5.2. BASR 05-24-2022 - Laserfiche WebLink

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Hillside Heights: Variance Narrative Hillside Heights Limited Partnership requests a variance to the front yard setback and parking requirements for its multi-family housing project located at 17451 Twin Lakes Road (Parcel Number: 75-002-4320) known as Hillside Heights. The City of Elk River’s required front yard setback is 30 feet from the property line. Hillside Height’s northwest boundary of the site has an easement with the City of Elk River that creates an arc for a property line, rather than a typical rectangular property line. Due to this odd property line shape, the building at the northwest corner is only 16 feet from the property line rather than the required 30 feet. However, the primary building faces are set at 65’-9” from the north property line, and 71’-9” from the west property line – clearly meeting the intention of the 30 foot setback requirement. Hillside Heights has a total of 100 parking spaces, with 48 surface stalls and 52 underground parking stalls for a total parking ratio of 1.9:1 and a covered parking ratio of 1:1. Proof of parking is provided on-site for an additional 30 surface stalls which achieves the desired 2.5:1 parking ratio. Parking requirements for the site are 2.5 spaces for everyone 1 unit (2.5:1). Of the spaces provided 1 space for every 1 unit must be covered (1:1 covered). Hillside Heights Limited Partnership is requesting a variance that the overall parking ratio be reduced to 1.9:1 with a proof of parking agreement for up to 2.5:1. Hillside Heights Limited Partnership believes that both of these variances meet the following criteria: 1. The variances requested are in harmony with the general purpose and intent of their ordinances. a. The front yard setback is only needed due to the oddly shaped property line at the northwest corner of the site. The building itself is setback 65’-9” from the north property line, and 71’-9” from the west property line which clearly meets intent. b. The parking variance meets the purpose and intent of the ordinance by providing all required covered parking, and showing proof of parking up to the requested parking ratio of 2.5:1. 2. The variance is consistent with the City of Elk River Comprehensive Plan. a. The City of Elk River Comprehensive Plan calls out the need for additional affordable housing, which this project provides. The front yard setback and parking variance allows for the creation of this needed resource. b. Additionally, Hillside Heights meets all other zoning and land use requirements as set out by the Comprehensive Plan and helps to develop out the Station Area Residential housing area.