Orono Ambar - General Concept Plan Appproval

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i T #2640/2641 Orono Ambar LLC. (cont.) General Concept Plan Review Page 6 of 7 Parking setbacks: Required front yard: 20' 40' Required rear yard: 20' NA Required side yard 20' 60' Building setbacks: The setback for all buildings from exterior RPUD lot lines would be 35'except that in no case shall the setback be less than the height of the building. One concern is the building location being proposed at 60'to the rear lot line. Building Height: The intent of the RPUD district is to provide housing to meet lifecycle,and affordable and moderate cost housing needs. As discussed with the review of the RPUD ordinance, the housing types may require buildings to exceed the 30'standard that applies to single family residential homes and office buildings. The only district that could allow a building greater than 30'is the Industrial district which allows 3 stories or 40'. The proposed building would have a peak height of close to 50'as viewed from the back side of the structure. Staffs determination of the defined height of the building averages 38'. Strict interpretation of the ordinance would define the height at 45', lowest grade adjoining building to highest midpoint of the roof. Because the RPUD ordinance has not been adopted,no standard exists for building height in the district. The developer has stated to allow the project to work the building would have to be three stories or moderately priced senior rental units would not be feasible. No. of Parking Stalls: Required=2 per dwelling unit(Section 10.61) Required= 140 spaces Total stalls proposed = 83 interior spaces 50 exterior spaces The standards for a building designed for senior housing use may not require the same parking standards. The applicants have stated they do not feel all the parking proposed on site will be necessary for the use. They will be providing additional information as to parking needs for other similar projects to justify the amount of spaces provided. IV. Grading and Drainage The proposed grading plan shows the parking lot in the northwest corner of the site approximately 10'higher than the adjoining property to the south. The City Engineer is recommending this part of the site be lowered at least 4'. The retaining wall could then be eliminated. Additional engineering is required for further review of the proposal. The developer should provide storm sewer and ponding calculations for review. A retaining wall is required along the south side of the service drive. We have not received a detailed planting and landscaping schedule to indicate how the wall will be screened. It is generally the requirement that the wall shall be adequately screened to break up to the full length of the wall structure.