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Additionally, these variances are needed due to practical difficulties, including: <br /> <br />1. Hillside Heights proposes to use the property in a reasonable manner for multi-family <br />housing which is currently allowed by code, but needs these two variances to make the <br />project feasible. <br /> <br />2. These variances are needed due to the unique circumstances of the property, not due to <br />Hillside Height’s partnership’s action or inaction. <br />a. The particular arc of property line at the northwest corner is especially unique and <br />due to an easement with the City of Elk River. <br />b. A parking variance is needed to maximize use of the site. The market indicates a <br />2.5:1 ratio is too much parking and there will be empty parking stalls. However, <br />proof of parking allows Hillside Heights Limited Partnership the ability to build <br />out additional stalls to the required ratio if these market indications change (i.e. <br />more parking is needed for tenants). <br /> <br />3. The variances, if granted, will not alter the essential character of the locality. <br />a. The front yard setback variance will not alter the character of the locality and is <br />more of a technicality due to the unique circumstances of the northwest property <br />line. The building itself sits far back from the roadway. <br />b. The parking variance allows Hillside Heights Limited Partnership to fully utilize <br />the site, while also not creating extra parking stalls that will not be used and <br />retaining additional green space and buffer from nearby residences. A proof of <br />parking plan allows for the future build-out of stalls if, after lease-up and <br />occupancy of the building, additional parking is needed. <br />