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28 February 6, 2013 Page 4 be alternated throughout the exterior of the building, which will break up the large expanses of wall. A canopy will be constructed over the front main entrance and will be constructed of brick to match the building facades and will have a prefinished standing seam metal roof. These proposed materials will match the existing buildings immediately adjacent and meet the design standards as set forth in the PUD Development Plans and Redevelopment Agreements as may be amended from time to time. Parking and Traffic Circulation Parking: The City's Ordinance sets forth the minimum requirements for parking spaces by designated use. There are specific parking requirements for restaurants, religious institutions, single-family residential dwellings, and so on. There are a number of uses for which the City could look at when determining parking requirements associated with the proposed senior apartment facility, as there is not one specific use category listed. The two most similar uses listed in the Ordinance are "two-family dwellings, townhouses, apartments, and condominiums" and "retirement homes". The requirements are broken down as follows: Two-family dwellings, townhouses, apartments, and condominiums — at least 2 parking spaces per unit, at least 1 of which is enclosed 172 units x 2 = 344 spaces; 172 enclosed Retirement homes — at least 1 parking space for every 3 living units 172 units / 3 = 57 spaces The Applicant is proposing 129 underground parking spaces and 59 surface parking spaces for a total of 188 parking spaces (1.09 spaces /unit). With the target population and use of the property in mind, and the fact that 109 wits will be 1 -bedroom units, it is important for the City to keep in mind that there is strong evidence that demonstrates the proposed use will have a peak parking demand that is less than the required parking spaces for a typical "two-family dwelling, townhouse, apartment or condominium" use. Alternatively, staff would argue that the use does not quite line up with that of a "retirement home" given the fact that the proposal is for independent seniors and not that of a typical "retirement home" where there are fewer residents with automobiles. With that said, finding a balance between the two would indicate that the Applicant has proposed a reasonable amount of parking that meets the criteria as originally set forth in the original PUD development plans and current zoning standards. Additionally the Applicant has indicated that site can sufficiently accommodate the parking that is anticipated at this location based on previous developments of a similar nature. The developer prepared a study of thirteen (13) similar developments they have completed. The overall parking ratio for all existing developments was .82 spaces/unit. The parking ratios of the existing facilities range from .32 spaces/unit on the low end to 1.72 spaces/unit on the high end of the study. The proposed parking ratio for the Senior Landings is about mid -point of the study of similar development comparisons (1.09). The developer has also indicated that they anticipate 119 cars for a total 179 residents based on their 40+ years of experience with more than 20,000 owned and/or managed units at 205 sites in 20 states. Likewise a cursory review of numerous communities parking codes within the Metropolitan Area would indicate that the Applicant is in line with traditional requirements for a senior apartment development (range from .5 spaces/unit to 2 spaces/unit). The development is located in close proximity to many services, including options for transit and pedestrian movements as envisioned within the overall development when it was originally planned. Given the use of the property, the Applicant's history with other similar facilities, comparison to other communities throughout the metro area, and the fact that this property will remain this same land use for an extended period of time, staff is comfortable with the proposed parking for this development.