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April 15, 2025 <br />Page 4 <br /> <br />variance requested, citing the positive aspects of the civil design, but with additional conditions as <br />follows: <br />1. Demonstrate that water quality and rate control are provided in accordance with City and <br />Rice Creek Watershed District requirements. <br />2. Redesign the biofiltration basin based on final City Engineer requirements. <br />3. Add natural landscaping throughout the site to improve filtration and minimize water <br />usage. <br />4. Add trees to maximize tree cover to help offset the loss of existing tree cover on the site. <br />With these requirements, staff recommends approval of the variance to impervious surface, noting <br />that the narrow configuration of the site, the existing of the stormwater facilities on the site, the <br />extensive natural landscape on the east side of the property, and the ability to manage new <br />stormwater impacts based on the City Engineer’s recommendations, mitigate concerns that would <br />otherwise be of issue. <br />2. Land Use. The site is zoned R-4, Multi-Family Residential, consisting of 0.86-acres of land. The R-4 <br />Zoning District includes multi-family development as a permitted use up to 20 units per acre, and <br />further allows development for senior housing of up to 40 units per acre by Conditional Use Permit. <br />Assisted living facilities qualify as senior housing under the City’s land use regulations. There are <br />several conditions required for such housing, as follows: <br />(1) 75% of parking supply is required to be underground. <br />(2) Parking supply totals 1.1 spaces per unit. <br />(3) The facility is on a collector street, or has alternative transit options arranged for tenants. <br />(4) Unit sizes below standard City requirements must identify a transitional plan supporting <br />redesign if the facility changes to a general market facility. <br />(5) Density is limited to between 20 and 40 units per acre. <br />(6) Additional necessary conditions related to the Comprehensive Plan or local conditions. <br />Regarding Items 1 and 2 for this project, the applicant is seeking a variance from the parking design <br />and supply requirements, based on an assisted living model in which tenants will not be able to <br />drive or have personal vehicles. Minimum parking development on-site is proposed to provide <br />space for residents and occasional visitors. Additional comment on parking supply is provided <br />below. <br />For Item 3, the facility is located on Foss Road, which serves as a minor collector roadway, <br />transportation for tenants to other locations is necessarily handled by outside parties. To ensure <br />that this aspect of the conditions is complied with, and considering the low supply of on-site <br />parking, staff will recommend that the facility maintains a policy prohibiting tenants from storing <br />personal vehicles on the property.