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access roads to SR60 and 66th Avenue, a bridge over the Lateral A canal, and a traffic signal at 66111, Avenue and "18`h Street". These elements have been discussed by IRSC and the adjacent land owner and both have agreed in concept upon a roadway design and access plan and property reconfiguration (see attachment #7). This agreement in concept provides a new opportunity to jointly master plan the County's major public college campus and adjacent property into a preferred development form (mixed use). As shown in the attached sketch, in concept IRSC and the private land owner would retain similar acreage, with IRSC, the private land owner, and potential commercial development benefiting from direct access and exposure on both SR 60 and 66th Avenue. IRSC would retain ownership of the eastern portion, resulting in a more consolidated and better configured campus boundary, and as an institutional use would serve to buffer the potential commercial uses from the residentially designated neighborhoods located further east. While IRSC and the adjacent land owner have agreed in concept to a potential roadway design and access plan, that plan is not part of the mixed use policy revisions. Rather, attachment #6 merely serves to illustrate a possible component of a mixed use project in the "SR 60/lRSC preferred location" that could be developed under the proposed mixed use policy amendment. If the mixed use policy amendment is approved, the "master plan" concept of the private land owner and IRSC will need to be implemented through execution of appropriate documents to re -align property ownership and the private land owner, in cooperation with IRSC, will need to apply for a mixed use PD and obtain approval through the County's PD review process. With the proposed 80 acre maximum size for a "preferred location" mixed use PD, a potential PD plan could serve as an area "master plan" and simultaneously address land and infrastructure development on the east and west sides of 66' Avenue and the western portion of IRSC's +/- 140 acre campus (see attachment #8). The proposed amendment provides incentives for a developer to apply for one larger "master plan" sized mixed use PD to cover both sides of 66th Avenue (as opposed to two separate PD's covering each side of 66th Avenue separately) and to provide the significant level of shared infrastructure improvements required under the proposed criteria. As proposed, the mixed use policy will allow up to 50% of commercial development (not to exceed 15 acres) to occur before required SR 60 access and 66th Avenue access infrastructure improvements are constructed or bonded -out. Allowing some significant commercial development to occur early on in the project may allow the developer to more easily fund the shared access infrastructure costs (perhaps $1.5 million - $2.5 million) and phase in development of the rest of the mixed use PD based on market demand. At the November 15, 2016 Board meeting and at the January 26, 2017 PZC meeting, a concern was raised regarding completion of residential development in conjunction with completion of commercial development within a "preferred location" mixed use project. Specifically, the concern was raised that the entire commercial component could be developed with no obligation to complete residential units within a set timeframe. Although the proposed amendment does not require completion of residential units prior to completion of the commercial development, it does require that prior to completion of more than 50% of the commercial area, the infrastructure serving the residential portion of the project must be constructed or bonded -out and conceptual plan or final plan approval must be obtained for all residential development. That restriction, as proposed, ensures at a minimum that ready to build multi -family residential areas will be in place prior to completion of the 5 P169