Application by Cty of Hpks for CUP & Variances at Cty Garage Site- County Rd #3 and 16th Ave SJuly 22, 1981
Case No's: 81 -18 CUP and 81 -31 Variances
Applicant: City of Hopkins
Location: City Garage Site County Road #3 and 16th Avenue South
Request: Conditional Use Permits and Variances
STAFF FINDINGS AND COMMENTS: Rafferty Kerrigan
is
1. The City of Hopkins /requesting a Conditional Use Permit for a Planned Unit
development to construct a new structure on the southerly portion of their
existing site. The proposed structure will be 62' wide x 162' long
(10,044 sq. ft.), set back 9' from an existing structure. The structure
when completed will connect both buildings by a hallway for ease of access.
The City is also requesting two variances. 9+
2. The City garage site property is located in an R -5 zone and is a permitted
existing use as specified in 427.33 Conditional Uses within the Residential
District, (c) Municipal Service Structures. The present setbacks for that
district are 30 feet for the front yard, 15 feet or 1 1 the height for side
yards (which ever is greater) and 25 feet or whichever is greater for the
rear yard. The City's plan meets side and rear yard requirements however
Ordinance 427.43(4) states that parking areas shall be subject to front yard
setback requirements for the district where they are located. In this case
the front yard setback is 30 feet. The City's proposed structure meets the
front yard setback however, the proposed parking area encroaches the front
yard by approximately 26.4 feet. The City is requesting a variance of that
amount for that purpose.
3. The proposed structure has been placed 9 feet from an existing structure.
Ordinance 427.50 (ld) states no building within the development shall be
nearer to another building than 1 1 the sum of the heights of the two buildings.
The proposed building is 20 feet in height and the existing building 25 feet
in height. One -half the sum of the heights would equal 22.5 feet. The City
therefore needs a 13.5 foot variance to locate their proposed building 9 feet
from the existing. building.
4. Ordinance 427.33(1c) states that any municipal service structure shall conform
to all yard requirements for the district for structures as well as fences.
However Ordinance 427.22(8) states that fences differing in construction and
height may be permitted with a Conditional Use Permit.
5. Ordinance 427.48(8) states any use abutting an R District shall effectively
screen any open storage from eye level. It should be noted the City has met
with the neighbors to arrive at an acceptable screening plan.
6. The City Engineer has reviewed and found the plans acceptable for grade,
drainage and utility location.
Case No's: 81 -18 81 -31
Page 2
7. It should be noted that all areas not landscaped or covered with structures
should be blacktopped.
8. In summary the Commission needs to act on these cases:
(A) Case 81 -11 (1) Conditional Use Permit for a new structure
(2) Conditional Use Permit for fence location
9. The City's plan 'wets all other requirements as specified by the Ordinance.
10. Ordinance 427.23(3) states that the Commission when issuing a variance shall
find the literal enforcement of the zoning ordinance would cause an undue
hardship because of circumstances unique to the individual property. In this
case the present location of existing structures on that property prohibits
the placemet of the proposed structure in any other location when considering
ther'function of the building and energy efficiency.
(B) Case 81 -31 (1) Variance to encroach the front yard 26.4
feet for parking
(2) Variance of 13.5 feet to permit proposed
structure to be placed 9 feet from existing
structure