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BOARD OF ZONING APPEALS CASE SUMMARY FOR VARIANCE REQUEST

3700 Main Street

(aka 3700, 3706, 3708, 3710 Main Street and 1200 Elmore Street)

June 13, 2017 at 10:00 A.M. City Council Chambers, 1737 Main Street, 3rd Floor

Columbia, South Carolina

Case Number: 2017-0044-V

Subject Property: 3700 Main Street (aka 3700, 3706, 3708, 3710 Main Street and 1200 Elmore Street) (TMS# 09209-20-03 and 09209-20-04)

Zoning District: MX-1, -NC (Mixed-Use Corridor/Neighborhood District within the North Main Corridor Overlay)

Applicant: Felicia Maloney, Columbia Empowerment Zone, Inc.

Property Owner: Columbia Empowerment Zone, Inc.

Council District: 1

Summary Prepared: (Revised) June 1, 2017 Requested Action: Variance to the parking requirements for a multifamily use intended for occupancy by

the elderly. Applicable Sections of Zoning Ordinance: §17-258 Parking requirements for multifamily buildings (SIC 8811.2) is per unit

based on unit size, as follows:

• 500 sq. ft. and less: 1.5 spaces per unit • 501 to 750 sq. ft.: 1.75 spaces per unit • 751 and over: 2 spaces per unit

§17-326(b)(3) Parking requirements listed in section 17-258, Table of Permitted Uses, shall be reduced by 20 percent for all uses within the NC overlay district.

§17-112 Standard criteria for variances Case History: 05/09/2017 Application for variance to the parking requirements deferred. Staff Comments: The applicant is requesting a variance to the parking requirements for a proposed 3-story,

58-unit multifamily development intended for occupancy by the elderly. The parking requirements for this use would normally be 116 parking spaces (2 parking spaces per dwelling unit) prior to including applicable parking reductions. The applicant is proposing 47 parking spaces instead (0.8 parking spaces per dwelling unit).

Due to provisions of the –NC overlay (per section 17-326(b)(3)), parking requirements shall be reduced by 20 percent for all uses within this overlay district. However, given the applicable parking reduction, the applicant is requesting a variance to the parking requirements to allow an additional decrease in the parking requirements for the proposed multifamily use.

Since the subject properties are within the -NC Overlay, the proposed new construction is subject to design review and approval by the Design/Development Review Commission (D/DRC).

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The subject properties are located within the Eau Claire Development area, in which the applicant has submitted a letter of support for the proposed development from the Eau Claire Development Corporation. Additionally, the applicant has met with the Hyatt Park/Keenan Terrace Neighborhood Association, who has also submitted a letter of support for this request.

Furthermore, the applicant has provided additional information comparing parking statistics for similar types of senior living developments.

Should the Board be inclined to approve this application, staff requests as conditions of your approval the following items:

• The proposed development shall operate in substantial conformance with the application, submitted materials, and testimony before the board regarding its construction and operation and shall conform to all relevant city land development regulations.

Any documents submitted by persons expressing support or concern about this application are attached hereto and made part of the record of the public hearing.

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Source: Esri, DigitalGlobe, GeoEye, Earthstar Geographics, CNES/Airbus DS, USDA,USGS, AeroGRID, IGN, and the GIS User Community

DISCLAIMER:The City of Columbia Department of Planning and Development Services data represented on this map or plan

is the product of compilation, as produced by others. It is provided

for informational purposes only and the City of Columbia makes no

representation as to its accuracy. Its use without field verification is at the

sole risk of the user.

3700, 3706, 3708, 3710 Main Street and 1200 Elmore StreetTMS# 09209-20-03 and 09209-20-04Zoning Map

** DATA SOURCE - CITY OF COLUMBIA, GIS DIVISION

µDepartment of Planning & Development Services

LegendINTERSTATESRAILROADS

CITY LIMITSFEMA FP

ORIGINAL PREPARATION/DATE:This map was prepared by:

D-1RS-1RS-1ARS-1BRS-2RS-3RDRD-2RG-1RG-1ARG-2RG-3UTDMX-1MX-2

C-1C-2C-3C-3AC-4C-5M-1M-2PUD-CPUD-LSPUD-LS-EPUD-LS-RPUD-ROUT OF CITYDD DISTRICTDP DISTRICTSPD DISTRICTCC OVERLAY

) City Landmark

Variance 2017-0044-V

1 inch = 200 feet

Waverly

Subject Property

Tabitha Proffittfor

June 13, 2017BOZA Meeting

tkproffitt

Typewritten Text

2017-0044-V

tkproffitt

Typewritten Text

2017-0044-V

VET THE DEAL FOR SIX POINTS Submitted by Ms. Gareth Fenley, 803-479-1287, fenleyg@gmail.com March 4, 2017 47 parking spaces for 58 apartments??

Public hearing - May 9, 2017 - on whether to allow off-street parking with 60% fewer spaces than the normal minimum for a new 3-story complex for elderly residents at Columbia's Six Points intersection of North Main, Miller, Lamar, and Byrd. Six Points is 2 blocks from my house. I helped to destroy the previous proposal for this site -- which I called The Shady Deal. This is a better deal. I WANT TO SEE THIS NEW PROJECT BUILT. **And** it MUST accommodate the needs of neighbors. We now have a completely new approach to design and construct a project that **could** be a game-changing positive improvement. This proposal is from a high-quality developer called Integral Development LLC, based in Atlanta. The owner of the vacant site known as 3700 North Main is still the Columbia Empowerment Zone, a nonprofit corporation that is partly mixed into government in curious ways. CEZ is requesting the variance to parking requirements. In most parts of Columbia, this project would require 116 parking spaces (2 per dwelling unit). However, under the NC overlay (special zoning for the North Main corridor), parking requirements are reduced by 20%. That would be 93 spaces. CEZ is asking for a variance to build only 47 parking spaces (0.8 parking spaces per dwelling unit). That's a 60% reduction from the normal 116. Can that possibly be enough parking? Where will the overflow go?? CEZ and Integral must present their case to the Board of Zoning Appeals, which has power to allow the 47 parking spaces for 58 apartments The Board of Zoning Appeals hearing on the parking request is May 9, 2017 at 10:00 A.M. in the City Council Chambers, 1737 Main Street, 3rd Floor. In addition, the proposed new construction is subject to design review and approval by the Design/Development Review Commission (D/DRC); that hearing is scheduled for June 8, 2017. (Continued on next page)

VET THE DEAL FOR SIX POINTS Page 2 of 2 An 18-page package of information including maps and photos is posted online at: http://www.columbiasc.net/depts/planning-boards-commissions/boza/agendas/20170509/pkt-2017-0044-v-main3700.pdf Two images from that information package appear below:

VET THE DEAL FOR SIX POINTS To: Board of Zoning Appeals, Columbia, SC From: Gareth Fenley Re: Citizens Request regarding BOZA case 2017-0044-V - Variance Request by the Columbia Empowerment Zone - 3700 North Main St. Date: May 5, 2017 BACKGROUND: 1. BOZA has scheduled a public hearing on May 9, 2017 at 10:00 A.M. at City Council Chambers regarding a request by Columbia Empowerment Zone for a variance. 2. The CEZ is asking for a major reduction in parking requirements for a proposed development at 3700 North Main St, which is located at the Six Points intersection of Main, Miller, Byrd, and Lamar. 3. BOZA staff prepared a Case Summary of the request (2017-0044-V) dated May 1, 2017, and published it online. 4. BOZA staff published online an Application for Variance (revised) from CEZ, dated May 2, 2017 (one day after the date of the Case Summary). 5. The Application for Variance deadline for the May 9 meeting was April 12, 2017. Per legal requirements, a complete application must be submitted by the deadline date. 6. The CEZ (revised) Application for Variance was submitted 20 days past the legal deadline. 7. The next BOZA meeting will be June 13, 2017. Application deadline for this meeting is May 10, 2017. CITIZENS REQUEST: 1. BOZA must defer this case. 2. BOZA staff must prepare and publish a Case Summary of a variance request AFTER receipt of the request. 3. At its June 13 meeting, BOZA must not conduct a public hearing on any application that was submitted after May 10, including any revised application.

4. BOZA shall begin immediately to reach out publicly to the Hyatt Park/ Keenan Terrace (HPKT) community to solicit comments and concerns regarding proposed projects at 3700 North Main. 5. BOZA shall present detailed information on the proposed project at the monthly Hyatt Park/Keenan Terrace (HPKT) Neighborhood Association Meeting on Monday, May 22, 2017. 6. BOZA shall consider, respect, report, and accommodate citizen questions, concerns, input and objections regarding 3700 North Main Street via BOZA staff preparing any future Case Summary, staff making Recommendations, and BOZA members making decisions,. Respectfully submitted,

Gareth Fenley 3619 Ridgewood Ave. Columbia, SC 29203 (803) 479-1287 (cell) fenleyg@gmail.com

VET THE DEAL FOR SIX POINTS Testimony of Gareth Fenley May 9, 2017 Columbia SC Board of Zoning Appeals (BOZA) Public Hearing. Case 2017-0044-V - Variance Request by the Columbia Empowerment Zone (CEZ) - 3700 North Main St. BACKGROUND: 1. 3700 North Main St is located at the Six Points intersection of Main, Miller, Byrd, and Lamar. This is 2 blocks from my home. 2. CEZ has a deal with Integral Development to build a 3-story, 58-unit apartment complex on the site. It will be for senior citizen independent living. 3. Zoning requires 93 parking spaces for this. 4. Integral drew plans with 47 parking places for the complex (0.8 per apartment). 5. Integral’s plan shows 4 handicapped parking spaces for the complex (0.069 per apartment) (one space for every 14 apartments). 6. CEZ requests a variance to allow this plan. 7. CEZ also is scheduled and required to present the Integral plan at a hearing of the Design/Development Review Commission (D/DRC) on June 8, 2017. CITIZENS REQUEST: 1. BOZA shall require CEZ to show objective, specific, convincing evidence that 0.8 spaces per apartment is enough. Continued on page 2 of 2

Testimony of Gareth Fenley Page 2 of 2 2. BOZA shall require CEZ to show objective, specific, convincing evidence that 0.069 handicapped spaces per apartment is enough. 3. If this evidence is not presented today (May 9, 2017), BOZA shall defer the case to its next regular meeting, June 13, 2017. 4. CEZ shall present detailed information on the proposed project at the monthly Hyatt Park/Keenan Terrace (HPKT) Neighborhood Association Meeting on Monday, May 22, 2017. Respectfully submitted,

Gareth Fenley 3619 Ridgewood Ave. Columbia, SC 29203 (803) 479-1287 (cell) fenleyg@gmail.com

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Bailey, Rachel L

From: Cook, K BrianSent: Monday, June 05, 2017 3:37 PMTo: Proffitt, Tabitha K; Bailey, Rachel LSubject: FW: [FWD: Trip to Atlanta to View Potential Senior Housing Development]

 

View this email in your browser

Dear Neighbors,

Councilman Sam Davis will travel with members of the community to Atlanta next Tuesday, June 9, to see some of the senior housing developments that have been built by a company that is interested in building a similar project on the parcel next to the North Main Plaza. The company's name is Integral (www.integral-online.com). Earlier this spring I reported at one of our regular meetings about the developer's proposal. They want to build senior housing on the undeveloped parcel of land that is south of the North Main Plaza. After attending their presentation last year, I thought this looked like a project that

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might benefit our community. There is a real need for this kind of housing and services in Columbia. This location, which is close to important amenities -- hospital, grocery store, and a nice big park -- seem to make it a good fit. I would go on this trip myself, but I am already booked for jury duty next week (lucky me!). My understanding is that this will be a trip by bus to at least one development already completed by Integral. Integral's goal is to communicate with local leaders and and resident and make sure people feel included. I applaud their efforts to make this an open process. If you are interested in going on this trip, please get in touch with me as soon as possible at hpkt.president@gmail.com; please include your phone number. I do not know the exact times, but my guess is that they will leave quite early in the morning and come back in the afternoon or evening. Space is limited, but I would appreciate hearing from anyone who is interested! Best wishes,

Michael Hill

President, Hyatt Park/Keenan Terrace Neighborhood Association

Copyright © 2015 Hyatt Park/Keenan Terrace Neighborhood Association, All rights reserved. You are receiving this message because you are a member of the Hyatt Park / Keenan Terrace Neighborhood Association mailing list. Our mailing address is: Hyatt Park/Keenan Terrace Neighborhood Association PO Box 30295 Columbia, SC 29230 Add us to your address book unsubscribe from this list update subscription preferences

PO Box 30295

Columbia, SC 29230

July 26, 2015

Ms. Felicia Maloney

Columbia Empowerment Zone

PO Box 141

Columbia, SC 29202

Dear Ms. Maloney,

I write to let you know that in June several members of the Hyatt Park/Keenan Terrace Neighborhood

Association went with other community leaders from North Columbia to Atlanta visit a senior living

community built and managed by Integral Group LLC. This site is similar to the proposed Veranda at

North Main project that would be located just south of the North Main plaza.

All of the association members and neighbors who visited the site had a very positive impression of the

work done by Integral in Atlanta. Some of these neighbors reported to our June meeting that they thought

the proposed Veranda at North Main project represented exactly the kind of high-quality development

that we have been hoping for in the North Main area and particularly near Hyatt Park. Their praise for the

work done by Integral was enthusiastic and unanimous. It was also a consensus among our members at

the June meeting that the type of housing offered by the Veranda project is in short supply in the North

Main area and that this project would have a positive impact by adding to the diversity of the types of

housing in the area.

We are very excited by this proposed senior living development. I hope that it moves forward as planned

and that it brings new investment and new neighbors to the Hyatt Park/Keenan Terrace area.

Best wishes,

Michael Hill

President, Hyatt Park/Keenan Terrace Neighborhood Association

tkproffitt

Typewritten Text

2017-0044-V-Letter-Nelson

From: Cook, K BrianTo: Bailey, Rachel L; Proffitt, Tabitha KSubject: FW: Deferred BOZA hearing - Case 2017-0044-V -- Vet the Deal for Six PointsDate: Tuesday, May 30, 2017 8:37:09 AM

For the case. TY! From: Betsy Newman [mailto:hpkt.president@gmail.com] Sent: Saturday, May 27, 2017 5:29 PMTo: Daryl Jones; Elva Stinson; Christie Savage; Ellen Fishburne; Gareth Fenley; Maloney, Felicia; LymanMunson; gail baker; Jannie Nelson; Basil; Cook, K Brian; Ms Pat; Sabrina Odom Director; Marty White;Ty ZeiglerSubject: Re: Deferred BOZA hearing - Case 2017-0044-V -- Vet the Deal for Six Points Dear Mr. Jones, On behalf of the Hyatt Park/Keenan Terrace Neighborhood Association, I want to thank youfor your excellent presentation about the 3700 N. Main St. project on Thursday. We verymuch appreciate your coming such a long distance to talk with us! You have allayed ourconcerns about parking, and we have voted in favor of supporting the zoning variance. We look forward to continuing to work with you and Integral as things move forward. Ibelieve I can speak for the group when I say the general feeling is that this development willbe an asset to our community, and we welcome being included in the conversation. Thanks again! Betsy NewmanPresident, HPKTNA

Betsy NewmanPresident, Hyatt Park / Keenan Terrace Neighborhood Associationhpkt.president@gmail.com On Tue, May 23, 2017 at 4:04 PM, Daryl Jones <DJones@integral-online.com> wrote:I am available. Daryl ________________________________________Daryl C. JonesSenior Vice PresidentDevelopment DivisionIntegral191 Peachtree St. NE Atlanta, Georgia 30303Phone: 404.224.1883Fax: 404.224.1899Email: DJones@integral-online.comWebsite: http://www.integral-online.com"Realizing the Full Potential of Urban Living"

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Local - Parking Comparables

Development City, StateTotal # of units

Parking spots / unit

Average used Issue

Near public Trans Affordable Comment

The Waterford at Columbia Columbia, SC 120 0.8 Almost all Yes No No

Issues when they have events mostly

Finlay House Columbia, SC 204 0.5 Most No Yes Yes

Marion Street High-rise Columbia, SC 146 0.5 Most No Yes Yes

Ensor Forest Columbia, SC 69 0.5 Half No No Yes

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In-State - Parking Comparables

Development City, State

Total # of units

Parking spots / unit

Average used Issue

Near public Trans Affordable Comment

Laurel Oaks Greenville, SC 66 0.3 Most No Yes Yes

Have visitor overflow parking

Charleston Place Apts Greenville, SC 40 0.9 Half to most No Yes Yes

AHEPA 242 Senior Apartments Greenville, SC 49 1.9 Less than half no No Yes

Harry C White ManorSpartanburg, SC 56 1.1 Less than half No No Yes

Manor York Rock Hill, SC 72 0.7 Less than half No No Yes

State Requirement

* South Carolina State Housing Finance and Development Authority

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Development City, StateTotal # of units

Parking spots / unit

Average used Issue

Near public Trans Affordable Comment

The ViewStone Mountain, GA 80 0.725 Most No No Yes

Veranda @ Auburn Pt I Atlanta, GA 124 0.5 Most No Yes Yes

Veranda @ Auburn Pt II & III Atlanta, GA 200 0.2 Most No Yes Yes

Parking overflow, share campus with MF housing

Veranda @ Carver Atlanta, GA 90 0.59 Most No Yes Yes

Veranda @ College Town Atlanta, GA 100 0.53 Most No Yes YesVeranda @ Scholars Landing Atlanta, GA 100 0.62 Most No Yes Yes

Magnolia Manor Macon, GA 136 0.5 Most No No Yes

Over flow parking, share campus with ALF

Vintage Gardens at Sweetwater N. Augusta 72 0.7 Most No No Yes

Veranda @ Ashley Station Columbus, GA 62 0.7 Half No No Yes

Braxton Manor Siler City, NC 33 0.7 Most No No Yes

Regional - Parking Comparables

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National Parking Requirements / Practices

City Minimum Lower ratios for Prox to Transit

Reduction for Affordable

Other

Seattle, WA 0-1.5 / unit In multifamily and commercial zones, the minimum parking requirement for all uses is reduced by 50 percent if the use is located within 1,320 feet of a street with frequent transit service.

Parking ratios 0.33 -0.75/unit for low-income housing (50% and below of AMI); Parking ratios 0.16 - 0.25/unit for low-income elderly/disabled housing

Los Angeles, CA 1-2 / unit depending on unit size (parking reduction is allowed up to 30%)

1 parking space per dwelling unit, regardless of the number of habitable rooms

Yes Parking ratio for any project containing units designed for senior citizens and/or disabled persons is 0.50 parking space per dwelling unit or guest room

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National Parking Requirements / Practices

City Minimum Lower ratios for Prox to Transit Reduction for Affordable

Other

Philadelphia, PA 0 - 1.0/unit depending on zone

Yes Yes Parking reductions available for group or multifamily developments with elderly or handicapped residents

Chicago, IL 0.55/unit in high density districts; 1/unit in low density districts

Up to 50% of parking reduction for rehabilitation or reuse of existing housing located within 600 feet of transit station; Up to 25% reduction for new projects located within transit areas

Not permitted per Zoning Ordinance

Up to %50 reduction for elderly housing projects that provide all parking underground;

Boston, MA 0.4 - 1.0/unit based on FAR for the Lot

Yes 0.2/unit for low income Elderly housing

Utilizes Parking Freezes in certain zones;

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National Parking Requirements / Practices

City Minimum Lower ratios for Prox to Transit

Reduction for Affordable

Other

Milwaukee, WI 0.6 - 1.0unit depending on zone

Up to 25% reduction for projects in transit area

Yes Parking ratios 0.5/unit for low-income housing; 0.6/unit for elderly housing;

Oakland, CA 0.0 - 2.0 /unit based on unit size and zone

Yes Not permitted per Zoning Ordinance Additional parking

reductions up to 75% for elderly and disabled housing; reductions available for providing Common Parking Areas

Washington, DC 0.25 - 1.0/unit Yes Allows reductions in parking for affordable housing on a case-by-case basis

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Sources

1. Parking Comparables – Integral Property Management, www.CoStar.com & telephone survey (slides 12-14)

2. State Requirement – South Carolina State Housing Finance and Development Authority 2017 and 2018 Low-Income Housing Tax Credit Manual p. 16 (slide 13)

3. National Parking Requirements/Practices – June 2014 https://www.alexandriava.gov/uploadedFiles/planning/info/Parking_Standards_Task_Force/BEST%20PRACTICES%20-%202014.06.09.pdf(slides 16-18)