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External Pedestrian Improvements: A five-foot wide sidewalk is required along the site's 58th Avenue frontage and an 8' sidewalk is required along the site's 33rd Street frontage. The sidewalks will need to be constructed or bonded -out prior to the issuance of a certificate of completion for the phase the sidewalk is included (phase 1 for 33rd Street and phase 3 for 58th Avenue), as approved by Public Works. Internal Pedestrian Improvements: The development will have sidewalks along both side of all streets. These sidewalks will provide an internal pedestrian system for the project, connecting individual lots, common areas, and the clubhouse/recreation tract to each other and to the external public sidewalk network. More sidewalk details will be provided with the preliminary PD plan, and sidewalks will be provided consistent with the provisions of the Chapter 913 subdivision regulations. Drainage for Thoroughfare Plan Roads: As part of the PD process, staff requested that the applicant provide drainage capacity in the project's stormwater system for the future widening of 58th Avenue and 33rd Street. The applicant has agreed in concept to provide drainage capacity for those future widening improvements. Drainage rights will need to be dedicated via the project's final plats. Recreation Improvements: The applicant is proposing a clubhouse, community pool, and recreation courts (tennis, pickle ball) to provide for project recreational improvements. To ensure that the proposed recreation improvements are provided early in project development, staff is recommending a condition requiring completion of the community pool and a clubhouse (minimum enclosed building area of 5,000 sq. ft.) prior to the issuance of a certificate of completion for phase 2. Enclave Parcels/Albrecht Acres: The three enclave parcels located in the northern part of the project site are part of Albrecht Acres, a subdivision which was platted in 1946 but never formally developed. The Harmony Reserve project will re -plat the vast majority of Albrecht Acres. Through the PD final plat process, the Harmony Reserve re -plats that affect portions of Albrecht Acres will need to be structured so as not to eliminate or interfere with any of the rights afforded by the original plat that provide for access and services to the enclave parcels. 15. Type of Homes: The applicant is proposing all single story homes, with a variety of architectural styles. In addition, the project lay -out intermixes 50' and 65' wide lots to provide a mix of unit types along all street segments. PD regulations found in section 915.14(5) provide a series of architectural and design guidelines for residential development designs in order to encourage unit variation and reduce visual monotony within the project. The applicant has submitted preliminary home designs to show how the PD "anti -monotony" criteria are met. Preliminary architectural building elevations and guidelines are attached (see attachment #4). Staffs determination is that the project's conceptual architectural guidelines meet applicable "anti -monotony" criteria. The applicant will be required to demonstrate that these criteria are met through the preliminary PD plan and future project submittals. Most project perimeters abut single -story residential development. To ensure compatibility with the surrounding area, the applicant has agreed and staff is recommending that all perimeter lots be restricted to one story homes. F:\Community Development\CurDev\BCC\2014 BCC\HannonyReservePD-14-06-05ConcepRpt.rtf 12 143