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January 19, 2021 Page 7 Off-Street Parking Supply. According to the Zoning Ordinance, apartments must provide one off-street space per three units. For the 155 units, the minimum requirement would be 52 spaces. The applicants have provided this count as surface parking, and provided an additional 99 spaces underground. For senior facilities, a large number of the tenants will not drive or have automobiles. None of the memory care tenants will have cars, and typically, fewer than 20% of the assisted living tenants will keep automobiles – even though fewer than this number will drive in any case. For independent living tenants, a maximum automobile count of one space per unit is more than enough, according to most data. As such, we would expect a tenant utilization of parking of about 100 parking spaces, with another 30 spaces needed for maximum shift staff. The proposed plan exceeds this count, at 151 spaces total. The applicants have also provided a “proof of parking” area in the front of the north wing with an additional 20 parking spaces if needed. Presuming that these spaces are not needed, the area is covered with grass pave to maintain a green and pervious appearance in lieu of unused pavement. If this area is needed for some reason, the City or the applicant could initiate an amendment to add this parking to the supply. Building Height. The structure consists of a below-ground level parking garage and four floors above the garage. The building is four stories in height (46 feet to the top of the parapet). The only garage exposure is at the entrance, which is graded to a point below ground, and not visible from surrounding public or residential areas. While the PUD zoning district does not impose a specific height requirement and can provide for “flexibility” in this regard, it is important to note that the City’ R-4, Multiple Family Residential District imposes a maximum height requirement of 3 stories or 35 feet. As a condition of Preliminary PUD approval, findings should be made by City Officials that the proposed four-story building height is acceptable as component of a project which meets the intent of the City’s PUD requirements in consideration of other aspects of the project. Emergency Vehicle Access. As a part of the review process, emergency services (fire and police) have reviewed the project and made a finding that proper emergency vehicle access and hydrant availability is provided. Building plans will be evaluated when submitted. In similar applications, staff will take considerations of such items as key box locations, address markings, and fire lane designations, among other items, at that time. As a part of Final PUD approval, the submitted development plans should be subject to review and comment by the Fire Chief. Building Materials. According to the submitted building elevations, the apartment buildings are to be finished in a variety of materials including the following: • Tan brick encompassing ground level, and portions of the second level • Grey shake siding 39