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The existing Sixty Oaks residential development immediately west of the subject site will be the most �•" affected adjacent property and it is along the project's west property line where compatibility measures are most concentrated. Along the north 300' of the west perimeter, where a commercial parcel (use) is proposed, the conceptual PD plan provides a 35' wide buffer and a 99' building setback. The 35' buffer includes an existing ditch (to remain), vegetation to be preserved, and specially enhanced Type "B" buffer plantings with a 6' opaque feature. In addition, a special use restriction is recommended by staff for the western commercial parcel. That restriction, if approved, would prohibit a fast food restaurant with a drive-through facility on the commercial parcel (Lot 1) that will abut Sixty Oaks. In staff's opinion, such restriction would prevent potential adverse impacts on Sixty Oaks relating to noise and odor from queued vehicles, and make the requested rezoning more compatible with the abutting, existing use. To the south of the project's proposed commercial area, along the west property line, an existing heavily vegetated conservation easement area will be maintained and surrounded by a newly planted 15' wide upland buffer. The conservation area varies in width from 69' to 120' and is approximately 450' in length. Along the west perimeter, south of the conservation area and upland buffer, a multi -family residential area is proposed with a 25' Type "B" buffer and a 6' opaque feature. The conceptual PD plan provides a 25' setback between the west boundary and an adjacent residential parking lot area, and provides a 105' setback to the closest residential building. The south 150' of the west perimeter includes a 25' Type "B" buffer with 6' opaque feature and a dry detention area (green space). Along the north (SR 60) and south (College Lane) perimeters, standard arterial roadway landscape buffers will be provided. Along the east perimeter, where the proposed residential development is adjacent to L, Century Town Center, a 25' wide Type "B" buffer will be provided. Along the northern portion of the east perimeter, where the proposed commercial is adjacent to the Olive Garden site, a local road buffer is provided. Concurrency Impacts Consistent with county requirements, the applicant conducted a conditional concurrency review to evaluate potential project impacts on various facilities, including roads, water and sewer service, and other systems. In this case, the conditional concurrency review indicated that there will be adequate facilities in place to accommodate project impacts, subject to the conditions contained in this report's recommendation. Further concurrency determinations will be required at the time of permitting for each phase or building. Environmental Impacts Environmental issues are addressed in the analysis section of this report. PD PLAN AND PDMXD ANALYSIS: 1. Size of Site: 19.99 acres 2. Zoning Classifications: Current: RM -8, Residential Multi -Family (up to 8 units per acre) Proposed: PDMXD, Planned Development Mixed Use District 3. Land Use Designation: M-1, Medium Density 1 — Residential (up to 8 units per acre) F:\Community Development\CurDev\BCC\2014 BCC\Thereserveatverobeach(PD-14-06-04).doc 6 171