Variance-Zion Lutheran ChurchPLANNING COMMISSION
REPORT NO: VN87 -1
Planning Commission Report -�
VARIANCE -ZION LUTHERAN CHURCH
241 - 5th Avenue North
N0. VN87 - 1
January 14, 1987
PURPOSE: To review and recommend action on a variance
for side yard and front yard setbacks.
BACKGROUND:
Name of Applicant: Zion Lutheran Church
Address of Applicant: 241 - 5th Avenue North
Present Zoning: R -1 -C
Nature of Request: Variance for 10 feet on
the West setback and 13 feet on the north
side.
Reason for Request: To allow a building
addition.
The applicant is proposing to construct additions to .
the north and east sides of the existing building. The
addition on the north will be educational facilities
and the east addition will be offices.
The applicant requires a variance for the education
addition because the ordinance requires a 50 foot
setback on the 5th Avenue side and a 30 foot setback on
the Minnetonka Mills Road side. The proposed plan
shows a 40 foot setback on 5th Avenue and a 17 foot
setback on Minnetonka Mills road.
The applicant is also proposing to remove a residence
and garage to the south to accommodate more parking.
The applicant is not required to have more parking
spaces since the additions are not increasing the
seating capacity of the church.
The additions are for better internal movement within
the existing building and also needed space for
education and offices.
V N8 7 - I
Page 2
Ordinance 525.07(3) states that "Prior to the board
formulating a decision and the conditions_ in support
thereof, it must find that the literal enforcement of
the provisions 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 ".
There will be adequate traffic visibility at the
corner.
ANALYSIS: Zion Lutheran Church has designed the
educational addition to fit with the existing building
use and design. The proposed addition will not greatly
alter the existing character of the neighborhood
because a majority of the addition will be on the
inside of the site.
The education addition along Minnetonka Mills Road
will follow the existing structures setback line. The
setback along 5th Avenue will be greater than the
existing setback of the building to the south.
The proposed additions are placed in the most logical
locations for their uses, however it is unfortunate the
educational addition does not have the proper setbacks.
In order for an addition not to violate the setback
requirements, it would have to be built on the east or
south side which would not fit in with the existing
buildings' use.
Although the proposed educational addition is probably
at the best location on the site for the use it lacks
the hardship for granting a variance.
RECOMMENDATION: I recommend denial of the variance.
The following are suggested Findings of Fact should the
Commission recommend denial
1 That the existing church is situated on the
property such that it creates a non -
conforming front yard.
VN87 -1
Page 3
2. That the granting of this variance would not
eliminate or minimize a non - conforming
building, but would in fact, enlarge upon an
existing non- conformity.
3. That there does not exist a unique
circumstance or hardship that would justify
approval of this variance.
Respectfully submitted,
)‘ , j.C7I
Nancy S.! Anderson
Community Development
Analyst
Iti
•
N0. 3
111111111
HIGH SCHOOL
S T ATE
\ --
111111.1
4 - •
VIII 1
®®
IT
�♦
=► -1-
_
isi --
HWA
NW ill N
7
�,®� Y
. mew ,4 ,1 41011 I
_MI '' fie wr. - . ��
mina R.14 Nom
N ' ,. I sis
_ � 4.
—
NMI' Wag 1.. "Prigiali
Iga Ill
IBS.
NN
MOM NM = I_
MI =MI MI
NMI -I
NM= NM INNI.M11
MN OM NNE -
-
NNNI NNNI NNNINN�
NNE NNE _I_
NNE N� -
- -
- ••111I.
MEP MINInF_ NNE
MU NIA- UM
NNE NNNN NNO \NNNI NNE
- •NNE -
_'. _ _
•
hiliarom
1! &I S
_111.
HARLEY
NOPNIIIS
SCHO
-y
Qin ET]
iso Ns
�,- - -
N0 .
-0. -
-MUIR=
Inwroon
- -
III El
VILLAGE
•
C��� luau
rieke
arroll
uller
ociates, inc.
architects
engineers
land surveyors
1011 first street south
post office box 130
hopkins, minnesota 55343
612- 935 -6901
January 2, 1987
City of Hopkins
1010 South 1st Street
Hopkins, MN 55343
RE: Zion Lutheran Church
Request for Variance for Setback
To Whom It May Concern:
Proposed Site Plan, Sheet P -1, submitted with Request for Variance indicates
proposed new parking spaces directly south of the church building. Please note
that the proposed additional parking is neither required nor proposed as part of
the Request for Variance. Also, the layout may change and may not all be added
at the same time, depending on the needs determined by the church.
Sincerely,
Brian McCarty
RIEKE CARROLL MULLER ASSOCIATES, INC.
BMc: j j
SECONDARY
CHURCH SIGN
NEW PARKING
S (30% INCREASE)
•
EXISTING PARKING LOT
133 'EXISTING SPACES