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Assisted Living CUP/Variances Staff Recommendation Planning staff recommends approval of the proposed project, including the Conditional Use Permit, Variance for side setback, and Variance for parking. The land use is clearly within the intent of the zoning ordinance, and meets all aspects of the R-4 district with the exception of the two variance requests. For the setback variance, as noted above, staff believes that the existing site dimensions dictate the need for shifting the building toward one side property line or the other, and the north boundary is encumbered by an existing storm sewer installation. It would not be reasonable to expect that some other multi-family building could be built on this property as zoned, without a similar setback variance. The parking variance is a close question. However, given the nature of the use, staff supports the variance as requested. Requiring expensive parking construction that would, in the large majority of cases, go unused is not a reasonable approach to housing development regulation and would unnecessarily increase costs with little or no return in project quality. Conditions of Approval 1.The applicant maintains a policy that prohibits tenants from storing personal vehicles on the premises. 2.No conversion of the property to any type of housing that is not specifically designated for assisted living may occur without a new Conditional Use Permit demonstrating compliance with all of the terms of the applicable zoning in effect, including unit count, parking supply, and other factors. 3.The retaining wall is designed by an engineer if it remains more than four feet in height. 4.The trash enclosure is constructed of materials that match those of the principal building. 5.The applicant modifies the south building exposure to add architectural features and interest to both the wall and roofline, subject to staff review and approval. 6.The applicant works with the City to sign the emergency vehicle lane along Foss Road for no parking. 7.The City Engineer reviews and approves the grading and drainage plans. Substantive modifications to the site plan resulting from grading plan changes may result in additional official review of the proposed plan.