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icons should be allowed to encroach into buffer areas. Any structure allowed to encroach should be the minimum scope and scale necessary to provide for the structure's function, and should be developed so as to ensure that the buffer performs its screening function. In staff's opinion, the 20' X 40' pavilion which is currently depicted on the conceptual plan is too large to be allowed to encroach into the buffer zone, and could impact the aesthetic function of the 25' buffer. Recently, however, the applicant's agent has provided staff with a written commitment to construct a pedestrian tunnel, along with a sketch of how the tunnel will work. Although the sketch is a non-binding drawing not submitted for approval, it does clarify the intent of the applicant's proposal regarding encroachments in the buffer. The drawing depicts two structures approximately 15.5' X 15.5' that provide a cover for the access to the pedestrian tunnel. The design' accommodates two entry pavilions, one on either side of S.R. A -1-A, and an access ramp on the east side of S.R. A -1-A (all located within the buffer and set -back approximately 7' from the property line) and provides sufficient area between all structures and S.R. A -1-A for Type "B" plant material. Such a design would be approveable under recommended condition 2.a. as it appears at the end of this report. The condition is necessary to ensure that the scale of buffer encroachments allowed does not adversely impact the developer's ability to properly provide Type "B" buffer screening along the project perimeter. •Driveway Widths: The applicant is requesting a reduction in the standard two-way driveway width from 22' to 201. The conceptual plan proposes the use of 20' wide interior project roadways to link the various project parking areas. A wider driveway width will be used where driveways serve as direct access to parking spaces. As of the date of this report, the Traffic Engineering Division and Emergency Management Department have not signed -off on this waiver for the conceptual plan. During subsequent,.more detailed reviews of pfeliminary PD plans, both departments want the applicant to demonstrate that the roadway designs are sufficient to accommodate all types of service and emergency vehicles. Thus, the driveway width reduction waiver should be approved subject to the condition that the applicant obtain approval from Traffic Engineering and Emergency Services staff during review of preliminary PD plans. 21. LANDSCAPING, BUFFERS & SIGNS: The applicant has committed to meeting the landscaping requirements of Chapter 926. This includes micro -siting improvements to preserve existing trees and other significant vegetation. As proposed, the conceptual plan appears to accommodate applicable preservation and landscaping requirements. In order to meet the county's buffer regulations, the project will provide a 25' wide Type "B" buffer adjacent to S.R. A -1-A and C.R. 510, and a 30' wide Type "A" buffer along the project perimeters that abut residentially designated property (e.g. the project boundary shared with Sea Oaks and Coralstone). 37 BOOK 90 FA,F74