HomeMy WebLinkAboutX-C-01 (a,b) Conversion of Building into Apartments (321 6th Street E.)City Council Memorandum
To:Mayor Fasbender & City Councilmembers
From:John Hinzman, Community Development Director
Date:October 20, 2025
Item:Resolution: Amending Special Use Permit and Variance –Apartments -321 6th St
E –Mike and Amy Bauer
Council Action Requested:
The City Council is asked to take the following actions to facilitate conversion of 321 6th
Street East into an apartment building:
1.Amending a Special Use Permit to allow 10 dwelling units within a historic
structure.
2.Amending a Variance to the minimum parking standards to construct 17 parking
spaces rather than 18.
Approval of each action requires six of seven Councilmembers.
Background Information:
The Special Use Permit and Variance were unanimously approved by the City Council on
November 2, 2020 with limited discussion. Over the past five years the applicants have
continued to work on the plans with some modifications including:
•Increasing the number of residential units from 9 to 10 which is allowed under the
ordinance.
•Reconfiguring the parking area.
Financial Impact:
Creation of apartments within the building will increase the value of the
building and expand housing opportunities.
Advisory Commission Discussion:
The Planning and Heritage Preservation Commissions each voted unanimously to
recommend approval of the SUP and parking variance at their October 12 and 13, 2020
meetings respectfully. Only the applicants spoke at the meeting. Staff received one phone
call in opposition to the request with concerns that noise and other disturbances similar to
the Harbor Shelter could occur.
Council Committee Discussion:
N\A
Attachments:
•Resolution –SUP Historic Apartment
•Resolution –Parkng Variance
•City Council Staff Report -November 2, 2020
X-C-01 (a,b)
HASTINGS CITY COUNCIL
RESOLUTION NO._________
A RESOLUTION AMENDING RESOLUTION NO. 11-03-20 ADOPTING WRITTEN FINDINGS
OF FACT, CONCLUSIONS AND DECISION OF THE CITY COUNCIL OF THE CITY OF
HASTINGS ACTING AS THE BOARD OF ADJUSTMENT AND APPEALS GRANTING A
SPECIAL USE PERMIT FOR HISTORIC APARTMENT IN THE R-2 ZONING DISTRICT
LOCATED AT 321 6TH STREET EAST
WHEREAS, Mike and Amy Bauer have petitioned for Special Use Permit approval
for Historic Apartment at 321 6th Street East, legally described as Lots 7 and 8, Block 34,
TOWN OF HASTINGS BLKS 1 THRU 99, Dakota County, Minnesota; and
WHEREAS, on October 12, 2020, a public hearing and review was conducted
before the Planning Commission of the City of Hastings, as required by state law, city
charter, and city ordinance; and
WHEREAS, The Planning Commission recommended approval of the request
subject to the conditions hereunder; and
WHEREAS, on October 13, 2020, review was conducted before the Heritage
Preservation Commission of the City of Hastings, as required by city ordinance; and
WHEREAS, The Heritage Preservation Commission recommended approval of
the request subject to the conditions hereunder; and
WHEREAS, on November 2, 2020, review of the application was conducted
before the City Council serving as the Board of Adjustment, as required by state law, city
charter and city ordinance; and
WHEREAS, the Council voted 7-0 to adopt Resolution No. 11-03-20 (“Adopted
Resolution”) approving a Special Use Permit for Historic Apartment; and
WHEREAS, The Adopted Resolution included certain conditions of approval,
including Condition No. 4 requiring establishment of the use within one year of the
Adopted Resolution; and
WHEREAS, The use was not established within one year per the Adopted
Resolution; and
X-C-01 (a,b)
WHEREAS, The applicant wishes to establish the use per the Adopted Resolution.
NOW THEREFORE BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF HASTINGS,
SITTING AS THE BOARD OF ADJUSTMENT AND APPEALS, AS FOLLOWS:
The Adopted Resolution is hereby amended as follows:
1.Findings of Fact No. 1. The number of apartment units is increased from nine to
ten which is allowed under the Zoning Ordinance.
2.Condition No. 4 of the Adopted Resolution is hereby stricken in its entirety and
replaced as follows: The use must be established by October 20, 2026 or
approval is null and void.
NOW THEREFORE BE IT FURTHER RESOLVED BY THE CITY COUNCIL OF THE CITY OF
HASTINGS, SITTING AS THE BOARD OF ADJUSTMENT AND APPEALS, AS FOLLOWS:
The Findings of Fact, Conclusion, and remaining conditions of approval remain in effect.
Adopted by the Hastings City Council on October 20, 2025.
ATTEST:__________________________
Mary Fasbender, Mayor
________________________________
Kelly Murtaugh,
City Clerk (City Seal)
I HEREBY CERTIFY that the above is a true and correct copy of resolution presented to
and adopted by the City of Hastings, County of Dakota, Minnesota,20th day of October,
2025, as disclosed by the records of the City of Hastings on file and of record in the
office.
________________________________
Kelly Murtaugh, City Clerk
(SEAL)
This instrument drafted by:
City of Hastings (JH)
101 4th St. E.
Hastings, MN 55033
X-C-01 (a,b)
HASTINGS CITY COUNCIL
RESOLUTION NO._________
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF HASTINGS GRANTING A
VARIANCE TO THE MINIMUM PARKING STANDARDS FOR PROPERTY LOCATED AT 321
6TH STREET EAST
WHEREAS, Mike and Amy Bauer have petitioned for a variance to Hastings City
Code Chapter 155.09 and Appendix B to vary one parking stall from the minimum
allowable number of 18 spaces, as determined by City Code Chapter 155.09 and
Appendix B for the 10 dwelling units proposed on property generally located at 321 6th
St E, legally described as Lots 7 & 8, Block 34, Town of Hastings BLKS 1 THRU 99, Dakota
County, Minnesota.
WHEREAS, on October 12, 2020, the request was reviewed by the Planning
Commission of the City of Hastings, as required by state law, city charter and city
ordinance; and
WHEREAS the Planning Commission recommended approval of the request to the
City Council subject to the findings of fact contained herein; and
WHEREAS, on October 13, 2020, review was conducted before the Heritage
Preservation Commission of the City of Hastings, as required by city ordinance; and
WHEREAS, The Heritage Preservation Commission recommended approval of
the request subject to the conditions hereunder; and
WHEREAS The City Council adopted Resolution No. 11-04-20 (“Adopted
Resolution”) approving the variance in concurrence with the recommendation of the
Planning Commission and Heritage Preservation Commission; and
WHEREAS, The Adopted Resolution included certain conditions of approval,
including Condition No. 2 establishing a one-year Sunset Clause; if progress on the
proposal is not made within one year of the City Council approval, the approval is null and
void; and
WHEREAS, The use was not established within one year per the Adopted
Resolution; and
WHEREAS, The applicant wishes to establish the use per the Adopted Resolution.
X-C-01 (a,b)
NOW THEREFORE BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF HASTINGS,
SITTING AS THE BOARD OF ADJUSTMENT AND APPEALS, AS FOLLOWS:
The Adopted Resolution is hereby amended as follows:
1.Condition No. 2 of the Adopted Resolution is hereby stricken in its entirety and
replaced as follows: The use must be established by October 20, 2026 or
approval is null and void.
NOW THEREFORE BE IT FURTHER RESOLVED BY THE CITY COUNCIL OF THE CITY OF
HASTINGS, SITTING AS THE BOARD OF ADJUSTMENT AND APPEALS, AS FOLLOWS:
The Findings of Fact established as part of the Adopted Resolution remain in effect.
Adopted by the Hastings City Council on October 20, 2025.
ATTEST:__________________________
Mary Fasbender, Mayor
________________________________
Kelly Murtaugh
City Clerk
I HEREBY CERTIFY that the above is a true and correct copy of resolution presented to and
adopted by the City of Hastings, County of Dakota, Minnesota, on the 20th day of October,
2025, as disclosed by the records of the City of Hastings on file and of record in the office.
________________________________
Kelly Murtaugh
City Clerk (SEAL)
This instrument drafted by:
City of Hastings (JH)
101 4th St. E.
Hastings, MN 55033
X-C-01 (a,b)
City Council Memorandum
To:Mayor Fasbender & City Councilmembers
From:Justin Fortney, City PlannerDate:November 2, 2020Item:Resolution -Special Use Permit –Historic Apartment/ Parking Variance-321 6th St E –Mike and Amy Bauer
Council Action Requested:
Act on the attached resolutions for the following two requests:1.Special Use Permit for operation of an apartment building in a historic structure2.Variance to the minimum parking standards to construct 17 parking spaces rather than 18. (1.888 spaces/ dwelling rather than 2 spaces/ dwelling)
Approval of each request requires six of seven Councilmembers.
Background Information: This item was removed from the October 19,2020 City Council Meeting agenda due to
there not being enough Councilmembers in attendance to approve the request.
The use of apartments in large historic properties was added as an allowable SUP last year. This was in an effort to allow the reuse of these unique buildings with a residential use, to complement their residential settings.
The ordinance allows apartments with a SUP in large structures that are designated Heritage Preservation Sites or in a Historic Preservation District. The allowable number of units is based on the property and structure size. This property would allow up to ten units. Nine are proposed and include two studio units, two single bedroom units, four
double bedroom units, and one triple bedroom unit.
Please see the attached Planning Commission staff report for additional information.
Financial Impact: N/A
Advisory Commission Discussion:The Planning and Heritage Preservation Commissions each voted unanimously to recommend approval of the SUP and parking variance at their October 12 and 13, 2020 meetings respectfully. Only the applicants spoke at the meeting. Staff received one phone call in opposition of the request with
concerns that noise and other disturbances similar to the Harbor Shelter could occur.
Council Committee Discussion:N\AAttachments:
•Resolution –SUP Historic Apartment
•Resolution –Parkng Variance
•Plannig Commission Staff Report, October 12, 2020 (HPC Staff Report,October
13,2020 is nealy identicl)
X-C-01 (a,b)
HASTINGS CITY COUNCIL
RESOLUTION NO._________
A RESOLUTION ADOPTING WRITTEN FINDINGS OF FACT, CONCLUSIONS AND DECISION
OF THE CITY COUNCIL OF THE CITY OF HASTINGS ACTING AS THE BOARD OF
ADJUSTMENT AND APPEALS GRANTING A SPECIAL USE PERMIT FOR HISTORIC
APARTMENT IN THE R-2 ZONING DISTRICT LOCATED AT 321 6TH STREET EAST
Council member ___________________________ introduced the following Resolution
and moved its adoption:
WHEREAS, Mike and Amy Bauer have petitioned for Special Use Permit approval
for Historic Apartment at 321 6th Street East, legally described as Lots 7 and 8, Block 34,
TOWN OF HASTINGS BLKS 1 THRU 99, Dakota County, Minnesota; and
WHEREAS, on October 12, 2020, a public hearing and review was conducted
before the Planning Commission of the City of Hastings, as required by state law, city
charter, and city ordinance; and
WHEREAS, The Planning Commission recommended approval of the request
subject to the conditions hereunder; and
WHEREAS, on October 13, 2020, review was conducted before the Heritage
Preservation Commission of the City of Hastings, as required by city ordinance; and
WHEREAS, The Heritage Preservation Commission recommended approval of
the request subject to the conditions hereunder; and
WHEREAS, on November 2, 2020, review of the application was conducted
before the City Council serving as the Board of Adjustment, as required by state law, city
charter and city ordinance; and
WHEREAS, the Council voted 7-0 to approve the Special Use Permit for Historic
Apartment; and
WHEREAS, approval of the Application was based upon the record and the
Findings of Fact articulated by the City Council and set forth below.
X-C-01 (a,b)
FINDINGS OF FACT
1.By a Land Use Application dated September 14, 2020 (the “Application”) which is
incorporated into the record by reference, Mike and Amy Bauer has petitioned for
Special Use Permit approval for Historic apartment to operate a nine-unit apartment
building at 321 6th Street East, legally described as Lots 7 & 8, Block 34, TOWN OF
HASTINGS BLKS 1 THRU 99, Dakota County, Minnesota (“Subject Property”).
2.Hastings City Code Chapter 155.07 (J) provides, in part, as follows:
(J) Historic apartments –Historic Structures may be granted by SUP, a number
of dwelling units above what is normally allowed within the zoning district
3.The Subject Property has been used exclusively for housing large numbers of
individuals since its development in 1950, first as a convent and secondly as a youth
shelter.
CONCLUSION
The principal criteria contained in Hastings City Code Chapter 155.07 (J) is that
residential apartment activity occurring on the premises shall not cause any adverse
changes to the residential character of the neighborhood. The City Council finds that the
high capacity residential use of the Subject Property as proposed by the Applicant would
not impact the residential character of the neighborhood beyond the former uses that
existed on the subject property since 1950.
NOW THEREFORE BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF HASTINGS,
SITTING AS THE BOARD OF ADJUSTMENT AND APPEALS, AS FOLLOWS:
The Application is approved and the foregoing Findings of Fact and Conclusions are
adopted to further memorialize the reasons for approval of the Application and subject
to the following conditions:
1)Conformance with the information and plans submitted with the Planning
Commission Staff Report dated October 12, 2020.
2)Building Safety Department review and approval of proposed improvements.
3)HPC review and approval of all exterior appearance changes.
4)If the use authorized has not been established within one year from approval by
the Board of Adjustment and Appeals, the permit shall be null and void.
5)If the use authorized is discontinued for a period of three years or longer, the
permit shall be null and void.
6)The apartment must be operated consistent with the provisions listed is City
Code chapter 155.07 (J)
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7)A rental permit must be obtained from the Building Safety Department.
8)A variance to the minimum parking standards of Chapter 155.09 and
Appendix B must be obtained or an 18th parking stall must be added.
Council member ______________________ moved a second to this resolution and upon
being put to a vote it was adopted by the Council Members present.
Adopted by the Hastings City Council on November 2, 2020, by the following vote:
Ayes:
Nays:
Absent:
ATTEST:__________________________
Mary Fasbender, Mayor
________________________________
Julie Flaten,
City Clerk (City Seal)
I HEREBY CERTIFY that the above is a true and correct copy of resolution presented to
and adopted by the City of Hastings, County of Dakota, Minnesota, on the 2nd day of
November, 2020, as disclosed by the records of the City of Hastings on file and of record
in the office.
________________________________
Julie Flaten, City Clerk
(SEAL)
This instrument drafted by:
City of Hastings (JJF)
101 4th St. E.
Hastings, MN 55033
X-C-01 (a,b)
HASTINGS CITY COUNCIL
RESOLUTION NO._________
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF HASTINGS GRANTING A
VARIANCE TO THE MINIMUM PARKING STANDARDS FOR PROPERTY LOCATED AT 321
6TH STREET EAST
Council member _______________________ introduced the following Resolution and
moved its adoption:
WHEREAS, Mike and Amy Bauer have petitioned for a variance to Hastings City
Code Chapter 155.09 and Appendix B to vary one parking stall from the minimum
allowable number of 18 spaces, as determined by City Code Chapter 155.09 and
Appendix B for the 9 dwelling units proposed on property generally located at 321 6th St
E, legally described as Lots 7 & 8, Block 34, Town of Hastings BLKS 1 THRU 99, Dakota
County, Minnesota.
WHEREAS, on October 12, 2020, the request was reviewed by the Planning
Commission of the City of Hastings, as required by state law, city charter and city
ordinance; and
WHEREAS the Planning Commission recommended approval of the request to the
City Council subject to the findings of fact contained herein; and
WHEREAS, on October 13, 2020, review was conducted before the Heritage
Preservation Commission of the City of Hastings, as required by city ordinance; and
WHEREAS, The Heritage Preservation Commission recommended approval of
the request subject to the conditions hereunder; and
WHEREAS The City Council has reviewed the request and concurs with the
recommendation of the Planning Commission; and
X-C-01 (a,b)
NOW THEREFORE BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF
HASTINGS AS FOLLOWS:
That the City Council hereby approves the variance as presented to the City Council based
on the following findings of fact:
1.The size and shape of the land available for parking is set, on this is preexisting site that was developed 70-years ago for individuals with no need for parking. there is not enough space to provide adequate area for snow removal of parking
spaces that are not needed for the design of the apartment conversion.
2.The reduction of a parking space would likely lead to a small reduction in value
and income potential for the applicant rather than an increase.
3.Having an inadequate space for snow storage would increase the risks to the
public welfare, more so than one less parking space.
4.The property will not impair light, air, congestion, fire danger, public safety, or
property values within the vicinity.
5.The purposes and intent of ordinance is to assure there is a reasonable amount
of parking on the site. Given the number of studio and one-bedroom
apartments, the reduction of one space will still provide a reasonable amount of
parking on the site.
6.The proposed use is consistent with the Comprehensive Plan, in that it provides
increased density in the core of the city and quality housing that is affordable.
7.The proposed use is more similar to the immediate neighborhood than even
the past uses of the property.
8.Applying the minimum parking standard would result in the construction of an
unnecessary parking space that will take away greenspace, stormwater
infiltration, and snow storage space and add to the snow stockpile.
BE IT FURTHER RESOLVED BY THE CITY COUNCIL OF THE CITY OF HASTINGS AS
FOLLOWS:
Approval of the variance is subject to the following conditions:
1.Conformance with the Planning Commission Staff Report and plans dated
October 12, 2020.
2.Approval is subject to a one-year Sunset Clause; if progress on the proposal is
not made within one year of City Council approval, the approval is null and void.
3.The variance only applies to residential parking requirements for the site.
Council member __________________ moved a second to this resolution and upon
being put to a vote adopted by _____ present.
X-C-01 (a,b)
Adopted by the Hastings City Council on November 2, 2020, by the following vote:
Ayes:
Nays:
Absent:
ATTEST:__________________________
Mary Fasbender, Mayor
________________________________
Julie Flaten
City Clerk
I HEREBY CERTIFY that the above is a true and correct copy of resolution presented to and
adopted by the City of Hastings, County of Dakota, Minnesota, on the 2nd day of
November, 2020, as disclosed by the records of the City of Hastings on file and of record
in the office.
________________________________
Julie Flaten
City Clerk (SEAL)
This instrument drafted by:
City of Hastings (JJF)
101 4th St. E.
Hastings, MN 55033
X-C-01 (a,b)
To: Planning Commission
From:Justin Fortney, City Planner
Date:October 12, 2020
Item:Special Use Permit 2020-43 –Historic Apartment \Parking Variance –321 6th
Street East –Mike and Amy Bauer
Planning Commission Action Requested:
The Planning Commission is asked to hold a public hearing and review the SUP (Special
Use Permit) request to convert a large building in the Old Hastings Historic District into an
apartment. Related to the SUP, consider a request for a variance from the number of
required parking spaces.
Background Information:
The R-2 district typically allows residential uses of one and two units. The use of
apartments in large historic properties was added as an allowable SUP last year. This
was in an effort to allow the reuse of these unique buildings with a residential use, to
complement their residential settings.
The structure was constructed in 1950 as a convent and later converted to a youth
shelter in the 1990’s. The property is listed as a noncontributing property in the Old
Hastings Historic District, which makes it eligible for use as a historic apartment. It must
also be reviewed by the HPC (Heritage Preservation Commission) as part of the SUP
processes and for changes to the exterior appearance of the property. Noncontributing
properties must be reviewed by the HPC for appearance changes that may affect the
streetscape, rather than affects to the streetscape and their individual integrity.
Comprehensive Plan Classification
The 2040 Comprehensive Plan designates the property as Medium Density Residential.
Zoning Classification
The subject property is zoned R-2, Medium Density Residential. The proposed use is
allowed with a SUP, as outlined below.
(J) Historic apartments –Historic Structures may be granted by SUP, a number of dwelling
units above what is normally allowed within the zoning district upon adherence to the
following provisions:
Planning Commission Memorandum
X-C-01 (a,b)
(a) That the facility shall be part of a formally designated local, state, or national historic
site or district; (Old Hastings Historic District)
(b) That all dwelling units shall be established within the principal structure; (As
Proposed)
(c) That the number of units may be dependent on the amount of off-street parking as
required by the Parking and Loading Requirements of §155.09; (2/unit required)17
proposed, this is one space less than required)
(d) That the structure shall have a minimum size of 4,000 finished square feet; (10,242 SF)
(e) That the lot shall have a minimum of 9,000 square feet; (18,480 SF)
(f) That the SUP application be reviewed by the Heritage Preservation Commission as
required by §30.10; (October 13, 2020)
(g) That necessary and approved changes are made to the structure with all applicable
building permits, HPC review, and payment of applicable fees.
(h) Dwelling units shall be determined as follows:
1. One residential dwelling unit per 1,000 square feet of finished structure size shall be
allowed. (This would allow ten units, nine are proposed)
2. An additional 1,800 square feet of lot area shall be required for each additional unit
in excess of 5 units (This would allow ten units, nine are proposed)
(Ord. 2020-07, 3rd Series, passed 01-06-2020)
Adjacent Zoning and Land Use
The following land uses abut the property:
Direction Existing Use Zoning Comp Plan
North Duplex/ Single-Fam R-2 Medium & Low Density Residential
East Triplex R-2 Medium Density Residential
West Single-Family R-2 Low Density Residential
South SEAS School R-2 Institutional
Special Use Permit Review
The purpose of reviewing Special Use Permits is to determine if any special conditions
are necessary to assure the proposal fits with the general character of the area.
There are several large historic structures in Hastings that have been grandfathered as
apartment buildings and there have been little or no issues with them affecting the
character of the neighborhoods. Large historic buildings that would qualify for use as
historic apartments have typically had a history of semi-intense uses in their past.
Conversion to an apartment will allow these structures to be operated residentially.
Parking
The zoning code requires two parking spaces for each residential unit. Applicants for
some atypical apartment projects have stated this requirement produces more parking
than would be necessary for their project. Some of these atypical projects have
X-C-01 (a,b)
included a large number of single and studio apartments or are geared towards a
specific clientele that often have only one or no cars at all. Some of these projects have
received a variance to the parking requirements.
Standard parking requirements will not be ideal for all situations. There is no exact
formula that will produce perfectly sized parking lots for every use. Staff believes our
current parking requirement of two spaces for every residential unit (single-family
homes to all apartment units) may not be a reasonable requirement for the variety of
residential uses. Staff is planning on addressing this with the Planning Commission this
fall.
Access
The Parking lot is proposed to be a one-way design to efficiently accommodate the
number of parking spaces. One-way parking lots require less area and pavement with
their reduced drive isle width. The traffic will enter from the alley and exist onto Tyler
Street.
Building improvements
Proposed building improvements include converting the many small boarding rooms
into nine apartment units including as shown below along with some common spaces.
Studio apartments: 2
One-bedroom apartments: 2
Two-bedroom apartments: 4
Three-bedroom apartments: 1
Notice
Notice was published and sent to property owners within 350-feet of the subject
property. Terry Whipple of 314 5th Street E called staff to express opposition due to
concerns the use could create noise and nuances like the Harbor Shelter used to.
Variance Review
Variances to the Zoning Code may be considered that are not contrary to the public
interest where owing to special conditions, and where a literal enforcement of the
provision of the City Code would result in practical difficulties. Variances may be
granted providing the following has been satisfied:
(1)Because of the particular physical surroundings, shape or topographic
conditions of the land involved, a practical difficulty to the owner would result, as
distinguished from a mere inconvenience, if the strict letter of the regulations were to
be carried out;
The size and shape of the land available for parking is set, as this is preexisting site
that was developed 70-years ago for individuals with no need for parking. there is not
enough space to provide adequate area for snow removal of parking spaces that are
not needed for the design of the apartment conversion.
X-C-01 (a,b)
(2) The conditions upon which the petition for a variance is based are unique to
the tract of land for which the variance is sought and one not applicable, generally, to
other property with the same zoning classification;
The parking lot location is along an alley and roadway, which all have snow removal
and storage needs, which creates a need for snow storage on this particular site, far
beyond others.
(3) The purpose of the variance is not based exclusively upon a desire to
increase the value or income potential of the parcel of land;
The reduction of a parking space would likely lead to a small reduction in value and
income potential for the applicant.
(4)The granting of the variance will not be detrimental to the public welfare
or injurious to other land or improvements in the vicinity in which the tract of land is
located;
Having an inadequate space for snow storage would increase the risks to the public
welfare, more so than one less parking space.
(5)The proposed variance will not impair an adequate supply of light and air
to property, or substantially increase the congestion of the public streets, or increase
the danger of fire, or endanger the public safety or substantially diminish or impair
property values within the vicinity; (Prior Code, §11.08)
The property will not impair light, air, congestion, fire danger, public safety, or
property values within the vicinity.
(6)The variance is in harmony with the purposes and intent of ordinance;
The purposes and intent of ordinance is to assure there is a reasonable amount of
parking on the site. Given the number of studio and one-bedroom apartments, the
reduction of one space will still provide a reasonable amount of parking on the site.
(7) The variance is consistent with the comprehensive plan;
The proposed use is consistent with the Comprehensive Plan, in that it provides
increased density in the core of the city and quality housing that is affordable.
(8) The proposal puts the property to use in a reasonable manner;
The proposed use is more similar to the immediate neighborhood than the past uses of
the property.
(9) There are practical difficulties in complying with the official control.
Applying the minimum parking standard would result in the construction of an
unnecessary parking space that will take away greenspace, stormwater infiltration,
and snow storage space and add to the snow stockpile.
Attachments:
•Aerial Map
•Proposed plans
•Photographs
X-C-01 (a,b)
X-C-01 (a,b)
Site Layout
X-C-01 (a,b)
Existing floorplans
X-C-01 (a,b)
Lower Level
Main Level
X-C-01 (a,b)
Second Level
Third Floor
X-C-01 (a,b)
X-C-01 (a,b)
X-C-01 (a,b)
X-C-01 (a,b)