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a) Structures should have access to at least one collector level street so that tra�c generated by the complex will not exceed environmental and tra�c thresholds of minor residential streets described in the Transportation Plan. The Green House Village proposal will have a minimal traffic impact on Larpenteur Avenue & Dionne Street. Primary access to the senior cooperative and town homes is from Larpenteur Avenue. Senior housing produces 3.85 vehicletrips per day per unit or in the case of Green House Village, 404 total vehicle trips per 24 hours. The town home development is estimated to produce from 7 to 11 vehicletrips per housing unit or a total of 49 to 77 vehicle trips per 24 hours (such vehicle trips include mail delivery, garbage pick- up, and service vehicle stops at each town home and the cooperative). These proposed developments will not exceed environmental or traffic thresholds for Larpenteur Avenue. The proposed 11 stall parking lot, with access from Dionne Street, does not connect to the underground parking and is anticipated to have a negligible impact on traffic. b� Adequate usable open space should be provided on the site or public park/open space should directly adjoin the site. The Greenhouse Village proposal includes adequate open space for the senior cooperative and similar open space options for the town homes. Bruce Russell, Pioneer, and Reservoir Woods parks are within walking distance (2,600 feet). �� The floor area standard should define the amount of required open space in comparison to the density of units. The City has not established a policy that requires open space premised on floor area ratio of a residential development. However, the Greenhouse VillageProperties proposal has structure "footprints" that occupy 29% (54,670 sq. ft. senior cooperative and 9,284 sq. ft. town homes) of the parcel. Impervious coverage (buildings, driveway, private road, parking lot, and sidewalk) is estimated at 68% (150,282 sq. ft.) Ponding is done on site. d� Adequate access to adjoining or nearby (within'/4 mile) retaiUservice areas should be provided. The Greenhouse VillageProperties proposal has adequate access (roads and trails) to nearby retail and service areas. Specifically Lexington Plaza, Roseville Center and Lexington Plaza Shoppes are all within walking distance. e� The use of undergroundparking (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. PF3548_RCA_FinalDevelopment_013105.doc Page 9 of 15