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any immediately adjacent subdivision. Along the project's west perimeter, adjacent to the Sanctuary PD and the vacant parcel to the north, a minimum 50' wide Type "B" buffer is being proposed along the vacant parcel perimeter and minimum 55' wide buffer along The Sanctuary perimeter. Adjacent to the three enclave parcels, a 25' minimum Type "B" buffer is proposed, although the buffer is significantly wider than 25' in certain areas. In addition, the PD plan does not make use of the adjacent "59th Avenue" right-of-way which provides for an existing driveway from 37th Street to the southernmost enclave parcel. Instead, the PD plan provides a wooded buffer along that driveway and between two enclave parcels. In areas where project perimeters are adjacent to Thoroughfare Plan roads, a 25' wide (and wider) Type "B" buffer and/or native upland preservation tract is proposed. General Area: The site is located in central/eastern Indian River County in the 58th Avenue corridor. The area around the subject site has slowly developed over time, with much of the development in close proximity typical of large lot suburban style development as well as PD small lot development (e.g. The Sanctuary). Much of the large lot development was approved and constructed prior to the availability of public water and wastewater. More recently, developments like The Sanctuary and Woodfield PDs have been developed in the general area, at higher densities. The proposed Harmony Reserve development is consistent with those more recent PD projects. Environmental Impacts and Concurrency: These issues are evaluated in the analysis section of this report (see below), and have been adequately addressed. Conclusion: Subject to the conditions recommended at the end of this report, the requested PD rezoning and associated conceptual PD plan are compatible with the surrounding area, are consistent with the Comprehensive Plan, meet all concurrency requirements, and are consistent with the site's L-2 (Low Density 2 (up to 6 units/acre) land use designation and applicable LDRs, including PD regulations. PD Plan Analysis: 1. Size: 122.06 acres (gross) 1.96 acres (right-of-way dedications for 58th Ave, 33rd St, 37th St corner clip) 120.10 acres (net) 2. Zoning Classification: Current: RS -3, Residential Single -Family (up to 3 units/acre) Proposed: PD, Planned Development (up to 3.26 units/acre) 3. Land Use Designation: L-2, Low Density 2 (up to 6 units/acre) 4. Density: 397 units on 122.06 acres; 3.26 units/gross acre F:\Community Development \CurDev \BCC \20 1 4 BCC WarmonyReservePD- 1 4-06-05ConcepRpt.rtf 7 138