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D. Homeownership is 76%; less than 25% of the housing is rental. More than 61% of the residents have lived in their current home 9 or more years. Over 49% of the homes were built at least 30 years ago. E. Over 61 % of the housing units are single family detached; 21 % are apartments; 13% are condominiums. 5.3 The Plan states (Chapter 3, Section B, page 4 and Section C, page 8, 6d) that the City will create adequate transitions and buffering between incompatible land uses; and in Section C, Page 7, that the City will encourage innovative residential developments which cater to the life style and life cycle of present and future residents. 5.4 The Comprehensive Plan also states: Convert unused/underused commercial lands to residential uses. For example, in underused strip centers, encourage redevelopment with multi-family housing uses. 5.5 Section C, page 8, states that the City should encourage the development of well-designed multiple family dwelling projects which are compatible with adjacent uses. The following criteria should be considered when reviewing proposals for multiple family dwelling construction within the City: A. Structures should have access to at least one collector level street so that traffic generated by the complex will not exceed environmental and traffic thresholds of minor residential streets described in the Transportation Plan. B. Adequate usable open space should be provided on the site or public park/open space should directly adjoin the site. C. The floor area standard should define the amount of required open space in comparison to the density of units. D. Adequate access to adjoining or nearby (within 14 mile) retail/service areas should be provided. E. The use of underground parking (with adequate safety measures) should be encouraged to reduce the volume of outside parking and separate garages as a means of improving the general residential character of multiple family development. F. Impacts on adjoining single family areas should be limited by increased side yard setbacks and landscaping; front and rear separation by streets, commercial or industrial development; or parks and open space. G. Higher density development should be required including such improvements as masonry exterior, higher window and wall insulation packages, underground parking, more usable open space than normally required, porches, landscaping, underground parking, and amenities packages within each unit. PF3293 - RPCA 031401 Page 5 of7