4.1 BASR 06-27-2017 - Laserfiche WebLink

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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