Board of Adjustments Packet - July 23, 2024

Home Browse Search

The Civil Plan set shows that we meet the required 186 parking stalls with a combination of constructed parking stalls (99) and proof of parking spaces (87). Due to the standard operating procedures for this owner, they have determined that the 99 parking stalls that are shown exceed the needs of the business factoring in all employees, visitor and delivery traffic uses. Constructing only the 99 parking spaces allows the owner to preserve existing green space and provide extra landscaping features that would otherwise be taken up with unused impervious coverage. The applicant proposes to construct what is required based on their current business practices. A light manufacturing facility does not experience large swings in customer or visitor parking, meaning that their parking needs are largely predictable. However, should this change, staff has included a condition requiring the applicant to enter into a proof of parking agreement with the city. This agreement will require the construction of additional stalls should parking become an issue in the future. The variance is in harmony with the general purpose and intent of the ordinance. 2. Is consistent with the City of Elk River Comprehensive Plan. The Civil Plan set also includes a future building site plan that shows the owner’s future intentions with a building expansion in relation to the provided parking spaces. The proposed parking stalls and the proof of parking are shown to meet the needs of the expanded building without changing the layout and use of the originally proposed parking areas. The proof of parking spaces were laid out to show that future expansion or a change of ownership can activate these additional parking spaces if the need arises and still meets the City parking requirements for any related future use of this site. The variance 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; Allowing the proof of parking areas to remain green space reduces the amount of disturbed area for construction activity, it reduces the overall new impervious area of the proposed project and future building expansion project and reduces the contribution to the regional stormwater treatment areas built by the City for this site and its adjacent properties. This will contribute to reduced maintenance costs and scheduling for the stormwater treatment facilities as well as the owner’s duties on-site. As noted earlier, the parking needs of the site are relatively predictable and the applicant is confident that the proposed stalls will satisfy the needs of their operation. Should parking become an issue in the future, additional parking will be required as outlined in a proof of parking agreement. The proposed variance is a reasonable use not permitted by the zoning ordinance. 4. The plight of the petitioner is due to circumstances unique to the property not a consequence of the petitioner's own action or inaction; and The owner has determined that the 99 parking stalls that are shown exceed the needs of the business factoring in all employees, visitor and delivery traffic uses. If they were to build out the entire 186 parking areas, this additional impervious area would largely go unused and create an unnecessary burden to the surrounding environment like increased heat island effect, increased stormwater runoff and sedimentation, and destruction/reduction of pollinator habitats. The parking needs are unique and not a consequence of the petitioners' action. 5. The variance, if granted, will not alter the essential character of the locality. Page 10 of 22