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Planning Commission Regular Meeting Minutes April 15, 2025 Page 3 1 Addition of 5 parking spaces, increasing the supply from 11 to 16 total parking spaces. 2 Request for a variance to the impervious surface standard as noted above, for the increased 3 parking area. 4 Modification to the building façade along the south side, as recommended by staff. o5 Gable in roofline to break up roof plane. o6 Addition of stone wainscot to the south and west facades. o7 Shifting the trash enclosure to the east and adding a roof cover to screen the view of 8 the trash dumpsters within the enclosure from adjoining residential units. o9 Provision of parking supply data from other related projects. o10 Supplementary shrub planting (in addition to the proposed tree planting) along the 11 north boundary of the screening of the parking area above the retaining wall. o12 Addition of shrub and perennial grass planting along the south wall of the building. 13 14 Staff believes that there may be reasonable ground for variance consideration in this case, given that 15 the purpose of the underground (or under-building) parking is to limit surface parking and the 16 impervious surface that comes with it. In this case, there would still be a need for some surface 17 parking for visitors and transient employees, even if there were underground spaces available. In this 18 case, the underground requirement can be viewed as an unreasonable burden on the otherwise 19 reasonable use of the property. Staff’s position is that the 16-space parking supply would be sufficient 20 for nearly all conditions, with an occasional exception for a few high-demand events such as 21 Mother’s Day. 22 23 Staff Recommendation 24 Planning staff recommends approval of the proposed project including the Conditional Use Permit, 25 Variance for side setback, Variance for parking, and Variance for impervious surface. The land use is 26 clearly within the intent of the zoning ordinance and meets all aspects of the R-4 district with the 27 exception of the variance requests. For the setback variance, staff believes that the existing site 28 dimensions dictate the need for shifting the building toward one side property line or the other, and 29 the north boundary is encumbered by an existing storm sewer installation. It would not be reasonable 30 to expect that some other multi-family building could be built on this property as zoned, without a 31 similar setback variance. The parking variance is a close question, however, given the nature of the 32 use, staff supports the variance as requested. The addition of 5 stalls for a total of 16 spaces should be 33 adequate for nearly all circumstances for an assisted living use. 34 35 Staff recommendations come with a set of recommended conditions that apply both to the CUP and 36 Variance applications: 1.37 The applicant maintains a policy that prohibits tenants from storing personal vehicles on the 38 premises. 2.39 No conversion of the property to any type of housing that is not specifically designated for 40 assisted living may occur without a new CUP demonstrating compliance with all the terms of 41 the applicable zoning in effect, including unit count, parking supply, and other factors. 3.42 The retaining wall is designed by an engineer if it remains more than four feet in height. 4.43 The trash enclosure is constructed of materials that match those of the principal building 44 including the proposed roof.