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5.0 POLICY & FISCAL IlVIPLICATIONS 5.1 The property is located within Planning District 6 of the Comprehensive Plan. In this district less than 2.5% (13 acres) of the land is actually designated for high density housing. Two sites have a total of 210 multi-family apartment units. There are 20 acres (4%) of inedium density townhomes and duplexes and over 220 acres (41%) of low density detached housing. Park and open space of 119 acres (19% of Planning District 6) is adequate to serve the neighborhood. Nine acres of vacant land remain in this district. There appears to be no need for additional open space in this Comprehensive Planning District. 5.2 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. 5.3 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. 5.4 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 '/< 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. PF3293 -RCA 032601 Page 5 of 8