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16. Landscape and Buffering Plan: The conceptual landscape plan meets the criteria of Chapter 926 for conceptual plan approval. Detailed landscape plans will be submitted with the land development permit plans and must be approved by staff prior to the issuance of a land development permit. A conceptual landscape plan has been provided (see attachment #6), and a Type "B" buffer is proposed around the perimeter of the entire development. The buffer is provided as native upland preservation area (minimum width of 50'), wetland mitigation area with vegetation, or more formal landscape buffers with a minimum 25' width. The 6' opaque feature required and provided around the project perimeter will vary between an all -vegetation barrier and a berm with vegetation. Berming will be avoided where fill would conflict with preserving existing native vegetation. Detailed plans for opaque features will be submitted with the land development permit plans. Public Benefits of the PD Plan For all PD projects, planning staff asks applicants to identify the public benefits that their project will provide above and beyond conventional development in exchange for the county approving reduced setbacks and other waivers from conventional standards. In this case, the project will provide substantial open space along 33rd Street and 37th Street, dedicate the ultimate right-of-way for 58th Avenue and 33rd Street, provide stormwater capacity for future improvements to adjacent roads, preserve native uplands in excess of LDR requirements, and provide enhanced perimeter buffers. To facilitate joint use of the project's stormwater system, the developer will grant an easement to the county for stormwater purposes. Use of the stormwater system will enable the county to design roadway projects within less right-of-way area, resulting in less right-of-way acquisition impacts on property owners in the future. Details of the easement and stormwater capacity provisions will be addressed through the preliminary PD plan and land development permit processes. In addition to the public benefits described above, the project is designed with internal benefits for project residents, including significant recreational facilities and comprehensive architectural controls. Conditions The applicant has agreed to the conditions included in staff's recommendation. RECOMMENDATION: Staff recommends that the Board of County Commissioners grant approval of the PD rezoning request and the PD conceptual plan, subject to the following conditions: 1. Prior to issuance of the first land development permit, the applicant shall: a. Dedicate without compensation the ultimate road right-of-way for 33rd Street and 58th Avenue, including the 40' corner clip at 37th Street, as shown on the conceptual PD plan. F:\Community Development\CurDev\BCC\2014 BCC\HarmonyReservePD-14-06-05ConcepRpt.rtf 13 144