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April 15, 2025 Page 5 For Item 4, the unit sizes are shown to be between 336 square feet and 552 square feet in area. The zoning district requires that one-bedroom units are at least 650 square feet is size, but for the allowance for smaller senior units as proposed. In this case, the applicant has indicated that a conversion plan – in the event that the facility ceased to serve only senior/assisted tenants – would likely be the removal of walls combining two units into one, reducing the unit count on the property to 17 total units, and remodeling those to meet the altered market. As designed, this conversion would meet the requirements of the ordinance if it were to become a reality. For item 5, density at 40 units per acre would accommodate a total of 34.4 units. As such, the proposed 34-unit facility fits within the required range. Finally, for Item 6, comments are added to the sections below related to specific issues. 3. Site Plan. The site is arranged to provide a single access point from Foss Road leading to a single- loaded row of parking along the northern edge of the site. The parking lot is separated from the adjoining property line and storm sewer easement by a retaining wall that is shown to be as high as 4.5 feet in height above the existing grade to the north, although the bulk of the wall will be less than 2 feet in height. It is situated so as to avoid an existing catch basin that collects stormwater from the townhome property parking area to the north, and which creates a small encroachment onto the subject property. The site plan design provides a turn-around space at the end of the parking row, and shows a trash enclosure at the end of the drive-aisle. The materials do not detail the trash enclosure, but the code requires that such enclosures are constructed of materials that match those of the principal building, as discussed below. As noted above, the parking aisle has been extended to add 5 parking spaces, and the trash enclosure is shifted farther east as a result. In response to neighbor concerns over the impact of the trash enclosure on nearby residential units, the applicant has added a roof cover to the structure. The plan provides a sidewalk along the north side of the building to a patio location at the northeast corner of the building. The plan further includes a deck that would overlook the ponding area and Mirror Lake to the east of the site. That sidewalk connects to the front of the building and to Foss Road. There is no public sidewalk along Foss Road at the current time. 4. Setback Variance. Two aspects of the site plan require the consideration of variances from the relevant code requirements. The first of these relates to building location, and a request for a side yard setback variance to the south property line of 10 feet, 6 inches, below the standard setback requirement of 20 feet. The north side setback is approximately 60 feet. The lot width is 124.7 feet total. Variance requests are reviewed as to whether there are unique conditions present on the property, not created by the applicant/owner, which create practical difficulties in putting the property to reasonable use without the variance. In this case, the lot width is the controlling factor that generates the issue with setback. The parking and driveway widths to the north are as narrow as can be reasonably functional, and the storm sewer line limits the ability to extend improvements farther north than shown.