5.1. BASR 12-20-2022 - Laserfiche WebLink

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10. The new angled parking space between the garage and those along the south lot line shall be limited to and signed, via on pavement signage, not posts, for car parking only. 11. This variance does not exempt the applicant from building codes related to the proposed remodel. Background/Discussion The applicant, Elk River Lodge, is seeking approval of multiple variances that will allow an interior remodel of the existing pool area in support of additional residential units. To achieve that goal, the site plan must be updated to accommodate additional parking. Ordinance requires 2.5 stalls for each residential unit. The proposal constructs two stalls per unit. This is consistent with previous approval on this site, along with approvals for similar projects elsewhere in the community. Due to the current site constraints, that applicant is also requesting setback variances to accommodate the additional parking spaces. They have requested a reduced setback from the bluff area, 30 feet is required, and the proposed garage will encroach into that setback. The proposal does not encroach any further than the current building and will not impact the bluff or setback. The second setback request would allow the parking area along the south lot line to encroach five feet into the required 10-foot parking and drive area setback. The parcel immediately to the south was granted the same approval and would be consistent with that approval. Snow storage is the primary concern with the side-yard setback in this location. This will require each property owner to work with their contractor and ensure snow storage does not become an issue going forward. Finally, the applicant proposes a reduction to the prescribed parking stall dimensions. The proposal reduces the drive aisle widths along the south side of the existing garage from 24 feet down to 18.4 feet. The angled parking stall depth is proposed at 18 feet, which is less than the required 23-foot depth. We have reviewed concerns with the applicant regarding this request – difficulty for residents to move in/out of spaces, maneuvering larger vehicles through the lots, and access to the garages. Staff has included conditions to address some of these concerns, but the Commission should thoroughly discuss the proposal. Applicable Regulation Variances may be granted when the petitioner establishes that the variance satisfies all five of the criteria described below. The applicant’s responses are noted in italics, while staff’s analysis follows. The variance is: 1. Is in harmony with the general purpose and intent of the ordinance, and The property currently has 36 apartment units, and the request is to expand the amount of parking by a total of ten spaces and that we then be allowed to have 41 apartment units. The original request had been for up to ten additional parking spaces, accommodating an additional five residential units. In reviewing the application and working through some of the challenges with the site plan, the request has now been reduced to eight additional spaces, accommodating four new apartment units. The proposed use of an apartment is in harmony with the ordinance, but the changes to the parking space dimensions does present some challenges to the operation of the site – specifically the circulation of cars and trucks through the lot and in/out of the parking spaces. With the recommended conditions of approval staff believes the request could be in harmony with the general purpose and intent of the ordinance.