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Select Senior Living Staff Report August 6, 2008 Page 2 Reduced minimum unit size – the city code requires a one bedroom unit to have a minimum of 630 square feet and a two bedroom unit to have 750 square feet. As proposed, 17 of the 19 memory care units are under the minimum square footage size, as would be 37 of the 45 assisted living units and 2 of the 32 independent living units. As stated above, most of the assisted living and memory care residents do not need the amount of space in a living unit that a family or typical tenant would need. The idea behind these senior housing buildings is for the residents to congregate together and not stay in their apartments. Meals are provided in a separate dining room eliminating the need for much kitchen area in the individual units, and community activity spaces are provided for the residents to come out of their units and socialize together, or to use if they have guests visiting. Reduced Parking - Parking requirements are addressed in Section 1121.13 of the Zoning Code. The Code requires that multiple-family dwellings (the independent living) provide one and one half uncovered parking spaces and one covered space per unit; and the assisted living and memory care dwellings must provide one space for every three beds, plus one stall for every staff member on the largest shift. This proposal originally showed a total of 85 units, but at the August 6th Planning Commission meeting, the Commission recommended removing the nine spaces from the rear parking lot and showing them as “proof of parking.” At any time the applicant could be required to construct these additional nine spaces if the city decides that they are necessary. The applicant is requesting to be allowed to provide a reduced total number of parking spaces. The table below shows the proposed number of parking stalls, as well as the code requirements. Code Requirement Proposed Parking Covered Parking 32 47 Uncovered Parking 80 38 Total 112 85 = 76 constructed + 9 proof of parking The proposed parking would provide 27 fewer spaces than the total number required, however it would provide 15 spaces more than the requirement for covered parking. The applicant states that the required amount of parking is unnecessary for their type of housing since many of the residents do not have vehicles. Select Senior Living owns other senior housing facilities in the area and told staff that from their experience, much of the parking that is built is not used. 2 Foot Roof Overhang Encroachment and 4-6 foot Reduced Building Setback – the city code allows up to a two foot encroachment into the setback for things like bay windows, fire escapes, front stoop and roof overhangs. Due to the residential hipped roof design on the proposal, in order for the scale of the roof lines to be in line with the size of the building, the roof overhang on the east and west sides of the north wing of the building would encroach an additional two feet into the required building setback. The overhang will be on all sides of the building, but it will only go beyond the setbacks on these two sides. A 40 foot section of the building on the west side of the north wing also encroaches four and six feet into the building setback.