Variance-White CastlePLANNING REPORT
VN86 -6 .
VARIANCE - WHITE CASTLE
540 Blake Road
CITY OF HOPKINS
JUNE 11, 1986
PURPOSE: To review and recommend action on a Variance request to reduce the re-
quired parking.
BACKGROUND:.
Name of Applicant: White Castle
Address of Property: 540 Blake Road
Present Zoning: B -3
Nature of Request: Variance to reduce existing number of parking
spaces
Reason for request: To construct a.drive -up window
The applicant is proposing to construct a drive -up window at the present
site of White Castle.
Ordinance 472.45 requires additional parking of 5 parking spaces for the
first service window. The ordinance also states existing off - street park-
ing spaces and loading spaces upon the effective date of this Ordinance
shall not be reduced in number unless said number exceeds the requirements
set forth herein for a similar new use.
The site is required to have 165 parking spaces. The site currently has
60 parking spaces, the applicant is proposing to have 48 parking spaces
after the drive -up window is constructed.
Ordinance' 427.23 states that variances shall be approved only by circum-
stances unique to the property under consideration would cause undue
hardship to owner.
The applicant has contacted the surrounding neighbors, none have objected
to the drive -up window.
ANALYSIS: The requirement of 165 spaces is not practical in this situation, however
the current number of 60 has been adequate in the past. The applicant
has stated that with a drive -up window the parking has been reduced by
customers using the drive -thru and not parking.
This site does have certain characteristics that make it unique. The
gravel area to the west is a storm water detention basin developing and
that area for parking would not be suitable. The site also has a 35
foot easement to the south which also prevents using this area for park-
ing.
•
June 11, 1986
PLANNING REPORT
VN86 -6
Page 2
ALTERNATIVES:
White Castle does have two other sites in the area which have about
the same parking and have experienced no parking problem.
1. Grant the parking variance. By granting the parking variance,
the applicant will be able to construct the drive -up window.
2. Deny the variance request. Should you choose this option, you
will have to identify findings of fact which support denial of
the application.
RECOMMENDATION:
I recommend the granting of the variance. The following are suggested
Findings of Fact should the Commission recommend approval:
1. Unique circumstances are present due to the storm water detention
basin and the 35' easement.
2. A hardship exists due to the combination of the storm water de-
tention basin and 35' easement which prevents the applicant from
expanding.
fin
Nancy' $. Anderson,
Analyst, Community
Development
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NOTE: The purpose of a variance is to provide relief to a property owner when
the strict enforecment of the Zoning Ordinance would cause an undue hard-
ship, to the property owner or deny reasonable use of the property.
Hardship to the applicant is the crucial test. Variances will be granted
only in unusual situations which were not foreseen when the Zoning Ordin-
ance was adopted. Economic situations are seldom unique and aye rarely
considered a valid hardship.
Hardship A.
Conditions B.
1 print of White Castle's 1978 Storm Water Detention Plan is included
for your information and review
List of Homeowners
Contacted by Applicant C.
Submit a list of names and addresses of neighbors contacted.
1) Walt Kunz, Jr., Owner, Junz Oil Company
5200 Eden Circle, Edina, MN 55436
K -Oil Station: 530 North Blake Road, Hopkins, MN
Hen Kristal, Partner, Embers Restaurants
1664 University Avenue, St. Paul, MN 55104
Embers Restaurant: 1111 Cambridge Street, Hopkins, MN
FOR VARIANCE APPLICATION ONLY
Explain why strict enforcement of the Zoning Ordinance would cause undue
hardship:
See attached narrative statement.
What are the special conditions (shape of lot, exceptional topographic
conditions, etc.) of this request that are unique to this property and
do not apply generally to other properties in the district?
See attached narrative statement.
CLEARANCE
DETECTOR
(SEE DETAIL)
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15 . 5) WHITE CASTLE
—'. RESTAURANT BLDG.
NEW 4'x10' DRIVE THRU
ADDITION FF. ELEV. 915.50
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CONSTRUCT ` PYLON
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