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and increases densities. Specific to the surface parking variance, the proposal provides safe ЍЏ vehicular and pedestrian movements, allows for adequate parking, incorporates generous ЍА landscaping, and ensures a creative aesthetic character. Therefore, Planning Division staff ЍБ believes the senior cooperative embodies the sort of reinvestment that is supported by the ЍВ Comprehensive Plan. ЎЉ b. The proposal is in harmony with the purposes and intent of the zoning ordinances. A ЎЊ significant part of the purpose for prohibiting standard parking stalls between a building and ЎЋ the front street is to avoid an auto-oriented development type in which buildings are set back ЎЌ on the site and large parking areas are placed near the street. The zoning code does, however, ЎЍ allow a drive lane and ADA-compliant parking stalls to be constructed in front of the ЎЎ building. The parking stalls provided adjacent Woodhill Drive are planned to be used by ЎЏ residents and visitors, but not employees. Although the proposed front parking area would ЎА include non-ADA stalls for residents and visitors, Planning Division staff believes that the ЎБ proposal is consistent with the intent of the zoning ordinances because the scale of the ЎВ proposed front parking area is in keeping with what is permitted by the zoning code. For ЏЉ these reasons, Planning Division staff believes that the proposal is consistent with the intent ЏЊ of the zoning ordinances. ЏЋ c. The proposal puts the subject property to use in a reasonable manner. Planning Division ЏЌ staff believes that the proposal to provide ADA, visitor, and resident parking in the north ЏЍ parking lot adjacent to Woodhill Drive is a reasonable request for a senior development ЏЎ d. There are unique circumstances to the property which were not created by the landowner. ЏЏ United Properties final plat, which was approved by the City Council, includes plans for the ЏА construction of a 105-unit senior cooperative on Lot 1 and an agreement to sell Lot 2 to the ЏБ City to preserve the Owasso Ballfields. The approved agreement also includes the ЏВ construction of 60 parking stalls that are to be shared by the senior cooperative and the АЉ ballfield. The requirement of §1004.06.H, Surface Parking, and the 60-stall shared parking АЊ lot at the south end of the site creates a unique challenge for United Properties to achieve АЋ compliance with all the design and parking requirements of the Code. Planning Division АЌ staff finds that the senior project, coupled with the development agreement and shared АЍ parking agreement, is a unique enough circumstance to support a variance to §1004.06.H, АЎ Surface Parking, allowing the parking adjacent to Woodhill to include non-ADA stalls. АЏ e. The variance, if granted, will not alter the essential character of the locality. Although this АА variance seeks a minor deviation from the Multi-Family Design Standards, the request to АБ include not just ADA-compliant parking in the parking lot adjacent Woodhill, but also visitor АВ and resident parking, will not alter or significantly change the character of the property or the БЉ adjacent neighborhood. БЊ f. Section 1009.04 (Variances) of the City Code also explains that the purpose of a variance is БЋ “to permit adjustment to the zoning regulations where there are practical difficulties applying БЌ to a parcel of land or building that prevent the property from being used to the extent БЍ intended by the zoning.” The proposal appears to compare favorably with all of the above БЎ requirements essential for approving this variance. БЏ PF16-009_RVBA_040616 Page 3 of 4