have any other alternatives? 0 Does the Applicant have reasonable use of the property without the variance? Supporting Documents. 0 Analysis of Issues 0 Alternatives 0 site Plan 0 Resolution No: RZ-18 , -, C I T Y 0 F H 0 P K I N S . MEMO Date: December 11, 1990 To: Nancy Anderson From: Jerre Miller Re: Stephen Kelley You have asked that I review the variance application by Steve Kelley to build an attached garage 7.5 feet from his side yard. Ordinance 515.07, Subd. 118 defines "variance" as a modification or variation from the provisions of this code or variation from its provisions granted by the board and . applying to a specific parcel of property because of undue hardship due to circumstances peculiar and unique to such . parcel. Minnesota Statute Section 462.357, Subd. 6, a copy of which I have attached is much more definitive. Contrary to our own ordinance, the term "undue hardship" is defined in the statute as property which cannot be put to a reasonable use if used under conditions allowed by an ordinance, the plight of the owner is due to circumstances unique to the property not created by the owner, and the variance will not alter the essential character of the locality if granted. The statute goes on to say economic consideration alone is not an undue hardship if a reasonable property use exists under the ordinance. After reading cases involving the Court's interpretation of a variance and construing undue hardship, it is clear a fair amount of subjectivity is employed. If a general rule can be carved from the various cases, it would be that an Appellate Court would not overturn a City's denial or grant of a variance as the case may be unless a clear abuse of power is evident. This observation recognizes the subjectivity applied by various municipalities in construing the existence or lack of . circumstances allowing a variance. . 1010 First Street South, Hopkins, Minnesota 55343 612/935-8474 An Equal Opportunity Employer . Thus a City may relax the literal imposition of an ordinance ,. by granting a variance and finding undue hardship upon which to rely or it may adopt the opposite approach and literally interpret the strict wording of the statute or ordinance in which event few variances would be recognized. The most recent case decided by the Court of Appeals in 1989 involved a resident's challenge to the City of Moorhead who granted a substantial variance to a church who wished to expand the building into a 25 foot front yard setback to within three feet of the line. Citing the general rule that a reviewing Court won't set aside a city's decision unless it is unreasonable and it acted in good faith and within the broad discretion given it by statutes and ordinances, the Court found imposing the setback requirement on the church would be hardship because the proposed addition would then not be coordinated with the existing structure concerning roof lines, internal corridors and adversely affect exterior design, exit routes and classroom configurations. TO say the decision was a substantial relaxation of the literal language of the variance statute is a large . understatement. I think this concept of how a City wishes to interpret and . impose the variance statute on applications dependS on its philosophy each time a variance application is presented. Considerable latitude obviously exists with respect to a decision and as long as its done in reasonable fashion with due regard to the facts uport which the City acts in good faith, neither a denial nor~firmance could be set aside by legal challenge. . /' ' .. ! ,{ ", lit ' i L /{ / : ' ;i i '".\ ' // / / ( , L . . 'January 19, 1991 Planning Report:VN90-1-2 - KELLEY - SIDE YARD VARIANCE · Proposed Action. Staff recommends approval of the following motion: Move to affirm the Zonina and Planninq commissions previous motion to deny the 6.5 side yard variance. Approval of this motion will not allow Mr. Kelley to construct the proposed addition. Overview. The applicant, Mr. Kelley applied for a 6.5 foot side yard variance to construct an addition to his home. At the November Zoning and Planning commission meeting, the Commission denied Mr. Kelley's variance. After the Zoning and Planning meeting Mr. Kelley submitted to the staff a recent court case dealing with a variance. The City Council referred Mr. Kelley's variance back to the Planning Commission in light of the recent court case. Primary Issues to Consider. , 0 What are the specifics of the court case? o What is the impact if Mr. Kelley's variance is granted? o What are the alternatives for the Commission? Supporting Documents. o Analysis of Issues o Alternatives o Court Case o City Attorney Memo o Planning Report:VN90-1 f\l,Qffl( l Nancy Planne , , VN:90-1-2 Page 2 primary Issues to Consider. o What are the specifics of the court case? Rowell vs. Board of Adjustment involves a church which wanted to construct an addition three feet from the front property line. The ordinance requires a 25 foot front yard setback. The existing church has a three foot front yard setback. The City granted the variance on findings of aesthetic and functional considerations. The Court ruled that the city's satisfied the requirements for undue hardship on findings of aesthetic and functional considerations. Also, the Court ruled that the expansion of the church to the existing 3 foot setback was not an expansion of a nonconformity because the church was already three feet from the property line. Mr. Kelley is requesting the city to review his variance request based on Rowell vs. Board of Adjustment. Mr. Kelley stated in is December 5, 1990 letter, that the court permitted the city to consider the practical difficulties strict enforcement of a setback requirement a cause in determining whether the city had properly found that hardship . existed. The city could take into account functional and aesthetic concerns such as whether roof lines and the front line would match, . internal corridors would be misaligned and exit routes would be adversely affected. o What is the impact if Mr. Kelley's variance is granted? If Mr. Kelley's variance is granted there would be a precedent set for granting similar variances. The finding of fact of aesthetic and functional considerations could be could be applied to most homes in the city. This would place the city in the position of it being very difficult to deny most variances. o What are the alternatives for tbe commission? There are three alternatives for the Commission. They are as follows: - change the existing ordinance Should the ordinance be changed? If the standard setback for side yards is unreasonable the ordinance should be changed. In comparison to other cities a side yard setback of 10-15 feet is not uncommon. - continue existing policy regarding variances 'The staff, Planning commission and the city council in the past has interpreted variances in line with the state statue. This policy has been that a property must have an undue hardship unique to the property for the granting of a'variance. The staff will continue to interpret variances as in the past. A applicant will have to prove that the lot has an undue hardship. From . -. VN:90-1-2 Page 3 what the staff lS aware of, this restrictive policy is the policy followed by most cities regarding variances. - amend existing policy regarding variances The Planning Commission and the city council can change their policy on granting variances. The attached case lS an example of a City interpreting the ordinance ln a different manner than we have in the past. This court case points out that the courts will not overturn a case unless a clear abuse of power by the City is evident. However, there are ramifications in granting variances. Some issues to consider are the following: 0 what will the finding of fact be if the Planning Commission reviews two similar variances, one which no neighbors object and the second a neighbors objects. 0 homes will be closer to lot lines, which creates a new set of . problems. all variances with similar circumstances will have to be . 0 granted. Alternatives. 1. Affirm the previous action by the Commission. By doing this the applicant will not be able to construct the addition as proposed. 2. Approve the variance. If the Commission approves the variance the following are findings of fact that the Commission can consider: - that the setback requirement would create a hardship because the addition would not be coordinated with the existing structure. - that the additions roof line would be consist with the existing structures roof line. - that the granting of the variance would force the property owner to build a smaller structure. . 3. continue for further information. If the Commission indicates that further information is needed, the item should be . continued. , VN: 90-1 Page 2 Primary Issues to Consider. 0 What are the ordinance requirements? The ordinance requires that a 3 story home have a 14 foot side yard setback. 0 Does the property have a hardship to warrant the variance request? The ordinance requires that a variance is granted because of undue hardship due to circumstances peculiar and unique to such parce 1 . In this case there is no basis for assuming that the Applicant's claim of hardship is different from other properties in the same zoning district. There is nothing peculiar or unique about the Applicant's property to warrant the granting of a variance. The applicant is his letter states that a detached garage would be more intrusive to his neighbor to the south because it can be 3 feet from the property line. It is true that an . detached accessory building can be three feet from the property line. However, an accessory building can only be . 15 feet in height and used only as an accessory building. If the variance is granted, the addition can be 35 feet ln height and can be used for a living area. The granting of this variance lS for a setback and there is no guarantee that the addition that is being proposed will not be converted to a living area with a height of 35 feet. 0 Does the applicant have any other alternatives? A detached accessory structure is only required to have a 3 foot setback. The applicant could construct a new accessory building with the proper setback. A detached accessory building must be at least 6 feet from the principal structure. If the proposed addition was reduced by 2 feet, it could be placed in about the same location without a variance. o Does the applicant have reasonable use of the property without the variance? The applicant has reasonable use of the property now and will have without the variance. There are other options the applicant could do to construct a new garage without needing , a varlance. . . . VN: 90-1 . Page 3 Alternatives. 1. Approve the variance to construct an addition with a 7.5 foot sideyard setback. By approving this variance the applicant will be able to construct the garage as proposed. The Commission will have to state findings of fact that support this decision. 2. Deny the variance to construct an addition with a 7.5 foot sideyard setback. By denying the variance the applicant will not be able to construct the garage as proposed. 3. continue for further information. If the commission indicates that more information is needed, the item should be continued. . . , 6 4' ~ ',l,,' - - I I 12/ ;';.' OR /~30 (19) (20) (~I) :100"010 fX~~~~-Jii4-~) I ((0) (<I ( 14) (15) , (16) (17) (18) 7 '. 8 / 2 3 4 5 6 1425 J 1': - \-~'~- I ,7 (9J ~ 1301 13/1 1319 /325 /40/ 1409~~ ~ PRESTON ~~ . r.. 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I 13 18..... 13 (20)18 'It' -. 13 18 - I-- ~ _,4(61 i!)~7_ ~ ~= 14(9) _ J.7_ -:: ~ _ ~(3f) J3~I~ ~ ~~ 1 !5 ,16..... ' - 15 16 - 15 16 - '-- ---- G'OODRICH ST . ~ . - ~- h..;; iiQ~~~ ~ -ii7il i9o;~ - ~ ~ -'~(~~i) (76)~~-~ ~. ~ ~- =- - 2. ~- =- - - ~.__ S _ =- __~._!'! _ I l\i 4 (92) _ -'- 27 .' f\I 4 (7B) (89)2~ J 4 (65) {75}27 (\f ~ _ ~ _5 (93l (l01) ~ ] ~ _ 5_\ 26 ~ _5 (6~.\!!4)2~ ~ C':) ~_ ,. CI.i 6 25 >.... ~ 6 (79} (Sa}Z5 ~ (\j 6 25 f\I I '" 7 (94) (100)24 ~ lJ.J -7- - - 24 )... '" '7 (671173)24 . ,,8 - ~ 8 - - - 23- ~ s {aD} 23.:j ~ 8 - - - 23- ~ S: ~. I :J _ 9J95L ~!22_ ~ V) Iii 9 (.,) 1!7l22_ ] C) ::: _9_ __ _22_ _ ~ ~ ! '\I 10 21 ~~ 10(62) 21 :t ~-.!O{6~_gJ_:g'{:;:-, !;"-.!'-- - ~O_,~ ~ -.!.I___~~~ __ __(72)iO~~C) ~ ~ _'2~~,{.::8~9_ IN f2(63) 1.86)19 ~ ~2(69) /9 _ 'I 13 i 9 13 18 r ~ 18 (103) f19: 17 ~ ~ -14(84 (85)il- .] ~ 14{70 (71)l",]J ~. i ~ A ~6- - "5 - - 16~ - , - 15 -, - 16- I ' -. . - -- - ~ - - - ,- - - - - - - - - - - ~ - -=1- - - - . ~ (81) (10) ~ I/') (n ~ ~ 15) (4) ~:2 I(l (8) ( ...... C\j B , C\j C\j , t\i C\jC\j -- - 30 - 117:-21 @ ~' (44\ , ) -- Rev BY: rllACKALL CROUNSE &. MOOR i 10-31-80 : 11 : J 6AM ; 6125552557~ MINNEAPOLIS MNi. 2 Lo t Survoy for STEPHtN P. KELLEY I r I L ,~~~~ , " j I ".' I Ifl00 jJl61 1 13.J.11 m.!tTJ. '-. ; '" ,.,.. I :~ i Lot 6 ~ ~l qo ... ~ ~ l\ ~ ~ _ _ _ ~90Q. !:::) - - -- Q;) ~& I i1~ ...0 I~ ~~ L(;! ~~ n.l -\. l~ 7 - 'oJ' I~ .......1..., I I I d.:J. 2 6 m~"'.f. . ;'JJ;t}l} ~.,f rOk~" ..,~ 111 0 Denotes lron ~numGnt Scale 1 inch", 30 fee: I horeby certify that thi, l$ a ~uc and correct reprc$cnLation of a survey of ~ots 6 and 7. Block 'tF.A. SAVAGE'S INTERLACHEN PARK 1 and ~! the looation of an existing houso and garago and th~ lcea~ion of proposod addition and proposod gar.qa. Dated this 31st day of OctoborJ 1990. REHDER & ASSOCIATES, INC. ~ /~~j /. .n:;~~~_ ~ Alvin R. Rehder, Land Surveyor Minnctiota ReQistration Ne. 13295 FILE NO. JOB NO. 904-1Q20.1 ~fitfer . . BOOK & .:;LssociatesJ I nc. 1(6i,6E CIVIL CNG/NiEMI.. LAND SURVEYOs/S , October 11, 1990 Ms. Nancy Anderson Planning Department city of Hopkins 1010 South 1st street Hopkins, Minnesota 55343 Re: 121 Blake Road South Dear Ms. Anderson: . I aID writing to request a variance from the side yard . setback requirements for a proposed addition to my residence at 121 Blake Road South, Hopkins, Minnesota. I am submitting an exterior drawing of the proposed addition, which involves attaching the garage to the house. As you and I have discussed, the required side yard setback for a three-story residence is 14 feet. with the proposed addition, the actual side yard setback on the south side would be 8 feet. The north setback would be unchanged. The survey on file at City Hall shows that our existing garage is 1.7 feet from the south property line and 3.2 feet from the east line. The proposed addition would remove this nonconforming location of the garage and move it more than 6 feet further from the south line. The new garage would be more than 35 feet from the east (back) line. As an additional argument in favor of the variance, I note that the ordinance would permit me to move the garage but still leave it 3 feet from the side property line as long as it is 6 feet from the house. In such a location, it would be a greater intrusion on my neighbor to the south, but not provide the benefits of an attached garage. For these reasons, the proposed addition is superior to the alternative when the potential burden . on my neighbor's property is considered. . i . .. Ms. Nancy Anderson October 11, 1990 Page 2 I hope to submit letters of support from my neighbors but wanted to make sure to get the process started. Please let me know if I need to submit any additional information. Please schedule this variance request with the Planning Commission and the City council as soon as possible. Very truly yours, ~~::: ~!7 . . . . .. CITY OF HOPKINS . Hennepin County, Minnesota RESOLUTION NO: RZ90-18 RESOLUTION MAKING FINDINGS OF FACT AND RECOMMENDING DENIAL OF AN APPLICATION FOR A SIDEYARD SETBACK VN 90-1 WHEREAS, an application for a sideyard setback variance enti tled VN90-1 made by Stephen Kelley is recommended for denial. WHEREAS, the procedural history of the application is as follows: 1. That an application for variance VN90-1 was filed with the City of Hopkins on October 31, 1990. 2. That the Hopkins Planning commission reviewed such application on November 27, 1990. That the Hopkins Planning Commission, pursuant to published and mailed notices, held a hearing on November 27, 1990: 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. NOW THEREFORE BE IT RESOLVED, that application for a variance VN90-1 is hereby recommended for denial subject to the following Findings of Fact: 1. That the Applicant's property does not have a hardship for the granting of a variance. Adopted this 27th day of November 1990. Eugene Maxwell, Chairman . . . CITY OF HOPKINS Hennepin County, Minnesota RESOLUTION NO: 91-10 RESOLUTION MAKING FINDINGS OF FACT AND DENYING APPLICATION FOR SIDEYARD VARIANCE VN90-1 WHEREAS, an application by Stephen Kelley for a sideyard variance to allow an addition to the home at 121 Blake Road South is hereby denied. WHEREAS, the procedural history of the amendment is as follows: 1. That the application for variance was filed with the City of Hopkins on October 31, 1990. 2 . That the Hopkins Planning Commission reviewed such application on November 27, 1990. 3 . That the Hopkins Planning commission, pursuant to mailed notices, held a hearing on November 27, 1990; 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. That the matter was referred back to Zoning & Planning by Council December 11, 1990 for review and consideration. NOW THEREFORE BE IT RESOLVED, that application for Variance VN90- 1 is hereby denied subject to the following Findings of Fact: 1. Applicant has failed to demonstrate undue hardship. 2 . Use of property for residential and vehicle storage purposes is not affected by the denial of the variance. 3 . The applicant has not disclosed any adverse features that are unique to his property. Adopted this 5 day of February, 1991. Nelson W. Berg, Mayor ATTEST: . James A. Genellie, City Clerk