2016-04-06_VB_Agenda_Packet - Laserfiche WebLink

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Attachment D The zoning code does, however, allow a drive lane and ADA-compliant parking stalls 34 to be constructed in front of the building. The parking stalls provided adjacent 35 Woodhill Drive are planned to be used by residents and visitors, but not employees. 36 Although the proposed front parking area would include non-ADA stalls for residents 37 and visitors, Planning Division staff believes that the proposal is consistent with the 38 intent of the zoning ordinances because the scale of the proposed front parking area is 39 in keeping with what is permitted by the zoning code. For these reasons, Planning 40 Division staff believes that the proposal is consistent with the intent of the zoning 41 ordinances. 42 c. Planning Division staff believes that the proposal to provide ADA, visitor, and 43 resident parking in the north parking lot adjacent to Woodhill Drive is a reasonable 44 request for a senior development. 45 d. United Properties final plat, which was approved by the City Council, includes plans 46 for the construction of a 105-unit senior cooperative on Lot 1 and an agreement to 47 sell Lot 2 to the City to preserve the Owasso Ballfields. The approved agreement 48 also includes the construction of 60 parking stalls that are to be shared by the senior 49 cooperative and the ballfield. The requirement of §1004.06.H, Surface Parking, and 50 the 60-stall shared parking lot at the south end of the site creates a unique challenge 51 for United Properties to achieve compliance with all the design and parking 52 requirements of the Code. Planning Division staff finds that the senior project, 53 coupled with the development agreement and shared parking agreement, is a unique 54 enough circumstance to support a variance to §1004.06.H, Surface Parking, allowing 55 the parking adjacent to Woodhill to include non-ADA stalls. 56 e. Strict compliance with the Design Standards contained within §1004.06 is of the 57 utmost importance to the Planning Division. However, when such requirements 58 impinge on quality site and building design due to a unique or challenging lot features 59 or type of product (senior housing), and strict compliance could sacrifice efficient use 60 and design of the building and property, the Planning Division concludes that such 61 granting of variances would not alter the essential character of the locality. The 62 property addresses design standards in a reasonable and practical manner, which does 63 not sacrifice the public realm or the essential character of the neighborhood design, 64 which the City is striving for in its Zoning Code. Although this variance seeks a 65 minor deviation from the Multi-Family Design Standards, the request to include not 66 just ADA-compliant parking in the parking lot adjacent Woodhill, but also visitor and 67 resident parking, will not alter or significantly change the character of the property or 68 the adjacent neighborhood. 69 f. Section 1009.04 (Variances) of the City Code also explains that the purpose of a 70 variance is “to permit adjustment to the zoning regulations where there are practical 71 difficulties applying to a parcel of land or building that prevent the property from 72 being used to the extent intended by the zoning.” The proposal appears to compare 73 favorably with all of the above requirements essential for approving this variance. 74 Page 2 of 4