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The: following standards are established: a) minimum building separation: 20' b) all buildings to be one story c) minimum total floor area: 1,900 sq. ft. (inees---- garage area). d) minimum perimeter setback: 251, 30' eastern boundary Alternatives: Two basic alternatives apply to consideration of the request: the property can be developed either under the PRD process or under the standard subdivision regulations. In relation to impact on infrastructure, a PRD and a subdivision are comparable although the PRD design would probably afford a more efficient utilities design (less line servicing more units). In relation to compatibility with the surrounding area, consideration must focus on the potential of the subject property in relation to other portions of the Rosewood area. Three physical assets contribute to -the "estate" characteristics of the Rosewood area located east of the subject property: 1) Large, old and numerous trees; 2) Large lots; 3) Large homes The subject property, however, and much of the undeveloped land in the area are in groves and have few "protected" tree groupings. Development within the vacant areas will not be able to aesthetically match the existing thickly treed areas. Visually, large lot sizes relate to maintained open spaces and less to ownership characteristics of green space. Standard subdivision regulations can assure minimum lot sizes but cannot afford adequate tree protection. Home types, styles, and sizes are not regulated by standard subdivision regulations beyond minimum floor area and building code criteria. The proposed PRD provides tree protection, increased open space, and homes larger than the minimum size required in the RS -3 zoning district. Attachment number six shows a comparison of a standard RS -3 subdivision and the proposed PRD. In return for smaller lot sizes and decreased setbacks, the proposed PRD provides: 1) protection of tree groupings; 2) satisfaction of the landscaping ordinance; 3) underground utilities; 4) increased perimeter buffering; and 5) unified architectural development. Based on the foregoing analysis, it is staff's opinion that the proposed PRD offers more environmental protection, design control, and amenities than a standard subdivision, and therefore is the best alternative for developing the subject site. RECOMMENDATION: Staff recommends that the Board of County Commissioners grant conceptual PRD plan special exception approval to Coventry Park subject to the following condition: 1. that a total of 50' of right-of-way be dedicated along the site's entire 16th Street frontage, via the final PRD plat. 37 Bov 6 6 o,,, F 8S JAN 13 1987