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Site Plan The project complies with minimum building setbacks and the community buildings have been centrally located to provide easy access to all residents. The retail buildings and retail plaza will provide a focal point for the corner. The office parking garage has been positioned to minimize its visibility from roadways and adjacent properties. Overall, staff believes that the proposed site plan and positioning of the buildings are appropriate for the subject property. Floor Area Ratio The Housing Site Development Standards and Design Guidelines indicate that there is no FAR applicable for the residential/retail project. With respect to the office portion of the site, the Hacienda Guidelines exempt parking structures from inclusion in the FAR calculation. Since the property would not be subdivided, the FAR for the existing office building area would not change (the current office FAR is 38.3%, which conforms to the 40% maximum allowed). Open Space/Amenities The project includes several active and passive recreation areas and amenities. Interior recreation areas and amenities include a fitness building with yoga studio, a community room with kitchen, a bike shop, business center, and two common rooms in the podium building. Exterior recreation and amenity areas include a pool, spa, seating areas, barb eque area, bocce ball court, children's play area with play equipment, and two common greens. The podium building would also have a plaza area along the Owens Drive frontage and a central open space area with various seating areas, pavilion with kitchen, and fireplace feature. A retail plaza area would be located at the corner of Owens and Rosewood Drives. Residents of the project would also be able use nearby public parks: Owens Plaza Park is across Owens Drive in the Archstone Apartment project and Creekside Park is just a bit farther away to the southeast and is accessible via an existing public trail. The Standards require a minimum of 250 sq. ft. of group open space per dwelling unit (305 units x 250 = 76,250 sq. ft.). Private open space is not required, but, if provided, it can be deducted from the group open space requirement at a 2:1 ratio (i.e., 1 sq. ft. of private open space = 2 sq. ft. of group open space). The project would provide 49,373 sq. ft. of group open space and 22,862 sq. ft. of private open space, which is equivalent to a total of 95,097 sq. ft. of group open space. Therefore, the project complies with the open space requirements. The residents would have access to even more open space than the above total as the common green area north of the podium building and the northern portion of the central hub open space area and bocce ball court were excluded from the open space calculation as they are located on the office portion of the property. At the work session, two Commissioners suggested that a children's activity area be provided in the podium central open space area. The applicant did not add a children's activity area in the podium open space because it would create unwanted noise for the podium residents in the adjacent units (particularly since it is an enclosed area surrounded by four-story walls), the PUD-85-08-1 D-4M Page - 13 - March 27, 2013