Board of Adjustments Packet - May 28, 2024

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dwelling unit. Senior housing generally includes smaller units and fewer 2-to-3-bedroom units. The smaller apartment units also result in a smaller building footprint, which does not allow enough space for below ground parking. In addition to the typical justifications stated for a parking variance, the applicant has also noted that an approved variance will improve the competitiveness of their funding application to Minnesota Housing. A parking variance would reduce the cost of the development and allows the developer to claim points in the funding applications as “other contributions” from the city. Consideration of the variance by the Board of Adjustments does not impact the required land use and zoning requirements that this project will also require. The applicant is seeking the variance ahead of those applications in an effort to receive financial support from the state and to support additional financial investment. 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 Duffy Development owns and manages over 20 properties and more than 1000 units in the Minneapolis metro area, including 2 in Elk River (Coachman Ridge and the Depot). Most of our portfolio is geared towards family and offers a 2:1 parking ratio. We believe that the demographics of our existing portfolio has a greater need for parking than a senior development would. Because the 2:1 parking ratio at our other properties has been successful, we feel a 1.5:1 parking ratio would be more than sufficient to meet the parking needs of senior residents and their guests. The city has generally supported a reduction to the parking requirements for apartment projects from the ordinance requirement of 2.5:1 down to 2:1. The approvals have also required the developer to include covered parking at a 1:1 ratio, as is required under the city code. The applicant proposes a total of 40 covered stalls for the 60-unit building, and 50 surface stalls. The plan also includes 33 proof of parking stalls. The current request provides parking at a ration of 1.5 stalls per residential unit and is 20 stalls short of the ordinance requirement for covered stalls. The board should consider the request but could require the developer to construct the proof of parking to establish a parking ratio of 2:1. The two scenarios require a variance, but 2:1 has been typical for these types of projects. The proposed use as a senior facility with just over half of the units shown as one-bedroom or studios typically would not require the same parking demand as a typical apartment project. With the recommended conditions of approval, staff believes the request could be in harmony with the general purpose and intent of the ordinance. 2. Is consistent with the City of Elk River Comprehensive Plan. The Comprehensive Plan identifies a need for more affordable senior housing. Granting this variance will make it more likely that we are able to obtain the necessary financing for building this development. In addition to the goals for additional, and affordable, senior housing, the Comprehensive Plan guides the site for multifamily residential uses. The requests will not alter the base use of the parcel as an apartment (multifamily) use and is consistent with the Comprehensive Plan. Variances may be granted when the petitioner establishes that there are practical difficulties in complying with Page 12 of 29