4.1 BASR 06-27-2017 - Laserfiche WebLink

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Request for Action To Item Number Board of Adjustments 4.1 Agenda Section Meeting Date Prepared by Public Hearing June 27, 2017 Zack Carlton, Planning Manager Item Description Reviewed by Elk River Lodge & Residential Suites —17432 Zane Chris Leeseberg, Senior Planner Street NW Reviewed by ■ Variance to permit a reduction in required number of parking stalls for apartment building, Case No. V 17-02 Action Requested Deny, by motion, the variance for a reduction in the number of parking spaces required for an apartment building: 1. The general purpose and intent of the ordinance are not met. 2. The proposed use is not a reasonable use of the property. Background/Discussion The property is located at 17432 Zane Street NW and is zoned FAST — The Point, where multi -family residential uses are a permitted use. The property was developed as a hotel in 1990, and operated as such until an Interim Use Permit (IUP) was approved for an extended stay hotel last spring. The conditions of approval for the IUP state that an application for conversion of the hotel to an apartment building must be submitted to the city. The applicant has been working with the building department to address building code issues related to the conversion to an apartment building, and has also been inspected as a rental facility in preparation for licensing as a multi -family apartment building. In order to meet zoning requirements for an apartment building, officially changing the designation from an extended stay hotel to multi -family residential, city code requirements related to parking must be addressed. The ordinance standard for apartment buildings is 2.5 stalls per unit, which means the 43 unit building needs 108 parking stalls. The site currently has 46 surface parking and the proposed covered garage replaces 26 of the stalls with a 25 stall garage — reducing the overall number of parking spaces to 45. This is slightly more than 1 per unit, and staff cannot recommend approval as the general purpose and intent of the ordinance would not be met. However, there appears to be enough space along the perimeter of the existing parking lot to add approximately 20 more spaces, bringing the total number of stalls to 65. At 1.5 stalls per unit this is still well below the ordinance standard of 2.5. The city has approved reductions in the parking standard for apartment buildings in the past, but the reductions have been at 2 stalls/unit, with demonstration of proof of parking for the deficient stalls. If the same standard were applied to this project, 86 stalls would be needed — or 21 below what can readily be constructed on the current site. 4A UR