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<br />Ite121 # b
<br />City of Mounds View
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<br />1uleetrng Dat.e: Februa�y S, 2003
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<br />TO A �IX-iTI�IIT TVI�TI,TI-FAI�IL�' ST'R�TC'I'�Jl�E
<br />Int�°oduction:
<br />The property owner of 2075 Hillview Road has requested a permit to expand her four-plex by
<br />constructing two additional units in the basement of the four-unit building. The property is zoned R-
<br />3, Medium Density Residential. In texms of density, both a four-plex and a six-unit buiiding would be
<br />appropriate for this district. However, there is not enough parking on-site to satisfy the zoning
<br />requirements for a six-unit building which has prompted the property owner to request a variance.
<br />D�,�cussron:
<br />Chapter 1221 of the Zoning Code requires that multi-family housing developzxaents provide a
<br />minimum af 1 and '/a outdoor parking stalls per unit and 1 garage stall per unit for a total of 2'/a
<br />� �� parking stalls per unit. Currently there are tweive stalls on the site, of which only two are garage
<br />stalls. While the total number of stalls saiisfies the total nu�nbez- p�esently required, there should be
<br />two more garage stalls foz' the property to be completely cor�orming to the City Code. To expand
<br />the number of dwelling units in the building, there would need to be a iotal of 15 stalls, six of wl�ich
<br />garage spaces. The variance being requested then is to maintain the �resent parking capacity at 12
<br />with oniy the two garages.
<br />While tl�e property may l�ave more parking capacity than marzy of the other surrounding four-piex
<br />units by virtue of the garage stalls, if the property were to expand to six units, the number of
<br />additional vehicles cauld potentially exceed the lot capacity on a daily basis. Where would the
<br />overflow parking be satisfied? One couid suggest that as a condition of the variance, ihe property
<br />owner could, through a lease provision, limui the number of resident vehicles to no more than two per
<br />unit, which would be consistent with the parking capacity of the site, but then there would be no
<br />parking for visitors. -
<br />Upon closer inspection of the property, it does appear as though there is a possibility that additional
<br />parking and/or garages could be consiructed on the site, however a survey wauld need to be
<br />completed io verify setbacks and spacing requirements.
<br />V�ar•aance Conside�°�taonsa
<br />For a variance to be approved, ihere needs to be demonstrated hardship or practical dif�'iculties
<br />associated with the property that makes a literal interpretation of the Code overly burdensome or
<br />restrictive to a property owner. State statutes require that the governing body (the Pianning
<br />Commission) review a sei of specified criteria for each appiication and tnake its decision in
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