Variances-Hopkins Motors•
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Planning Commission Report
VARIANCES - HOPKINS MOTORS
5th Avenue & Mainstreet
PLANNING COMMISSION
REPORT NO: VN87 -3
APRIL 21, 1987
PURPOSE: To review and recommend action on an
application for variances for the square footage of the
sales lot to exceed the square footage of the building
and a 15 foot front yard variance.
BACKGROUND:
Name of Applicant: Rudy Luthers Hopkins
Motors Inc.
Address of Property: Southwest corner of
Mainstreet & 5th Avenue
Present Zoning: B -3
Nature of Request: A 15 foot front yard
setback variance and a variance for the
square footage of the sales lot to exceed the
square footage of the building.
Reason for Request: 20 foot required front
yard setback and building would eliminate too
much of already limited square footage.
These variances are in conjunction with the request for
a Conditional Use Permit for an auto sales lot. The
applicant is requesting two variances.
Ordinance 535.03 Subd. 2(A)(1) requires that
the sales lot shall not be larger in square
footage than the square footage of the
building devoted to the related business and
(2) the 20 feet required front yard shall be
landscaped and should the front yard be less
than 20 feet due to non - conforming use, a
permanent barrier at least 18 inches high
shall separate the sales lot from the public
walk.
The applicant is not proposing a building on the site.
The site will be used as another sales lot in
connection with the main building across the street
No.
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vw87 -3
Page 2
The ordinance requires a 20 foot front yard setback.
The applicant is proposing a 5 foot setback. This
setback area will contain a hedge approximately 2'2"
high and a 1' wide brick wall, 18 inches high.
ANALYSIS: The applicant is not proposing to have a
building on the site. This lot will be used in
conjunction with the adjacent auto sales area, hence a
building will not be necessary. Variances have been
given for Walser and Rudy Luther to have the square
foot of the sales lot exceed the square footage of the
building. It appears that a hardship does exist for
the 15' setback variance. The lot is shaped in a
unique fashion and if the 20 foot setback requirement
were imposed, the lot would be virtually useless.
Another alternative is to approve only one variance.
This alternative would not be practical because the
applicant needs both variances to operate the site as
an auto sales lot. If the variance for the square
footage of sales lot not to exceed the square footage
of the building were not approved, the applicant would
have to construct a sales building and therefore
significantly reducing the spaces for parking cars.
Also, because of the unique shape of the lot, a
building would have to be quite small to accommodate
the setbacks. On the other hand, if the setback
variance were not allowed, the applicant would lose the
entire east side of the property for parking.
This proposed use on this site is probably one of the
best uses possible because of its small and unique
shape. Most B -3 types of uses require a structure
which is difficult to locate on a lot of this size.
Also, the proposed use will generate far less traffic
than a number of other uses which could be placed on
the site. The reduced traffic flow is important
because of the location of the site to the fairly busy
5th & Mainstreet intersection.
ALTERNATIVES:
1. Approve both variances.
2. Approve only one variance.
3. Disapprove both variances.
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VN87 -3
Page 3
RECOMMENDATION: I recommend Alternative #1. The
following are suggested Findings of Fact and Conditions
should the Commission recommend approval:
1. That a unique circumstance is present due to
the shape of the property.
2. A 20 foot setback would restrict the use of
the property.
3. That a building on the site would restrict
the use of the property.
Conditions:
1. That the applicant be granted a Conditional
Use Permit to operate an Auto Sales lot.
2. That the variances be reviewed if the
applicant does not lease the abutting right -
of -way property
Respectfully submitted,
Nancy S. Anderson
Community Development
Analyst
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COMMUNITY CENTER
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HOPKINS HONDA.,
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Used Car Seise Lot
)elo Street & 51h.hienue taxer-
1-kipiens MN
BAKER ASSOCIATES, INC.
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