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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 41'to the rear lot line. The developer will provide a new site plan at the Planning Commission meeting that would indicate a greater setback to the rear property line. The property is very limited by the MnDot pond for developing the housing further from the property line. One non-desirable option to allow the building to be located even further from the rear lot line would be to located the access to north of the building. This may not be the best option as a building would be a better"neighbor"to the residential properties to the north than a service road providing access to the buildings and a clinic. 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 all 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 70 exterior spaces Section 10.30 establishes required parking for the M-6, Multiple Family Zoning District as 2 spaces per unit plus .25 spaces for each unit as additional parking areas for guests. A minimum of one space per unit shall be provided on the interior of the building. While this proposal is not subject to the M-6 standards,these standards provide a guideline for parking for a standard apartment building. 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. Road/Parking/Access The property would have two access points. One on Brown Road North to serve the entire development and provide access to a future signal light at the intersection of Highway 12 and Brown Road. A second access point for the properties would be to Highway 12 for right in/right out turns. The City of Orono's traffic consultant has reviewed the plan and has determined the development Orono Amber,LLC. 2060 Wayzata Boulevard #2640#2641 Page 6