Agenda - Council - 05/14/2024 - Laserfiche WebLink

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system of pipes will collect stormwater from a trench drain at the bottom of the parking garage ramp. This will help prevent back-up and overflow of stormwater pipes during high-precipitation weather events. The Applicant will contribute the cost of constructing a storm water basin on-site into the regional basin. Zoning Map Amendment The Sub j ect Property was rezoned to COR-4b back in November 2023 to accommodate the Waterfront Village development to the north, since the Subject Property was included as part of that larger parcel at that time. However,the COR-4b zoning district allows mutli-family residential uses,but only to a density of 4 to 15 units per acre. The COR-4c zoning district allows 15 or more units per acre,with a theoretical maximum density of 75 units per acre, as defined by the City's 2040 Comprehensive Plan. The only other instance of the COR-4c zoning district in the City is Greenway Terrace Apartments,which was approved in 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 1 st Floor/Highest Grade to the Roof Line • 56.5 feet from the 1 st 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