Loading...
CR 05-26 Height Variance - Supervalu - South Side e,TY OF ~ ,,-/:::: P K \ N S Council Report 05-26 March 30, 2005 VARIANCE - HEIGHT Proposed Action. Staff recommends the following motion: Move to adopt Resolution 05-19, approving a height variance for the addition to Supervalu. Overview. Supervalu is proposing to construct a 120,000-square-foot addition to the existing building at 300 Second Avenue South. The proposed addition will be located on the south side of the existing building. SuperValu is proposing to remove the existing fence, and construct a new fence that would meet the requirements of the Fire Marshal if the neighborhood wants the fence replaced. There would be no dock doors or truck traffic on the south side. When the existing building was constructed, a height variance was granted. If the building addition is to match the existing building, a height variance will have to be granted. The industrial district maximum height for a building that abuts a residential district is 35 feet. The existing building was granted a height variance. Primary Issues to Consider. . What does the ordinance require? . What are the specifics of the applicant's request? . What special circumstances or hardship does the property have? Supportin2 Documents. . Analysis of Issues . Site Plans . Resolution 05-19 'Th'n( lJ ~.~ NanCY!;. Anderson, AICP Planner Financial Impact: $ N/ A Budgeted: Related Documents (CIP, ERP, etc.): Notes: YIN Source: CR05-26 Page 2 Primary Issues to Consider. . What does the ordinance require? The height for an industrial building abutting a residential zoning district is 35 feet. . What are the specifics of the applicant's request? The applicant is requesting a height variance of 12.5 feet. . What special circumstances or hardship does the property have? The Zoning Ordinance states the following: a variance is a modification or variation from the provisions of this code granted by the board and applied to a specific parcel of property because of undue hardship due to circumstances peculiar and unique to such parcel. The Zoning Ordinance also states the following: that the Commission must find that the literal enforcement of the provision of the Zoning Ordinance would cause an undue hardship because of circumstances unique to the individual property under consideration and that the granting of a variance to the extent necessary to compensate for said hardship is in keeping with the intent of this code. In this case, the applicant has an undue hardship that is unique to the property. The new addition will match the existing building if the new addition does not receive a variance there will not be enough interior clearance for material handling and storage equipment to utilize the building. Alternatives. 1. Approve the variance. By approving the variance, the applicant will be able to construct the addition with a height of 47.5 feet. 2. Deny the variance. By denying the variance, the applicant will not be able to construct the addition as proposed. If the City Council considers this alternative, findings of fact will have to be stated that support this recommendation. 3. Continue for further information. If the City Council indicates that further information is needed, the item should be continued. This alternative is an option if the applicant agrees. CITY OF HOPKINS Hennepin County, Minnesota RESOLUTION NO: 05-19 RESOLUTION MAKING FINDINGS OF FACT AND APPROVING A VARIANCE FOR HEIGHT WHEREAS, an application for Variance VN05-1 has been made by Supervalu; and WHEREAS, the procedural history of the application is as follows: 1. That an application for Variance VN05-1 was made by Supervalu on January 28, 2005; 2. That the Hopkins Zoning and Planning Commission, pursuant to mailed notice, held a meeting on the application and reviewed such application on February 22 and March 8,2005: all persons present were given an opportunity to be heard; 3. That the written comments and analysis of the City staff were considered; 4. The Hopkins City Council considered the application for the variance on March 15 and AprilS, 2005; and 5. Legal description of the parcel is as follows: Lot 1, Block 1, Supervalu Addition NOW, THEREFORE, BE IT RESOLVED that application for Variance VN05-1 for a variance of 12.5 feet from the maximum building height of 35 feet is hereby approved based on the following Findings of Fact: 1. The height of the applicant's existing building located on the subject property is 47.5 feet. The applicant has demonstrated that the proposed building addition requires a continuation of the existing building's 47.5 foot height to achieve the interior clearance heights necessary to install and operate the material handling systems and equipment to be installed by the applicant on the interior of the proposed addition. Continuation of the pre-existing use of the subject property by applicant is a reasonable use of such property. 2. That the subject property has a natural elevation that rises over 37 feet from the west to the east, limiting the location of the existing building and the proposed addition on the site. 3. That a street right-of-way and public park are located south of the subject property separating the proposed addition from the adjacent residential area located south of the park. The presence of the street right-of-way and park reduces the negative effect of the proposed addition on the residential neighborhood located to the south. 4. The approved site plan and landscaping plan for the proposed addition include the planting of larger trees and trees of different varieties, new landscaping and a fence, all of which will reduce the negative effect of the proposed R05-19 Page 2 addition on the residential neighborhood located to the south. 5. When the existing warehouse building was constructed on the site by applicant, applicant was required to design the building with the truck access and loading and unloading facilities located on the north side of the building. While an expansion of the building to the north would not be subject to the 35 foot maximum height limitation, it is not feasible to expand the building to the north because it was designed and built with the truck access, loading and unloading on its north side. There is no location on the site other than the north side of the existing facility at which truck access is permitted. BE IT FURTHER RESOLVED that application for Variance VN05-1 is hereby approved based on the following conditions: 1. That the Site Plan is approved. Adopted this 5th day of April 2005. ATTEST: Eugene J. Maxwell, Mayor Terry Obermaier, City Clerk