Agenda - Planning Commission - 04/25/2024

Home

2017 for a residential density of 26.7 units per acre. The Applicant's proposed density is 56.2 units per acre, which is comparable to Affinity at Ramsey (51.8) and The Residence at the COR (75.9), though both of those developments are zoned COR-1. To accommodate the proposed density of 56.2 residential units per acre, the Applicant is requesting a Zoning Map Amendment from COR-4b to COR-4c. This was presented to the Planning Commission in February 2024 go receive direction on how to handle the density (via a text amendment or a map amendment). Variance As noted above, the Applicant is requesting a Variance to the Height Regulations in the COR Framework to allow for a fifth story in the COR-4c zoning district. The Applicant has stated that the development cannot work without a fifth story, and has stated their practical difficulty through the following items: • The development needs at least 200 residential units to be economically feasible and to comply with the terms of the Purchase Agreement with the City. Eliminating the fifth story would result in a loss of 46 residential units, leaving only 172 available, which would be insufficient for both the Applicant's pro forma and the City's Purchase Agreement. • The Applicant is working to maximize the green space on the site while minimizing the building footprint. If the fifth story is eliminated, the building footprint will have to increase, resulting in a loss of green space, landscaped areas, and residential amenities. The building's proposed height is as follows: • 54.5 feet from the 1st Floor/Highest Grade to the Roof Line • 56.5 feet from the 1st Floor/Highest Grade to the Top of the Parapet • 59.5 feet from the Lowest Grade to the Roof Line • 61.5 feet from the Lowest Grade to the Top of the Parapet The COR zoning districts specify height regulations by the number of stories instead of the height in feet. Specifially, the COR-4b and COR-4c zoning districts allow buildings up to 4 stories in height, and the COR-1 zoning district allows buildings between 2 and 5 stories in height. For context, building regulations in the R-3 zoning district allow for a 60-foot-tall building by -right. The proposed building will be 5 stories above -ground, with an additional story of sunken parking that extends up to five feet above grade along portions of the building facade. Since the sunken parking's above -ground exposure does not exceed 6 feet above grade, it does not meet the definition of a "story" in City Code and, thus, does not count towards the height of the building in the COR Framework. When comparing the proposed building to other similar residential and mixed -use buildings in the COR, the Norhart building is within one foot of the height of Affinity at Ramsey (54 feet) and The Residence at the COR (53.5 feet), and the same height at Parkview East (54.5 feet), as measured from the highest grade to the roof peak. All of these other buildings are 4 stories tall, and two of these buildings have gabled roofs. The Residence at the COR has a flat roof, but its first floor is taller than the other floors to accommodate the retail space and walk-up townhomes along Sunwood Drive. Three Factor Test Per State Statute, a variance can be issued if zoning provisions result in practical difficulties for a property owner. This includes reasonableness, uniqueness, and essential character. • Reasonableness: Impervious surfacing and buildings are essential components of land development. The subject property has been vacant since the establishment of the COR Framework, and is set aside for mixed -use development. Several other developments in the COR have included buildings of similar size and impervious surfacing of similar scale to the proposed development. • Uniqueness: The proposed development is unique in that it will be the first in the COR district to include sunken or underground parking, which lessens the impervious surfacing but increases the building height. Additionally, there is a paved driveway that encroaches onto the Subject Property's southern edge to provide shared access to Home2Suites. This driveway increases the impervious surfacing coverage of the lot and decreases the available land to build upon, thus necessitating the fifth story to accommodate the development. • Essential Character: The Subject Property and neighboring properties are zoned and guided for a mix of commercial and residential land uses. Thus, a mixed -use development on the Subject Property meets the