PUBLIC HEARING ITEM:

 

ITEM NO. 16:  preliminary development plan for 6wak apartments; north of w. 6th Street and west of wakarusa drive (PGP/BPD)

 

PDP-04-08-03:  Preliminary Development Plan for 6Wak Apartments.  The plan proposes a multiple-family residential development containing 236 apartments on 17.57 acres.  The property is generally located north of W. 6th Street and west of Congressional Drive.  Submitted by The Peridian Group, Inc., for 6Wak, property owners of record.

 

Current Zoning and Land Use:                   PRD-2 pending (Planned Residential Development,

                                                          subject to conditions); Undeveloped.

                                                         

Surrounding Zoning and Land Use:             A (Agricultural District) & PRD-2 to the north;

                                                          Undeveloped (City park land) & undeveloped

                                                          residential.

 

A (Agricultural) District to the east, [Pending

rezoning request Z-06-19-03, A to PCD-2];

Agricultural use.

 

PCD-2 (Planned Commercial Development)

[Pending rezoning request Z-06-18-03, PCD-2 to

PCD-2] & O-1 (Office) District to the southeast/ south; Undeveloped.

 

A (Agricultural) to the west, undeveloped.

 

SITE/PROJECT SUMMARY:

 

Legal:  Lot 2, Block 2, and Lot 1, Block 3, Wakarusa Place Addition

Gross Area:                            17.6 acres

Detention Basin:                        1.8 acres

Net Residential Area:                15.8  acres

Number of Apartment Units:      236 Apartments (82-1 Bdrm., 116-2 Bdrm., 38-3 Bdrm.)

Number of Bedrooms:              428 Bedrooms

Maximum Density in PRD-2        15 Dwelling Units/Acre

Density                                  14.98 Dwelling Units/Acre

Common Open Space Required: 20%

Common Open Space Provided:  22%

Number of Structures:              13 Apartment Buildings, 1 Clubhouse, 1 Swimming Pool

Required Parking                      392 Parking Spaces

                                           (82-one bedroom x 1.5 = 123 required parking spaces)

                                           (116- two bedrooms x 1.5 = required 174 parking spaces)

                                           (38 – three bedrooms x 2.5 = required 95 parking spaces)

Provided Parking                      393 Parking Spaces

(104 garage bay spaces, 279 standard spaces, 10 handicap parking spaces provided)

Required Bicycle Spaces            40 bicycle spaces

Provided Bicycle Spaces            70 bicycle spaces

 

Review Comments from Departments/Agencies:

 

The following are review comments from the various departments which reviewed the project. In most cases, the applicant has either revised the development plan to resolve the comment, been notified of a required future action, or a condition may be required to adequately address the requirement or concern.

 

Planning Comments:

 

1.                   In detention area, need to show note from A Final Plat of Wakarusa Place Addition, “PUBLIC DRAINAGE EASEMENT FOR DETENTION OF LOT 1, BLOCK 1, LOTS 1, 2, 3 & 4, BLOCK 2, LOTS 1 & 2, BLOCK 3 & LOT 1, BLOCK 4 OF A FINAL PLAT OF WAKARUSA PLACE ADDITION.” (Revised)

2.                   Should show note from A Final Plat of Wakarusa Place Addition, “TELEPHONE, CABLE TELEVISION AND/OR ELECTRIC LINES, WILL BE LOCATED UNDERGROUND, PERSUIT TO CITY LAWS. (Revised, Sheet 3, note #22)

3.                   Need to make sure that handicap sidewalk ramps are installed where the sidewalks intersect with curb & gutters throughout project. (Revised)

4.                   A bus stop pad/shelter for southbound school/city buses should be located just north of the main entrance from Congressional Drive (west side). (Revised)

5.                   Proposed location(s) of U.S. Mail service cluster boxes should be shown on the plan. (Revised)

6.                   Provide calculations and location of the required 20% common open space, per Section 20-1006(G). (Revised, sheet 3)

7.                   Should show how “Future access to office lot” will function, and likely timing of proposed access improvements, so a waiver for the peripheral boundary - access improvements can be made as part of the Preliminary Development Plan. (Revised)

8.                   Applicant should also request a wavier for the peripheral boundary setback, from the required 35’ to a proposed 15’, on the south property boarder of lot 2, block 2. (Revised)

9.                   A description should be provided on what the rectangular shaped areas of Building Type I are, that encroach upon the 35’ perimeter setback on the western border of Lot 1, Block 3. (Revised, concrete patios)

 

Public Works/Engineering:                                    

1.       Re: Plan note - INSTALL 8” PUBLIC WATER LINE – west of Congressional Drive. Comment: Provide copies of recorded easements. (Notified)

2.       Main entrance from lot 1, Block 3 with Congressional Drive, exceeds city’s maximum allowable. Public Works will accept as long as it is one lane in and one lane out. (Revised, one-way arrows shown at Congressional Drive entrance.)

3.       Re: Plan note – INSTALL 8” PRIVATE SANITARY SEWER. TYP.

Comment: If this lot is going to be split up in the future, the private sanitary sewer lines should be public sanitary lines in dedicated utility easements. (Revised, changed to “Install 8” Public Sanitary Sewer.”)

4.       Utilities department may have a problem with the sanitary sewer lines being private. Private sanitary sewer lines might restrict future splitting. Public works would rather see the sanitary sewer line as public. (Revised, 15’ Utility Easement shown)

5.       Re: Plan note - Future access to office lot with Congressional Drive.

Comment: Construct concrete apron to city standards. Question on timing of apron construction. Public Works would rather see it now. (Revised, added note, “Install 7” Depth concrete apron, to be built with this development.”)

 

Stormwater Engineering:

1.       There have been eight drainage studies submitted for this development. It appears that the current plan is based on the study submitted on 9-17-01. If so, the development plan must reference that study. The plan must also correct the overall system layout to work with the proposed basin and must also correct the overall system layout to work with the proposed basin and must label the outlet structure to be implemented. (Condition)

2.       Correct the layout of all required public drainage easements and label them on the plan. (Condition)

3.       Public improvement plans for the storm drainage system must be submitted to the Public Works Department for review prior to release of the plan to the building inspector. (Condition)

4.       Add a note to the plan stating that occupancy permits for proposed buildings will not be issued until the required public drainage improvements are complete, final inspected and accepted by the Public Works Department. (Revised)

5.       Per City Code Section 9-903(B), a stormwater pollution prevention plan (SWP3) must be provided for this project. Two copies must be submitted to the Stormwater Engineer for approval. This project will not be released for building permits until an approved SWP3 has been obtained. Construction activity, including soil disturbance or removal of vegetation shall not commence until an approved SWP3 has been obtained. (Condition for stormwater engineer approval)

 

Traffic Engineering:

1.       Provide Traffic Impact Analysis to determine whether benefit districts for signals at 6th & Congressional and Overland & Wakarusa should be initiated at this time. (Condition for benefit district)

 

Municipal Utilities:

1.       Provide water line plans. These plans must be submitted for approval and signatures from the fire and utilities departments before building permits are issued. (Notified)

2.       Front footage fee for water lines on Overland Drive and Congressional must be paid before water service can be obtained for this development. (Notified)

 

Neighborhood Resources:                                     No comments received.

 

Parks Department:                                              

1.       Move street trees on Congressional Drive off of water line or relocate water line. (Revised)

2.       Remove street tree at entrance where a stop sign will be. (Tree immediately south of proposed stop sign from Lot 1, Block 3 exit onto Congressional Drive.) (Revised)    

 

Sanitation Department:

1.       The enclosures shown on site plan does not work to provide front loader service. Need to contact the Solid Waste Division to make changes to be able to provide front loader service for complex. (Revised)

 

Police Department:                                              OK.      

 

Fire Department:                                                

1.       Contact this office regarding fire hydrant location and fire flow requirements. (Notified)            

Westar Energy/KPL:                                            

1.       Must have Utility Easement Access to interior buildings (away from pool area). (Revised)           

 

Aquila:                                                               No Comment received

 

Southern Star Central Gas:                                    No comment received.

 

Southwestern Bell:                                              No Comment.   

 

 

6Wak Apartments 17.6 acres site, February 2003 Aerial

13.8 acres west side/3.8 acres east side of Congressional Drive

 

STAFF ANALYSIS

 

The proposed Preliminary Development Plan for the Oread West Office Park has been evaluated based upon the following suggested findings of fact and conclusions outlined in Section 20-1010.1 of the Zoning Ordinance for the City of Lawrence:

 

 

  1. In what respects the plan is or is not in general conformity with the provisions of the Comprehensive Plan of the City.

 

The area requested for Preliminary Development Plan approval is located south of the intersection of Congressional Drive and Overland Drive and contains approximately 17.6 acres proposed for multiple-family residential development.

 

An evaluation of the conformance of this Preliminary Development Plan with the City’s Comprehensive Plan is based on the goals, policies and recommendations in Horizon 2020.

Page 63, - Medium-Density Residential Development. “Medium-density residential development, reflecting an overall density of 7 to 15 dwelling units per acre, is recommended at selected locations along major roadways, near high-intensity activity areas, and when adjacent to important natural amenities as cluster development.” Page 64 -“Most of the sites recommended for new medium-density residential development occupy transitional locations between single-family neighborhoods and office/commercial areas.”

 

Northwest Plan

The Northwest Plan (adopted in 1996), under Planning Goals and Objectives, states “Sections 28 and 29 should be planned as the urbanized area”.  This property is located within Section 28 and is being proposed for urban development.

 

Page 6 of the Northwest Plan includes, “Multiple-family residential land uses (duplex through multi-unit apartments) is primarily planned only in the southern portions of sections 28 and 29. Multiple-family land use in the context of this plan should be limited to medium density, 15 dwelling units per acre, or lower. Multiple family land adjacent to single family land use should be the lowest density multifamily, such as duplex town homes.”

 

Staff Finding - The plan is in conformity with the goals, policies and recommendations in Horizon 2020 and the Northwest Plan.

 

  1. In what respects the plan is or is not consistent with the Statement of Objectives of Planned Unit Development.

 

The statement of objectives of planned unit developments is found in Section 20-1002 of the Zoning Ordinance, which reads as follows:

 

20-1002 (1)    To promote and permit flexibility that will encourage innovative and imaginative approaches in residential, commercial, and industrial development which will result in a more efficient, aesthetic, desirable and economic use of the land while maintaining density and intensity of use consistent with the adopted Comprehensive Plan for the City;

 

The layout of the overall 17.6-acre multiple-family residential development is for 13 apartment buildings (eight 2-story and five 3-story buildings), a clubhouse with a swimming pool, and a drainage detention basin. The project consists of a large amount of parking (open parking spaces and garage bays). There is a large 1.82-acre detention pond located along Overland Drive at the east end of the site.  Detention ponds are not considered useable open space since structures and items such as sidewalks or benches are not permitted within the stormwater detention area.

 

The PRD-2 (Planned Residential Development) request previously approved for this area was contingent upon submittal of a Preliminary Development Plan. These uses provide for a transition which not only provides a termination point for proposed commercial/office use along W. 6th Street, but also a buffer between the development component and lower-density residential uses anticipated to occur further to the north.

 

20-1002 (2)    To promote development within the City that can be conveniently, efficiently and economically served by existing municipal utilities and services or by their logical extension;

 

Improvements to the water supply for this site are linked to the planned improvements to W. 6th Street, Congressional Drive, and Overland Drive.  W. 6th Street is scheduled to be widened from Wakarusa Drive to Highway K-10.  The placement of new water mains occurred with the recent improvements to Congressional Drive and Overland Drive.

 

20-1002 (3)    To promote design flexibility including placement of buildings, and use of open space, pedestrian and vehicular circulation facilities to and through the site, and off-street parking areas in a manner that will best utilize potential on-site characteristics such as topography, geology, geography, size or proximity;

 

The building placements are typical for a large apartment complex. The usable common open space is provided primarily in the central portion of the complex with a clubhouse and swimming pool. There is little innovation in the design of the project, and it will look similar to a conventionally-zoned apartment complex.

 

Good pedestrian access to the site and within the site has been provided by several sidewalks, all with handicap accessible ramps. The plan does provide for good vehicular circulation to and through the site.

 

20-1002(4)     To provide for the preservation of historic or natural features where they are shown to be in the public's best interest including but not limited to such features as:  drainageways, floodplains, existing topography or rock outcroppings, unique areas of vegetation, historic landmarks or structures.

 

Staff Finding - The plan takes into consideration the grade of the site, with a ten foot high retaining wall along the center of the western four apartment buildings. The site will provide a drainage basin for the property and the adjacent office/commercial developments to the south. The plan is consistent with the Statement of Objectives for Planned Unit Developments.

 

  1. The nature and extent of the common open space in the Planned Unit Development, the reliability of the proposals for maintenance and conservation of the common open space, and the adequacy or inadequacy of the amount and function of the common open space in terms of the densities and dwelling types proposed in the plan.

 

Staff Finding - The common open space provided in the Planned Unit Development (22%) meets the minimum code requirement of 20%. Note #14 states, “Open space shall be maintained by the owner.” Note #15 states, “The project developer hereby dedicates to the City of Lawrence the right to regulate any construction in the area designated as common open space, open air recreation area, and non-encroachable area and to prohibit any construction within said areas and spaces inconsistent with the approved use or enjoyment of residents, lessees and owners of the PUD.”

 

  1. Whether the plan does or does not make adequate provisions for public services, provide adequate control over vehicular traffic, and further the amenities of light and air, recreation and visual enjoyment.

 

Improvements to Congressional Drive and Overland Drive have been made through a benefit district. Traffic flow around the site will be slightly hampered until the widening of W. 6th Street and the connection from Congressional Drive to W. 6th has been completed. Until then, access will be via Overland Drive and Congressional Drive.

 

The proposed project matches the size assumption assigned to the northwest corner by KDOT in designing the W. 6th Street and Wakarusa Drive intersection.  When compared with the previous submitted traffic studies, the overall site generated traffic is reduced.

 

Staff Finding - The plan adequately provides control over vehicular traffic, provides adequate green space, and does not impede light, air, recreation and visual enjoyment. 

 

  1. Whether the plan will or will not have a substantial adverse effect on adjacent property and the development or conservation of the neighborhood area.

 

Any development plan for this area must be sensitive to the fact that a park and public school facilities are directly north and east of the property.  The development is proposed to contain multiple-family use.  This transition provides a good buffer between the proposed commercial/office uses and low-density residential uses anticipated by Horizon 2020 to occur on property further to the north of this site.  The City of Lawrence owns parkland to the north.  Office uses are proposed east and northeast of the site and will provide transitional uses between the commercial uses at 6th and Wakarusa and the high school property.

 

Staff Finding – The plan is not anticipated to have an adverse effect on adjacent property and the development or conservation of the neighborhood area.

 

  1. In what respects the plan is or is not in conformance with the development standards and criteria of this article (Chapter 20).

 

a)     The general development standards pertaining to all planned unit developments are found in Section 20-1006, “General Development Standards - Planned Unit Developments,” of the Zoning Ordinance.  Specific development standards for Planned Residential Developments are listed in Section 20-1007, “Development Standards - Planned Residential Developments”.

 

b)     Preliminary Development Plan requirements are listed in Section 20-1010, “The Preliminary Development Plan”.

 

Based on the above analysis, the proposed Preliminary Development Plan does adhere to Section 20-1010 of the Zoning Ordinance. 

 

Staff Finding - The plan is in conformance with the development standards and criteria of this article.

 

  1. In what respects the plan is or is not in compliance with the requirements for application for tentative approval of the Planned Unit Development.

 

Section 20-1005, "Development Standards and Criteria," in the Zoning Ordinance states:  (a)         A plan that is consistent with (1) the "Statement of Objectives for Planned Unit Development," (2) the adopted Comprehensive Plan of the City, (3) the development standards set out herein, and (4) any specific rules and regulations for Planned Unit Developments adopted from time to time by the Planning Commission and City Commission and placed on public record in the office of the City Clerk shall be deemed to be qualified for tentative approval.  No such rules and regulations shall be revised or added to so as to be applicable to a specific proposal for a Planned Unit Development after an application for tentative approval has been filed by the landowner or his or her agents.”

 

Staff Finding - The Preliminary Development Plan meets the requirements for tentative approval.

 

  1. The sufficiency of the terms and conditions proposed to protect the interest of the public and the residents of the Planned Unit Development in the case of a plan that proposes development over a period of years.

 

The applicant is stating the development will occur in one phase. Typically, for a large apartment complex, a developer may desire occupancy of some buildings before all are finished. If such is the case, the development schedule should reflect the proposed phasing of the buildings. The development schedule also needs to be updated due to the deferral of this Preliminary Development Plan, originally submitted in April of 2003.

 

Staff Finding - The proposed terms and conditions of the Preliminary Development Plan are adequate to protect the interests of the public. The applicant’s development schedule will need to be updated.

 

  1. Stormwater detention calculations and storage of excess stormwater drainage as per City Policy.

 

Lot 2, Block 2 (east side of Congressional Drive)

EXISTING CONDITION                           PROPOSED CONDITION

Building Area =                   0 SF             Building Area =              13,915 SF

Pavement Area =               0 SF             Pavement Area =           22,040 SF

Impervious Surface =                    0 SF             Impervious Surface =     35,955 SF

Pervious Surface =              165,923 SF    Pervious Surface =       129,968 SF

Property Area =                 165,923 SF   Property Area =            165,923 SF

 

Lot 1, Block 3 (west side of Congressional Drive)

EXISTING CONDITION                                    PROPOSED CONDITION

Building Area =                   0 SF             Building Area =         140,568 SF

Pavement Area =               0 SF             Pavement Area          160,114 SF

Impervious Surface =                    0 SF             Impervious Surface = 300,682 SF

Pervious Surface =              601,922 SF    Pervious Surface =     301,240 SF

Property Area =                 601,922 SF   Property Area =         601,922 SF

 

As required by the recorded final plat, the easternmost side of this project will provide a stormwater drainage basin for the area. A note on the development plan reflects the final plat restriction: “Public drainage easement for Detention of Lot 1, Block 1, Lots 1,2,3 & 4, Block 2, Lots 1 & 2, Block 3 & Lot 1, Block 4 a Final Plat of Wakarusa Addition.”

 

Staff Finding – A large detention basic (1.82 acres) which will provide stormwater detention for Lot 1, Block 1, Lots 1,2,3 & 4, Block 2, Lots 1 & 2, Block 3 & Lot 1, Block 4 a Final Plat of Wakarusa Addition The stormwater engineer is requesting conditions to be added as part of the approval of the Preliminary Development Plan.

 

Staff Review/CoNCLUSION

 

The request is for Preliminary Development Plan approval for the multiple-family portion of Wakarusa Place, a proposed mixed-use development to be located northwest of the intersection of W. 6th Street and Wakarusa Drive.  The development plan, as proposed, includes thirteen apartment buildings with a total of 236 apartment units and a clubhouse with a swimming pool.

 

W. 6th Street Improvements/ Congressional Drive and Overland Drive

 

KDOT has stated that no access to W. 6th Street from Congressional Drive will be permitted until the improvements to W. 6th Street are complete. The construction of Overland Drive and Congressional Drive have been completed, except for the connection at W. 6th Street which is delayed to coincide with KDOT’s improvements later this year or next year.

 

Access to the site from W. 6th Street via Congressional Drive will be coordinated with KDOT.  Congressional Drive has been designed for the possibility of a traffic light at W. 6th Street.  The developer will need to provide an agreement not to protest future improvements of that intersection if and when those improvements are warranted.

 

Municipal Utilities

 

The timing of the project is related to the projected construction/completion dates for utility (water and sanitary sewer) and road improvements.  The provision of sanitary sewer to this site will be handled through the Baldwin Creek sewer improvements to the north.

 

Improvements to the water supply for this site are linked to the improvements to W. 6th Street, Congressional Drive, and Overland Drive.  The placement of new water mains along Congressional Drive and Overland has already occurred.

 

Parking

 

Per Section 20-1212 - Parking Group 2, based upon the number of bedrooms in this apartment complex, the minimum number of required parking spaces is 392. The project is supplying 393 parking spaces, which meets the minimum requirements, but may not accommodate additional visitor parking. A normal apartment vacancy rate of 5% for this large of a complex, would free up approximately 19 of the required parking spaces for visitor parking.

 

Waviers

 

The applicant has requested two waivers from the required 35’ peripheral boundary (20-1006(i)1):

  1. The first wavier is for the reduction to the peripheral boundary setback from 35’ to 0’ along the south side of the western property. This area will be used for future access to the adjacent office lot to the south.

 

  1. The second waiver is for reduction to the peripheral boundary from 35’ to 15’ along the south side of the eastern property. This area is proposed to be behind the loading dock/rear access area of the commercially zoned property to the south.

 

  1. The third waiver is for a reduction in the peripheral boundary setback from 35’ to 20’ to allow for the placement of a bus stop/postal cluster box area/kiosk. This area is along the western side of Congressional Drive, just north of the main entrance.

 

STAFF RECOMMENDATIONS

 

Recommendation on Waivers:  Planning Staff recommends approval of the waivers as requested:

 

  1. 35’ waiver to 0’ for the peripheral setback from the south side of Lot 1, Block 3 of Wakarusa Place Addition for access to the adjacent office lot.

 

  1. 35’ waiver to 15’ for peripheral setback from the south side of Lot 2, Block 2 of Wakarusa Place Addition for placement of two 8-bay garages.

 

  1. 35’ waiver to 20’ for the peripheral setback from the east side of Lot 1, Block 3 of Wakarusa Place Addition for placement of a bus stop/postal cluster box area/kiosk.

 

Recommendation on Preliminary Development Plan:         Planning Staff recommends approval of the Preliminary Development Plan for Wakarusa Place and forwarding of it to the City Commission with a recommendation for approval based upon the findings listed in the Staff Report, subject to the following conditions:

 

  1. Provision of an agreement not to protest the formation of a benefit district for the geometric and signalization improvements for the intersection of W. 6th Street and Congressional Drive.

 

  1. Provision of the following revisions of the Preliminary Development Plan:

a.      Update the Development Schedule on Sheet 3;

b.      Update the total provided standard parking;

c.      Provide concrete apron to access of Lot 2, Block 2;

d.      Include the word reinforced concrete with the concrete aprons;

e.      Configure bus drop-off to City Standard;

f.       Confirm that all Utility Easements and Drainage Easements have been recorded (existing platted easements ok);

g.      Express the “Existing drainage easement to be vacated” through what process;

h.      Mark the 21’ driveway aisle on Lot 2, Block 2 as one-way or increase aisle width to 25’.

 

  1. Provision of the following items for the Stormwater Engineer:
    1. Reference the 9-17-01 drainage study. Correct the overall system layout to work with the proposed basin and label the outlet structure to be implemented;
    2. Correct layout, with labels of all required public drainage easements on the plan;
    3. Public improvement plans for the storm drainage system must be submitted to the Public Works Department for review prior to release of the plan to the building inspector; and
    4. Per City Code Section 9-903(B), a stormwater pollution prevention plan (SWP3) must be provided for this project. Two copies must be submitted to the Stormwater Engineer for approval prior to release of building permits. Construction activity, including soil disturbance or removal of vegetation shall not commence until an approved SWP3 has been obtained.

      5.
    5.  

 

ATTACHMENT “A”

CALCULATIONS

 

DENSITY SUMMARY – per Section 20-1007(A)

 

Total Apartment Dwelling Units = 236

Net Residential Area = 17.57 Acres – 1.82 Acre Detention Basin = 15.75 Acres

Maximum dwelling unit density per net residential acre = 236 Units/15.75 Acres = 14.98 DU.

PRD-2 Density = Maximum allowed 15 Dwelling units/ Net Residential Acre

 

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PARKING SUMMARY – Parking Use Group 2 – Section 20-1212

 

Total Parking Required:                 

  82 one-bedroom apartment  x 1.5 parking spaces =   123 parking spaces required

116 two-bedroom apartments x 1.5 parking spaces =   174 parking spaces required

  38 three-bedroom apartments x 2.5 parking spaces =   95 parking spaces required

                                                                           -----------------------------------

236 Apartment Units -  (428 Bedrooms)                        392 parking spaces required

 

Total Parking Provided:          

Total garage bay parking provided   = 104

Total standard parking provided       = 280

Total handicap parking provided       =  10

Total Parking Provided                   = 393 parking spaces provided, plus 1 marked space for

                                                mail delivery persons.

 

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Bicycle Parking – Per Section 20-1212

82 - 1 bedroom units x 0.15 =  12.3          bicycle spaces

116 – 2 bedroom units x 0.15 = 17.4 bicycle spaces

38 – 3 bedroom units x 0.25 =   9.5  bicycle spaces

                                              39.2 bicycle spaces

                  

Minimum 40 bicycle parking spaces required

Note: all buildings will have a minimum of 5 bicycle spaces

14 buildings x 5 = Minimum of 70 bicycle space provided

 

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Common Open Space – Per Section 20-1006(g)

Common Open Space Required 20%  - 153,087 Square Feet

Common Open Space Provided  22% - 167,359 Square Feet