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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.). d� Adequate access to adjoining or nearby (within'/4 mile) retail/service areas should be provided. The Greenhouse Village Properties proposal has adequate access (roads and trails) to nearby retail and service areas. SpecificallyLexington Plaza, RosevilleCenter 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. The Greenhouse Village Properties proposal includes underground parking for the senior cooperative and individual garages for the town homes. Reduced on-site parking demand is anticipated with the senior cooperative (1.5 spaces per unit), while the town homes will share parking to reduce impervious coverage and improve the character of the development. fj Impacts on adj oining single family areas should be limited by increased side yard setbacics and landscaping; front and rear separation by streets, commercial or industrial development; or parlcs and open space. Setbacks are consistent with similar developments and attempt to provide design flexibility, adequate separation from adjacent residential and adequate space for landscape screening and enhancement where necessary and appropriate. The senior cooperative structure is designed and placed on the parcel in such a manner to have a limiting impact of the adjacent residential to the north across Dionne Street and the single family homes to the east. Likewise the proposed town homes have been placed 20 feet from the east property line, where 5 to 10 feet is common on side yards. PF3548 — RCA 052404 Page 7 of 13