Board of Adjustments Packet - November 25, 2025 with Presentations

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Background/Discussion The applicant, Patrick Briggs, is proposing construction of a 59-unit multi-family apartment building at 17379 Twin Lakes Parkway. The property is currently 5.79 acres in size and includes one single-family home on the north side of the parcel. The current variance request supports the planned apartment building, but this application does not authorize construction of the building. A separate administrative site plan review application is required. Proposed variances include a reduced parking requirement – reducing the required number of stalls from the ordinance standard of 2.5 stalls/unit to 2.13 stalls. This type of parking request has become common throughout the community, and a similar request was approved for the apartment building immediately north of the subject site. The proposed apartment building includes 53 studio units and 6 one-bedroom units. It is expected that this unit style will reduce the parking demand below the 2.5 stalls/unit required within the ordinance and is consistent with recent variances throughout the community. Staff included a typical requirement of an exhibit demonstrating proof-of-parking to show that the full parking requirement can be met if parking becomes a concern in the future. The existing wetland on the property has been reviewed by the city’s environmental staff. The proposed encroachment into the buffer/setback impacts 6 feet of the required 45-foot buffer and setback. Ordinance prohibits structures and impervious surfaces in this area, but maintained vegetation (turf) is allowed. The proposed building would be 39 feet from the delineated wetland and a small corner of the structure with a smaller encroachment of 3-feet (42-feet from delineated wetland) for approximately 50 feet. Civil plans include filling an existing wetland to accommodate the stormwater pond to treat the new impervious surfaces. This impact is not part of the variance request and must be approved separately through a wetland replacement plan. Applicable Regulations The variance standards are outlined below. The applicant's responses are noted in italics. A variance may be granted when the petitioner establishes that the variance satisfies all five of the criteria described below. The variance is: 1. Is in harmony with the general purpose and intent of the ordinance, and The zoning and Comprehensive plan are in alignment with owners use. The parking variance has become a relatively common request either through a Planned Unit Development or with a variance. The city’s experience with a parking variance of greater than 2 stalls/unit has generally not resulted in too few parking stalls to serve the buildings. The included condition of a proof of parking exhibit must show that additional parking can be constructed if parking becomes an issue in the future. The wetland buffer setback has also become common, and with the condition that no additional impervious surfaces be placed within the buffer setback, the impact is supported by staff. The variances are generally in harmony with the purpose and intent of the ordinance. 2. Is consistent with the City of Elk River comprehensive plan. The zoning and Comprehensive plan are in alignment with owners use. The Comprehensive Plan guides the property for mixed-residential uses, up to and including small-scale Page 52 of 97