Loading...
4.1 BAAG 08-22-2017 DRAFT MIN Item 4.1 City of Elk Meeting of the Elk River Board of Adjustments River Held at the Elk River City Hall Tuesday, June 27, 2017 Members Present: Acting Chair Jill Larson-Vito,Commissioners Mark Konietzko,Robert Rydberg,Alexander Feinstein,Brad Thiel, and Mike Nicholas Members Absent: Chair Eric Johnson Staff Present: Planning Manager Zack Carlton,Planner BrieAnna Simon and Environmental Coordinator Amanda Bednar Also Present: Councilmember Jennifer Wagner, Council Liaison I. Call Meeting to Order Pursuant to due call and notice thereof, the meeting of the Elk River Board of Adjustments was called to order at 6:30 p.m. by Acting Chair Larson-Vito. 2. Pledge of Allegiance The Pledge of Allegiance was recited. 3. Consider June 27, 2017, Agenda Moved by Commissioner Feinstein and seconded by Commissioner Nicholas to approve the June 27, 2017, Board of Adjustments agenda. Motion carried 6-0. 4.1 Elk River Lodge & Residential Suites — 1 7432 Zane Street NW • Variance to permit a reduction in required number of parking stalls for apartment building Zack Carlton presented the staff report. Staff recommended denial of the variance request based on the findings listed in the staff report. Commissioner Feinstein asked if there would be any additional off street parking available with development in this area. Mr. Carlton stated not with this development,but potentially with future phases. Acting Chair Larson-Vito asked if there have been any complaints received regarding parking. Mr. Carlton stated no,not regarding parking. Acting Chair Larson-Vito asked if working with the adjacent property owner has occurred. Mr. Carlton stated no. He noted that the right-of-way on the adjacent property would need to be vacated in order for development to occur. Acting Chair Larson-Vito asked if the applicant has any other J Board of Adjustments Minutes Page 2 June 27,2017 options regarding parking in order to transition the property to apartments. Mr. Carlton stated that they would have to expand parking to the south, or,potentially reducing the number of licensed units until the required parking can be met. He stated that they also have the option of changing the phasing of their project. He stated the existing Interim Use permit is good until 2019 which would allow them some time to meet the parking requirements. However,he stated,the application to move forward as an apartment building at this time would not be possible if the variance is denied. Acting Chair Larson-Vito opened the public hearing. Marla Weston, 633 Upland Avenue,representing the applicant—stated she had some additional information and was present to answer questions. Ms.Weston discussed the mix of units at the subject site,noting there are seven 1-bedrooms and 29 studios,with 95 percent of the studios having only one occupant. She stated that they have obtained approval to construct a 25-unit garage. She noted that this will be the first micro apartment building in Elk River. Ms. Weston stated that one parking space for each dwelling unit would be adequate. She explained that they are hoping to expand the building in future and provide more parking and that there are no concerns/constraints with parking at this time. She stated that since 95 percent have 1 occupant, that significantly lowers the number of parking stalls needed. She further explained that 26 percent of the tenants don't own vehicles and use the rail station. Ms. Weston stated that the adjacent property owner is willing to lease 20 stalls for next 20 years,if they have parking concerns in the future. She explained that the former Saxon Motors site has 360 parking stalls. The owner is willing to lease 20 stalls closest to apartment building. Ms. Weston state that she has spoken with Planning Manager Zack Carlton regarding a possible ordinance amendments to address micro apartment buildings. Mr. Carlton stated that he can see the applicant may not need that number of stalls required by the current ordinance,and he would support evaluating an ordinance amendment. Acting Chair Larson-Vito asked Mr. Carlton to confirm number of units. Mr. Carlton stated there were 43 units as hotel. He explained that during the transition, some units could not be used as apartments, so the number dropped down to 36 units. He noted that 90 parking stalls are required per ordinance. There being no further public comment,Acting Chair Larson-Vito closed the public hearing. g Commissioner Feinstein asked for clarification on the total of stalls currently. Mr. Carlton explained, noting that the proposed leased 20 stalls are not included in proposal and are in addition to what will be provided on site and when the garage space is constructed. He stated that with the leased 20 spaces, they will be close to 87 stalls. Commissioner Rydberg asked if there is any provision for parking along the driveway, to add few more stalls. Mr. Carlton stated he has not seen including on street parking in the p ast. Commissioner Thiel stated that he recalled discussion on a ast proposal the Planning p p g Commission was firm on the number of required parking stalls. He stated that it is easy to reduce number of stalls in the planning phase,but in reality there can be problems later. He Board of Adjustments Minutes Page 3 June 27,2017 stated he would not support reducing the number of stalls below 90. He stated that the applicant could potentially add more stalls by leasing adjoining property. Acting Chair Larson-Vito asked if the applicant had the ability to add 20 more stalls to the existing 45 on site. Mr. Carlton stated he would have to measure to determine that. He noted that,per ordinance,36 covered stalls are required, as well. Rydberg stated that he understands that currently there is a different population in this building,but they need to address the ordinance standards, to deal with whatever use may come along later. Commissioner Thiel concurred. Chair Larson-Vito stated that there are reasons for having requirements, since tenants have families and friends who may visit. She stated that if the applicant were to utilize 20 spaces on site and 20 leased from the adjacent property owner, they would be pretty close to meeting the requirements. She stated that if they were at 2 per unit, she could support a variance for this,with proof of parking for future increased needs. Acting Chair Larson-Vito asked what the requirement is for covered parking. Mr. Carlton stated that one covered space per apartment is required for all new apartments. Commissioner Nicholas noted that adding future units would require more parking stalls. Acting Chair Larson-Vito state that she would like to work with this applicant to meet the requirements, as she feels there are other apartments in town that do not have one covered stall per unit. Mr. Carlton stated that if approved,the 20 additional stalls would have to be constructed and a lease agreement provided with adjacent property owner for 20 more stalls. Acting Chair Larson-Vito stated the number of stalls would then be approximately 85 total. Ms. Weston stated it would not be their preference to add covered parking and 20 additional stalls. She stated the costs have to be passed on to someone. She stated they are extremely interested in the 25 stall garage. She explained that if could lease the additional parking stalls for the interim. She stated that currently,parking not an issue or challenge. She suggested they could add parallel parking after the right-of-way along the driveway. Commissioner Thiel stated that he would support a variance with 20 additional stalls constructed and 20 leased,but he could not support it without. Acting Chair Larson-Vito—further explained concerns for parking between the other property, and stated it may become a security issue. She would rather see 20 additional on- site, so clear they are for apartment building. The Commissioners discussed the criteria for granting a variance. It was the consensus of the Board of Adjustments that the request meets all five criteria. Motion by Commissioner Konietzko and seconded by Commissioner Feinstein to approve the request by Elk River Lodge & Residential Suites for variance to reduce Board of Adjustments Minutes Page 4 June 27,2017 the number of required parking stalls from 2.5 to 1.8,with 20 additional stalls to be constructed on site and to allow 20 leased stalls to meet the approved number of parking stalls. Motion carried 6-0. 5. Adjournment There being no further business,Acting Chair Larson-Vito adjourned the meeting of the Elk River Board of Adjustments at 7:00 p.m. Minutes prepared by Debbie Huebner. Tina Allard City Clerk Jill Larson-Vito Planning Commission Vice-Chair