Variance-Knox LumberOverview.
December 22, 1987
by resolution with conditions.
Adoption of this resolution will allow Knox to
overhang along the west property line.
Knox Lumber was approved in
property west of the present
the site was unbuildable.
Issues to Consider.
Supporting Information.
o detailed background
o location map
o. site plan
o proposed resolution
t�a►�t r \ imc`tOM\
Nancy S. nderson
• Communi Development
Y P
Analyst
VARIANCE KNOX LUMBER
250 - 5th Avenue South
Planning Report: VN87 -12
Proposed Action: Staff recommends adoption of the following: The
re•uest b Knox for a 20 foot rear and setback variance is a.- .roved
Construct a 20 foot
June to construct a warehouse on the
retail store. It was determined later
In November Knox was approved to move the building to the site that
the existing building is on. The rear yard setback for an 1-2
district is 20 feet. The proposed warehouse will be setback 20 feet
but there is a 20 foot overhang which would go to the lot line.
Name of Applicant:; Knox Lumber Company
Address of Property: 250 5th Avenue South;
Present Zoning I -2
Reason for Request: Poor soil conditions necessitates
building to be moved to the easterly. site.
Nature of Request:: 20 foot rear yard setback variance.
o does the applicant possess the required hardship for a
variance?
o is there an adverse affect on the adjoining property with
a zero lot line?
•
VN87 -12
Page 2
Detailed Background.
Knox will be constructing the same building as previously approved
only the building will be moved to the east. The storage area which
was to be on the area that now will be used for the warehouse will be
moved to the unbuildable site.
Analysis.
Knox has a long term lease on both parcels. The property owner of the
site to the west, R. L. Johnson, has no objection to the applicant
having the overhang to the lot line. Since the applicant has control
of both parcels it will appear as one big parcel. The poor soil
conditions create a hardship to the applicant because the R. L.
Johnson site is unbuildable.
The building itself will have a 20 foot setback. Only the overhang
will be in the 20 foot setback area. It is possible that if Knox ever
lost the lease to the R. L. Johnson property the overhang could be
removed to provide the 20 foot setback.
Alternatives.
Findings.
1. Approve the 20 foot rear yard setback variance. This
will allow the applicant to construct the warehouse with
the 20 foot overhang.
2. Deny the variance. The applicant will still be able to
build the warehouse but without the overhang.
3. Continue for more information. If the Commission feels
more information is needed, the item should be continued
for a month.
1. That there exists a hardship to the applicant because of
the soil conditions on the adjacent property.
50
2. The applicant has control of both parcels Awe there is
no adverse affect on the adjacent parcels.
Conditions.
1 That if Knox ever looses control of the property leased
from R. L. Johnson the 20 foot overhang is to be removed
of Knox obtain a 20 foot easement from R. L. Johnson
stating that no buildings will be constructed in this
area.
�, Bu j 1 cil n ()ode p robtorn.s -2ahrt be re
= 1
'1■s■■!
- — -
_ - -1—
im
— —
MI 44. my
we go
sim
ii h -TN
5, ..
v
8111
1111111
4
L_7
2 NO
1111111
1111111
a
11111111
111111
NM MI
NMI MN
MO NM
MIM
— -
-
NM ME
N -
BIN
4
-3 1 OT
STREET 50
• T
AY
1
ft
= ■
-
3 NO
I
e
STRE T 3
UTH
O
<
f�
fr
1
•
NIIIN NNE Me
NMI NMI NM am
=11 INN INN
MB NM lam MIN
-- -
IMP NMI ■I MIN
- -, --
_ - NMI / -_,- MI
MN MN -'-
- - -'-
NMI ■IIIM
--
IINNINNI
- --
-' --
- --
MI MINIM
— --
ar ■
i1 aquAs
N Y
H•RL Er
HOPKINS
SCHOOL
` ii
EN ow MI -
� - - -
a
_ - _ = _ =
- - --
-- --
MIN NM --
am MI
MI ow
id son
MN MI
CIS..
jillt =No
am am
-
-
-
—
—
—
LONE
A!E
I Z
,
, j O. r,
4
4.
0 .
E.STBROOY.F.
v.
_ �>n
VILL If
\ \ \ \ \
(D
\ \ \ \
\ \
\ \ \ \ \ , \ \ \
\ \ \ \\ \ \ \ \
\ \,\
\ \ \ \
\ \ \ \ \ , c ‘ \
\ \ \
\ Wreer Mr-O./i* \ \
\ \ \ \ \ \
- \ \ \ ‘,
\ \ \ \ \
\ X \ x \ \ \ \ \
•
\ X \ , X s \ 1 \ \ \
\ \ \\S \ \ \ \ \ \ \
\ \ \ \ \ \ \ \ X \ \ \ \ \
\ \ \ \ \ \ \ \ \
\ \ \ \ ' \
\ X \ \ ‘.,
r
\_,‘
\ \ \ \ 2 ',...--Kr `..\
‘ \
s
\ .\
\\ \ \ \ ‘-':
.....% \ \ \
- '
X
4.' \ \ \ ‘ \ \ \ \ \ \ \ \ : \ \
\ \ \ ' ' \
\ \ \ \ \ \ \ \ \ \ . , \ \ 4
,
\ \ \ \
T \ \ \ \ \ \ \ \ \ \ \ \ \ \
\ \ X \ x ' \ ' \ \ \ \ '
\ \ \ \ \ \ \ \ \ \ \ \ \ \ \ I-
..\""
\ \ \ \
\\ \ \ \ \ \ \ \
\ \ \ \ \ \ \ \ \ \ \ \ \,),
\ \ ‘ \ \ \ \ \ \ \ \
\ \ \ \ \ ' \ ‘,...A ' ^
\ \ \ \ \ \ \ \
\ \ \ \ \ \ \ \ ---'
\ \ \
‘ '
\ \ ‘,..‘.., -
\
\
EXISTING RETAIL STORE I
cNOFIFPEr
SITE PLAN
1
•
•
�
L \
- - -- MOMOIT Lill[ 04ppra1.1 \
MIN ll. ft=* \
LGGIM \
- -rlr -- 61111111L 44111181 LIME \\ \
,-03D— Mr.. ilIKMO Gat \ \\
.M. 1110111 WO 111/01101 \ \
l® IMO. 5101 11211111011 \
--C— 01Og1101 0 \\ '��\
• - ■ G= .SK \ \
o— • M1U44.11171 LICIT \
--r--0- 00 0 16!/011111104 LIl1 \
\ \
• LAM 11hm POUT \ \ \.
• ItC• 1144 1011144 1 50W \\ • 4 i
• M MAIL 1044 - \
ORS:
11 tt tb 1104 of alatq two .b wet partially Wear.
• 1tr. .*41111.
tl et. /t, 1� 1 polar) 44 t llr.t la . IM..
11 llartl• on Woo relative b MtioM1 .1•.410
04(11041 4.44. 1.10-11131.
e V
4 p.
T
c + \ c FINISHED GRADING PLAN
SCALE: I 30'
1111111.:
t• Mat of Wrest •t bM aalYiitt arms In 1rr a.
a•/ .111*
Mott.. 111.81 ft. 11161•-111 01 •.
WM:
0. Mya 4441.
11 Mr vin b 1 .truot M. •11 1.• w or •Y11 M rear. Ira w .m.1. roe
Jost orke matt...
1 t1.•[W. 1111 ti 4411 • rot l M moo .411 plat. •a 1111 .011 Wt 1• I l lr *? ( a1 MN I?'* W W,
1
1. os. • wen Y
41 raM • 3 1 1 y 1 • *l 11rr ,4 1013 < .tM .4..11 Olt materials *11311 Ai fat M *1.11x44 ea 11 44 W alY b WY � q follwing 4 4 . t a • I t trtlloa: Y• 1.,.? . Wli
1 ▪ I1teipos Mrr8t: 11.6 1•Ma Mla IN3 rte.
tl 4111144 footprint: M I1A•t blow 6111,4. rode.
1 3 1 0 •
ar.: I Ir *low layers (1 `r...
11 4•M yore. 1111 % n •Ib 1M ro a<t.IM t IMMa I %) MONO . •
I1 Scarify, 11....a ei . 0 <M <lify ll soft r (13131
as sauu N : ea ro (
* *0
Ir• tn cti• alratlau. 4411 r other t at • 4431tiWi •11111 b W
TI If ■••••• x11 a.l11tl• aft allaatrlf a1Y11100411• • (4*5 • 10411 11 ••••
W fell . •prlb - 1111 Om, 1.11 M h11eM:
al T w *iu1 nt rl i •*3 ll. r iN litspect •l ••••• tl1 ••••al
IK 1144
ft. • 100.1.1, Ire ` Melt IN 44 1 1 I L
tong 31 911 1 N . *44 11 l
11 earw 490.11 W Mt). ofti ••Ip • he. 11 alal 05-1 13
11111X. •c1r1
11 1rturt }laf NlM 1111 04.11 terlN gw1t1.1 WII b mWrt411•uar tit NY
Ye ...In/ afore.. • as pni. . 7.1111 c owing completion . x111• control
• o at W wiO41t rrtl<W11 la.1111 31((144 *reel. W11 M owl.
p111t11 1fa tb aW.11 Ma f11YME <0 < . aM t lplllt�a a
1) H wYrri a atlaN Mwiw �* M.c3f t gamww,wt a � l< s lr* 0o0 04
101 All W artirort Wtrrratl., (111 plprt x44 <a..t1M 5-.t M r1tr. 443 t•*W 11,
al;
1—
!Lr
11.
:t I
CITY OF HOPKINS
HENNEPIN COUNTY, MINNESOTA
RESOLUTION NO. 88 -5
RESOLUTION MAKING FINDINGS OF FACT AND APPROVING
APPLICATION FOR VARIANCE VN87 -12
WHEREAS, an application for a Variance entitled
VN87 -12 has been made by Knox Lumber Company, 250 - 5th
Avenue South, to construct a building with a 20 foot
property line setback.
WHEREAS, the procedural history of the application
is as follows:
1. That an application for Variance VN87 -12 was
filed with the City of Hopkins on November 23,
1987.
2. That the Hopkins Planning Commission reviewed
such application on December 29, 1987.
3. That the Hopkins Planning Commission, pursuant
to mailed notices, held a public hearing on
December 29, 1987; all persons present at the
hearing were given an opportunity to be heard.
4 4. That the written comments and analysis of the
City Staff and the Planning Commission were
considered.
NOW THEREFORE BE IT RESOLVED, that the Hopkins
City Council makes the following Findings of Fact in respect
to VN87 -12:
1. That there exists a hardship to the applicant
because of the soil conditions on the adjacent
property.
2. The applicant has control of both parcels hence
there is no adverse affect on the adjacent
parcels.
BE IT FURTHER RESOLVED, that application for
Variance VN87 -12 is hereby approved subject to the following
conditions:
1. That if Knox ever looses control of the
property leased from R. L. Johnson the 20 foot
overhang is to be removed or Knox obtain a 20
foot easement from R. L. Johnson stating no
buildings will be constructed in this area.
Adopted this 5th day of January, 1988.
Donald Milbert, Mayor