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PUD-136, Mall Residential Project Planning Commission 26 of 34 Staff believes these varying setbacks, even at the points where the proposed building is relatively close to vehicular and pedestrian corridors, is appropriate for a residential project of this size given its location within an urban setting and proximity to major vehicular thoroughfares and transit. These factors coupled with the generously landscaped areas along all sides of the proposed building, which would soften the appearance o f the building from the vehicular and pedestrian corridors and provide pedestrian -scale features, further support staff’s belief the proposed setbacks would be acceptable. Additionally, the applicant’s shade and shadow study (Plan Sheet A 2.0 in Exhibit B) as well as the neighborhood context renderings (Plan Sheets C 15.1 and C 15.2) show no impacts on surrounding uses . Floor Area Ratio The Design Guidelines do not identify a maximum floor-area ratio for projects on any of the 4th Cycle Housing Element sites. The total square footage of the building including the residential and parking structure uses is approximately 618,370 square feet, resulting in a floor-area ratio of approximately 1.7 based on the approximately six-acre site. Common Use/Private Open Space and Amenities The project includes a variety of on-site common use/private open space areas which provide both passive and active recreational amenities. These include two, ground-level outdoor courtyard-style spaces, as well as one common use roof-top deck area. Other on-site amenities include a pedestrian plaza, swimming pool, fitness facility, clubhouse, playground, BBQ’s. lounge, common use office space, and mail room. Private open space would be provided by patios (ground-level units) and decks/balconies (Levels 2 through 5) for each unit. These spaces range in size between approximately 60 square feet to approximately 200 square feet depending on the unit type and location within the building; however, in most cases the size of private open space areas would average around approximately 75 to 80 square feet. Details of group open space is shown on Plan Sheet A1-0 of the project plans (Exhibit B). For a project of this size, the Design Guidelines require a minimum of approximately 200 square feet of group open space per dwelling unit (for 360 units, approximately 72,000 square feet is required). Private open space is not required, but, if provided, it can be deducted from the group open space requirement (each approximate square foot of private open space is considered equivalent to approximately two square feet of group open space). Based on the size of all group open spaces (approximately 18,000 square feet of private open space, approximately 24,064 square feet of group usable open space, and approximately 62,826 square feet of public outdoor space), including the pedestrian plaza, and given all units include a porch/balcony of varying sizes, the project conforms to the Design Guidelines and staff finds the project amenities and group and private open space to be acceptable. Grading and Drainage The subject site is relatively level, although there is a modest downslope from the northwest to the southeast corner of the site; the applicant is proposing to generally maintain the existing grades. Site drainage will be directed towards landscaped bio-retention planters located in various areas of the subject site for retention and treatment before draining into the City’s storm drain system. As conditioned, staff finds the proposed grading and drainage plan to be acceptable and in compliance with applicable stormwater runoff requirements.