4.1 BASR 06-27-2017Request for Action
To
Item Number
Board of Adjustments
4.1
Agenda Section
Meeting Date
Prepared by
Public Hearing
June 27, 2017
Zack Carlton, Planning Manager
Item Description
Reviewed by
Elk River Lodge & Residential Suites —17432 Zane
Chris Leeseberg, Senior Planner
Street NW
Reviewed by
■ Variance to permit a reduction in required
number of parking stalls for apartment building,
Case No. V 17-02
Action Requested
Deny, by motion, the variance for a reduction in the number of parking spaces required for an apartment
building:
1. The general purpose and intent of the ordinance are not met.
2. The proposed use is not a reasonable use of the property.
Background/Discussion
The property is located at 17432 Zane Street NW and is zoned FAST — The Point, where multi -family
residential uses are a permitted use.
The property was developed as a hotel in 1990, and operated as such until an Interim Use Permit (IUP)
was approved for an extended stay hotel last spring. The conditions of approval for the IUP state that an
application for conversion of the hotel to an apartment building must be submitted to the city. The
applicant has been working with the building department to address building code issues related to the
conversion to an apartment building, and has also been inspected as a rental facility in preparation for
licensing as a multi -family apartment building.
In order to meet zoning requirements for an apartment building, officially changing the designation from
an extended stay hotel to multi -family residential, city code requirements related to parking must be
addressed. The ordinance standard for apartment buildings is 2.5 stalls per unit, which means the 43 unit
building needs 108 parking stalls.
The site currently has 46 surface parking and the proposed covered garage replaces 26 of the stalls with a
25 stall garage — reducing the overall number of parking spaces to 45. This is slightly more than 1 per
unit, and staff cannot recommend approval as the general purpose and intent of the ordinance would not
be met. However, there appears to be enough space along the perimeter of the existing parking lot to add
approximately 20 more spaces, bringing the total number of stalls to 65. At 1.5 stalls per unit this is still
well below the ordinance standard of 2.5. The city has approved reductions in the parking standard for
apartment buildings in the past, but the reductions have been at 2 stalls/unit, with demonstration of
proof of parking for the deficient stalls. If the same standard were applied to this project, 86 stalls would
be needed — or 21 below what can readily be constructed on the current site.
4A UR
Staff is aware of the larger development plans for this area, and of the improvements planned to this and
adjacent sites. However, with the deficiency in available space for parking, staff is not prepared to
recommend approval of the current application. If the applicant were to work with adjacent property
owners and acquire additional land in order to meet the 2 stalls/unit, as has been approved in the past,
staff would be in a position to recommend approval. Staff also understands that the units within this
building are only studio/one-bedroom units, which will reduce the parking demand, but not a degree that
1.5 stalls would satisfy the ordinance. Ordinance does not differentiate between types of units (one, two,
three bedroom, etc.) when defining parking requirements.
Applicable Regulation
Variances may be granted when the petitioner establishes that the variance satisfies all five of the criteria
described below. The variance is:
Is in harmony with the general purpose and intent of the ordinance, and
The variance is not in harmony with the general purpose and intent of the ordinance as the required number of
Parkin g stalls for apartment buildings is to ensure adequate off street parking for all residents and visitors. The
current proposal only includes 1 total stall per unit. The possibility of additional parking around the perimeter of
the existing parcel will only provide 1.5 stalls per unit, which is still below the ordinance standard of 2.5, and
does not provide adequate parking for residents and visitors.
2. Is consistent with the City of Elk River comprehensive plan.
The proposed use of the property as an apartment building is consistent with the comprehensive plan.
Variances may be granted when the petitioner establishes that there are practical difficulties in complying
with the zoning ordinance. Practical difficulties means that:
3. The petitioner proposes to use the property in a reasonable manner not permitted by the zoning
ordinance;
An apartment building on a property which cannot provide enough parking for the facility is not a reasonable use
of the property.
4. The plight of the petitioner is due to circumstances unique to the property not a consequence of
the petition's own action or inaction; and
The conversion of the site from a hotel to an apartment building was requested by the applicant, but the city
facilitated changes to the comprehensive plan and .Zoning which have reclassified the use from commercial to
residential. The plight of the petitioner is due to circumstances unique to the property.
5. The variance, if granted, will not alter the essential character of the locality.
The variance would not alter the essential character of the locality.
If the applicant reduces the number of units in the building (combines units) or adds additional property,
by working with adjacent property owners, to allow additional surface parking spaces, staff would support
reviewing an additional variance application for the site.
Financial Impact
None
\\dc3-elks\shared\Departments\Community Development\Planning\Case Files\V\V 17-02 Elk River Lodges\4Board ofAdjustments\V 17-02 sr
6-27-2017.docX
Council Meeting
If denied, or an appeal is made by any interested party by July 7, 2017, this item will go to the July 17,
2017, City Council meeting.
Attachments
Location Map
Site Plan
\\dc3-elks\shared\Departments\Community Development\Planning\Case Files\V\V 17-02 Elk River Lodges\4Board ofAdjustments\V 17-02 sr
6-27-2017.docX
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