Rear Yard Variance-Cole Prop.August 15, 1989
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REAR YARD VARIANCE — COLE PROPERTIES
201 West Park Road
Planning Report :VN89 -2
Proposed Action.
Staff recommends approval of the following motion: "Move approval of
Resolution No. Z89 -20 recommending approval of a 25 foot rear yard
setback variance."
Approval of this motion will allow construction of a hone 10 feet from
the rear lot line.
Overview.
The applicant is requesting a 25 foot rear yard setback variance to
construct a single family home at 201 West Park Road. The subject lot
is a corner lot. The front yard is Second Street north, which makes
the north lot line the rear yard. The subject lot is zoned R -1 -C,
which requires a 35 foot rear yard setback.
The subject lot has bad soil and an unusual shape. In 1968 and 1978
the lot was granted a setback variance because of poor soil
conditions. The homes that were granted the variance were never
built.
Staff is recommending approval of the rear yard variance because of
the poor soil conditions.
Primary Issues to Consider.
o Does the subject lot have an undue hardship?
o Are there unique circumstances to the subject property?
Supporting Documents.
o Background
o Alternatives
o Location Map
o Soil Boring Report
o Resolution No. Z89 -20
141L., fA • 111.111
Nancy
. Anderson, Planner
Detailed Background.
VARIANCE - COLE PROPERTIES
VN:89 -2
Page 2
Lot Description.
The subject lot is a corner lot at the intersection of Second Street
North and West Park Road. Second Street North is the front yard
because it is the narrower frontage. The north lot line then becomes
the rear lot line, which the applicant is requesting a variance. The
easterly lot line has a 10 foot easement for drainage. The north end
of the lot is higher than the south end.
Soil Conditions.
In 1967 soil borings were taken at the subject site. The report
indicated that any home on the site would require pilings. The report
also stated that "the length of piling could be minimized by holding
the house as close as possible to the north lot line ".
The home to the north is approximately 30 feet from the lot line. The
home to the north can build within 10 feet of the applicant's north
lot line because it is that lots side lot line.
• Proposed Setbacks.
Below is a list of setbacks for the R -1 -C district and the proposed
home:
Front yard
Side yard (east)
Side yard (west)
Rear yard
R -1 -C
30 feet
10 feet
10 feet
35 feet
Proposed Home
50 feet
23 feet
15 feet
10 feet
The home as proposed meets the side and front setbacks.
Primary Issues to Consider.
o Does the subject lot have an undue hardship?
Soil borings indicate that the subject lot does have poor soil
conditions. The past history of the lot indicates that at two tines
previously, variances have been granted because of poor soil
conditions.
The soil boring report recommends that the length of the pilings can
be minimized by keeping the proposed home as close to the north lot
line as possible. The home to the north of the applicants property is
on pilings.
4 11 0
The lot also has a 10 foot drainage easement on the east lot line.
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VARIANCE - COLE PROPERTIES
VN:89 -2
Page 3
By keeping the proposed home close to the north lot line, it also
minimizes the variances needed. If the proposed home were to be moved
further south to meet the rear and front yard setback requirements,
another problem exists. The lot narrows to the south so the side yard
setbacks would not be met.
o Are there unique circumstances to the subject property?
The subject property presents a number of unique circumstances. The
following is a list of the unique circumstances:
o poor soil in the lot
o 10 foot drainage easement on the east lot line.
o the shape of the lot, it narrows to the south.
The most logical place to put a home is on the northerly part of the
lot. At the south end of the lot there is poor soil, and more setback
problems.
Alternatives.
1. Approve the variance as recommended by staff to allow a 25
foot variance. By approving the variance the applicant will
be able to construct the proposed home.
2. Approve the variance with additions /changes. If the
Commission feels that additional conditions should be added,
it should be done at this time.
3. Deny the variance to allow a 10 foot rear yard setback.
Should the Planning Commission recommend denial, Findings of
fact would have to be made to support the denial.
4. Continue for further information or analysis. If the
Commission feels further information is needed, the item
should be continued.
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615 NORTH COUNTY RO. 18 MINNEAPOLIS. MINN. 5541/•
Re: 67 -270
October
/ Co &• 7 c"A`'
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SOIL BORINGS
South Part of Lot 8, Block 2
West Park Addition
Hopkins, Minnesota
•
A t your request, soil borings were taken to assist in evaluating
ot. A check of legal description with the City of Hopkins ren
oundation conditions for a proposed house on the above referenced
indicated that the lot immediately south of the existi
X West Park Road is the south portion of Lot 8, in Block 2 of
West Park Addition rather you the description ou g house at
time the work was authorized. '
a small triangular tract south of theilotnwhichis r fr owns
grading of 2nd Street. It would seem logical n.attempt be
that aatt from the
made to acquire that tract south portion 8. ract for inclusion with the ion of
You indicated that the proposed house would be recta
approximately 26,x 60 feet. Since topographic features of t h shape,
indicated the greatest potential foundation problems on ea the rea
of the lot, the two rear corners of the indicated house location
selected for boring locations. These locations were st portions
the northwest lot corner, where an iron monument was were
on the attached sketch. Surface elevations re referenced to
assumed bench mark, e taburfac on the existing as shown
of the a nchnt intersection. The i s ing manhole fenind the an
Park Road in line t ern n . e grade of the rift centerline centetrline oline of West
fe center
e
t line was also referenced.
OUR LETTERS ANO REPORTS ARE FOR THE EXCLUSIVE USE Of TNT ClITNT TO WHOM THET ARE ADDRESSED. ANO THEIR COMMUNICATION TO ANT OTHTRS.
OR PUBLICATION OF STATEMENTS. CONCLUSIONS, OR EXTRACTS 1ROM OR REGARDING OUR REPEATS 15 RESERVED. P(NOING OUR WRIf TEN APPROVAL.
BORINGS • TESTS • INSPECTION • ANALY • REPORTS • RECOMMENOAT IONS -- -'-_____--
270
$4* ikealty, Inc. -2-
10/13/67
The borings were taken, on October 12, with a truck - mounted core and
auger drill equipped with hollow -stem augers. Samples are taken with
the standard 2 -inch OD split sampler, driven by a 140 -pound hammer
falling 30- inches, thru the hollow -stem augers. Blows per'foot of
penetration (BPF) were recorded. Use of hollow -stem auger equipment
eliminated the driving of casing and use of jetting water.
Mineral soils encountered in the borings were visually classified. in
accordance with the U.S. Bureau of Chemistry and Soils Classification
System. A copy of that chart is attached.
Immediately before leaving the lot, the depth to water was measured
and recorded in each boring.
RESULTS
Logs of soils encountered, water level observations, and penetration
resistances are plotted on the attached soil boring log sheet.
oth borings indicated 9 feet of fill over organic materials. These
11 materials were mostly sandy loams which were very soft. Eight
et of organic materials were found to underlie the fill in boring
T -1, the north boring. Boring ST -2 indicated 20 feet of soft organic
materials below the fill. Judging from topographic features of the
vicinity of the lot, the bottom of the organic soils would be expected
to slope from north to south. Boring ST -1 encountered a thin stratum
of sand below the organic materials and was terminated in grey or brown
cohesive soils. Boring ST -2 encountered grey sandy clay loams below
the organic materials and extending to the 40 -foot depth.
Water levels were recorded at depths of 5.5 and 6.0 feet in borings
ST -1 and ST -2 respectively. Water levels should be expected to show
normal seasonal and annual fluctuations.
RECOMMENDATIONS
The soft inplace fill and underlying organic soils would undergo
excessive and erratic settlement under footing and slab loads. These
borings indicated organic materials extending as much as 23 feet below
current water levels. Since it would-be virtually impossible to
satisfactorily excavate such an extensive depth of organic material
from below water, so that a compacted fill could be placed, it would
be necessary to support all structural elements, including floor slabs
of both the house and garage, on piling. Because the depth of organic
materials is variable, required piling lengths would also be quite
ariable. Judging from these two borings, it appears that Z0 -ton timber
'ling in the south portions of the.proposed house area would have to
e as much as about 45 feet in length. The length of piling could be
IOU [NI/NURIANI I/RVIC1 S. INC.
f
111167 -270
Realty, rm.
JSB:mlk
Enclosures
Very truly yours,
-3- 10/13/67
minimized by holding the house as close as possible to the north
lotline.
OIL ENGINEERING SERVICES, INC.
41 1 7•1110
. Braun, P.E.
oils Engineer
Current water levels are about 10 or 11 feet below center -of- street
grade in line with the north lotline. Assuming a typical basement
depth on the order of 6 feet below the highest adjacent street grade,
that is, in line with the north lotline, basement moisture problems
are not anticipated.
Of necessity, the area of the borings in relation to the area of the
o.t,.. the depth of the boring, are limited. Suggestions and /or
recommendations -_ this report - axe. ::opinions based up on_ the data
obtained from the borings.
If we can be of further assistance in evaluating these data, kindly
contact us at your convenience.
!O![ fR71/N/I RIMY IIRVIC(S. # 0,C
RESOLUTION MAKING FINDINGS OF FACT AND RECOMMENDING APPROVAL
OF APPLICATION FOR VARIANCE VN:89 -2
WHEREAS, an application for a Variance
made by Cole Properties, for a
setback variance is recommended
WHEREAS,
1.
2.
CITY OF HOPKINS
Hennepin County, Minnesota
RESOLUTION NO: Z89 -20
the procedural history of the
follows:
entitled VN89 -2
25 foot rear yard
for approval.
application is as
That an application for Variance VN89 -2 was
filed with the City of Hopkins on August 10,
1989.
That the Hopkins Planning Commission reviewed
such application on August 29, 1989.
3. That the Hopkins Planning Commission,
pursuant to mailed notices, held a public
hearing on August 29, 1989: 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 Variance
VN89 -2 is hereby recommended for approval subject
to the following Findings of Fact:
1. That the subject lot has poor soil
conditions.
2. That unique circumstances exist with the
subject lot because of soil conditions, the
shape of the lot and the drainage easement on
the east property line.
Adopted this 29 day of August, 1989.
Toni Richardson, Chair