Variance Request-1601 Main•
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PURPOSE:
PLANNING COMMISSION
REPORT NO. VN -85 -3
VARIANCE REQUEST - 1601 MAINSTREET
CITY OF HOPKINS
December 17, 1985
Recommend action on a parking variance, a front yard setback variance and a
sideyard setback variance at 1601 Mainstreet.
BACKGROUND:
The following is a summary of the pertinent information relating to this appli-
cation:
Name of Applicant: Han -San Lee
Address of Property: 1601 Mainstreet
Present Zoning: B -3
Variance Requested: A parking variance for 63 cars, a front yard setback
for 20 feet and a side yard variance for 10 feet.
This request is in conjunction with the application for Conditional Use Permit at
this site. The applicant is proposing to remodel the building at 1601 Mainstreet,
the current site of Phils Deli. He is proposing to add a kitchen in a space that
is now a one bedroom apartment. The current structure contains a delicatessen, a
two bedroom and a one bedroom apartment.
Since the use is changing, the applicant is required to provide parking for the
new use. The site has no on site parking. The current business uses on street
parking along Mainstreet and 16th Avenue. Mainstreet has two hour parking from
8:00- 6:00, 16th Avenue has 30 minute parking 8:00 -6:00 on the west side and no .
restrictions on the east side. The City Engineer is concerned that a probable
result of no on -site parking will be parking in the adjacent residential areas.
Ordinance 427.45(14) requires at least one parking space for each fifteen (15)
square feet of floor area. The applicant would be required to provide 63 parking
spaces, this definition would seem to be for a franchise type operation like
McDonalds or Burger King. 427.36 requires that the front yard and side yard shall
be landscaped with the front yard not less than 20 feet and side yard not less than
10 feet. The present building is approximately one foot over the lot line on the
south and east lot lines. Businesses are currently located to the west, east and
south, a residential area is to the north.
The applicant has contacted adjoining property owners as listed and none have
objected.
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REPORT NO. VN -85 -3
Page 2
ANALYSIS:
It seems the most relevant problem in this case is that the Zoning Ordinance
does not address this specific type of business the applicant is proposing.
The Zoning Ordinance lumps all quick order restaurants into one category
whether it be a high traffic Burger King or a lower traffic Chinese restaurant.
The setback requirements appear to be intended for a quick order restaurant
operation and not a business such as the applicant is proposing.
With respect to the parking variance, it seems improbable that this type of
business would need 63 parking spaces, however this business should generate
more traffic than the current business. It may be appropriate to have a review
clause in 6 months or a year to review the parking situation. It may be possible
in the future for the applicant to provide some on -site parking in the area north
of the two bedroom apartment.
RECOMMENDATION:
I recommend granting of the variances with the condition that the applicant's
parking situation be formally reviewed nine months after the remodeling has been
completed. If it is determined that more parking is needed, the applicant be re-
quired to provide at least 4 on -site parking spaces.
Nancy'. Anderson, Analyst
Comiunity Development
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RESOLUTION NO. 86-
CITY OF HOPKINS
HENNEPIN COUNTY, MINNESOTA
RESOLUTION MAKING FINDINGS OF FACT AND
APPLICATION FOR VARIANCE VN -85 -3
WHEREAS, an application for Variances entitled VN -3 has been made by
Han -San Lee, 1601 Mainstreet, for parking, front yard setback and sideyard
setbackto operate a quick order restaurant.
WHEREAS, the procedural history of the application is as follows:
1. That an application for Variance VN -3 was filed with the City of
Hopkins on November 12, 1985.
2. That the Hopkins Planning Commission reviewed such application on
December 30, 1985.
3. That the Hopkins Planning Commission, pursuant to mailed notices,
held a public hearing on December 30, 1985; all persons present
were given an opportunity to be heard.
4. 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 VN -3:
1. That a unique circumstance exists since the building is already
constructed.
2. The applicant be required to have the parking situation reviewed
as specified by the Zoning and Planning Commission.
3. That the granting of these variances is keeping with the intent
of the ordinance.
BE IT FURTHER RESOLVED, that application for Variance VN -85 -3 is hereby
approved subject to the following conditions:
1. That parking be formally reviewed nine months after remodeling is
completed.
2. Applicant provide at least 4 on -site parking spaces if it is determined
necessary at time of review.
Adopted this day of 1986.
Ellen Lavin, Mayor
Description:
Lot 11, Block 7,
Gibbs First Addition
to West Minneapolis,
Scale: 1" = 16
, hereby certify that this is a true and correct representtion of a survey c
r boundries of the lnd above described and of the location cf all huilci any, thereon, and alt
t visible encroachments, if any, from or on said Ianc.
D a e d
this 8th day of
File No,i 5406
may , 1963.
Book No.; 1632 - 111
EGAN, FIELD e. NO AK
//Surveyors
by//
7: 6z-z y
Adjoining property owners contacted