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That said, impervious surface standards have been rigorously applied to prior applications. In this case, the City Engineer’s office was asked to provide additional comment on the stormwater management of the site, and whether a variance from the standard 50% coverage would be supportable. Because of the site conditions, the Engineer’s office has indicated its support for the variance requested, citing the positive aspects of the civil design, but with additional conditions as follows: 1. Demonstrate that water quality and rate control are provided in accordance with City and Rice Creek Watershed District requirements. 2. Redesign the biofiltration basin based on final City Engineer requirements. 3. Add natural landscaping throughout the site to improve filtration and minimize water usage. 4. Add trees to maximize tree cover to help offset the loss of existing tree cover on the site. With these requirements, staff recommends approval of the variance to impervious surface, noting that the narrow configuration of the site, the existing of the stormwater facilities on the site, the extensive natural landscape on the east side of the property, and the ability to manage new stormwater impacts based on the City Engineer’s recommendations, mitigate concerns that would otherwise be of issue. Land Use The site is zoned R-4, Multi-Family Residential, consisting of 0.86 acres of land. The R-4 Zoning District includes multi-family development as a permitted use up to 20 units per acre, and further allows development for senior housing of up to 40 units per acre by Conditional Use Permit. Assisted living facilities qualify as senior housing under the City’s land use regulations. There are several conditions required for such housing, as follows: 1. 75% of parking supply is required to be underground. 2. Parking supply totals 1.1 spaces per unit. 3. The facility is on a collector street, or has alternative transit options arranged for tenants. 4. Unit sizes below standard City requirements must identify a transitional plan supporting redesign if the facility changes to a general market facility. 5. Density is limited to between 20 and 40 units per acre. 6. Additional necessary conditions related to the Comprehensive Plan or local conditions. Regarding Items 1 and 2 for this project, the applicant is seeking a variance from the parking design and supply requirements, based on an assisted living model in which tenants will not be able to drive or have personal vehicles. Minimum parking development on-site is proposed to provide space for residents and occasional visitors. Additional comment on parking supply is provided below. For Item 3, the facility is located on Foss Road, which serves as a minor collector roadway. Transportation for tenants to other locations is necessarily handled by outside parties. To ensure that this aspect of the conditions is complied with, considering the low supply of on-site parking, staff will recommend that the facility maintains a policy prohibiting tenants from storing personal vehicles on the property. 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 new need. 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. 24