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April 15, 2025 Page 8 9. Landscaping and Lighting. The applicant has provided a landscaping plan that consists of ornamental plantings around the west and north sides of the building and natural landscape perennial plantings in and around the ponding area. Included in the plan is the requisite number of overstory trees per City requirements. As noted above, there is no foundation planting along the south side of the building. Staff would encourage some additional landscape plantings in the landscape rock mulch area, designed to minimize impacts on underground utilities, and to enhance the building materials/design recommendations noted above. The landscape plan has been supplemented with additional foundation plantings along the south building wall. As discussed in the City Engineer’s memorandum on impervious surface, the applicant should find additional opportunities to increase natural or native vegetation on the site, and to increase tree cover. Trees are proposed along much of the north property line, with newly added shrub and ornamental grass planting area. Additional tree planting (particularly with upright ornamental small trees, could be added to the south property line, and near the trash enclosure area. The applicant has provided a lighting plan that relies on wall-pack downlighting on the building’s west, north, and east walls. Parking lot pole lighting (at 18 feet) is shown in two locations, also downcast as required by code. No lighting is proposed for the south side of the property. The photometric plan shows zero foot-candle intensity at all property lines, consistent with city code requirements. Sustainability Features and Other Elements. The R-4 District includes a section suggesting that sustainability features may be factored into the City’s analysis of any R-4 development project. Examples in the code include “. . . charging stations for electric vehicles, storm water treatment and re- use for landscape irrigation, accommodations for sustainable energy provisions, such as roof-top solar or wind, and other measures”. The plans do not include particular details of these specific features. It is noted that a significant portion of the site (more than 25%) is devoted to stormwater management, and landscaped with trees and natural grasses and perennials, consistent with the City’s natural landscape code elements. The addition of more natural landscape and tree cover as recommended would add to this feature. Natural landscape cover will reduce the need for irrigation, and tree cover both reduces heat, and helps minimize evaporation of surface moisture. Finally, the applicant has provided a sign location in the front of the building, with a listed size of 34 square feet. This would be consistent with the requirements for such ground signs, and will be reviewed under separate sign permitting. CONCLUSION AND STAFF RECOMMENDATION The applicant is seeking approval of a Conditional use permit for a senior housing project in the R-4 zone (assisted living), and three variances, one for setback to the south property line, another for parking design and supply (surface parking only), and a third for an increase in impervious surface. Conditional Use Permit considerations relate to the general consistency of the use with other neighboring parcels, consistency with the intent of the zoning district and other site considerations. Although the project proposal includes 34 units, at the top of the density range, the units are designed for assisted living care, which tends to have a much lower resident density, and, usually, no personal vehicle ownership by