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APR 2 61994 BOOK 92 PACE 268 971.05 of the county's land development regulations concerning the review of special exception uses, the Board of County Commissioners is to consider the appropriateness of the requested use based upon the submitted conceptual plan, the suitability of the site for that use, the Planning and Zoning Commission's recommendation, and the staff's recommendation. The Board may attach any conditions and safeguards necessary to ensure compatibility of the use with the surrounding area. The Planning and Zoning Commission considered this item at its regularly scheduled meeting of March 24, 1994. The Planning and Zoning Commission voted unanimously (7 to 0) to recommend that the Board of County Commissioners grant special exception use approval for Glendale Oaks with the conditions as recommended by staff, and grant the proposed project planned development waivers (as described later in this report). Please see attachment #5 for the Planning and Zoning Commission minutes. *The Planning and Zoning Commission also approved the preliminary PD plan subject to the Board approving the special exception use request. Therefore, if the Board grants special exception use approval, then the preliminary PD plan approval will be effective. ANALYSIS: 1. Zoning Classification: Phase I: RS -31 Residential Single Family -District (up to 3 units per acre) Phase II: RM -61 Residential Multi -Family District (up to 6 units per acre) 2. Land Use Designation: Phase I: M-11 Medium Density k (up to 8 units per acre) Phase II: M-11 Medium Density 1 (up to 8 units per acre) 3. Density: 134 lots, one detached single family unit per lot. Phase I: 2.54 units/acre Phase II: 5.06 units/acre Overall: 3.14 units/acre 4. Utilities: In accordance with the requirements of the county'a Utility Connection Matrix, this project will connect to public water and wastewater facilities which will be provided by the Indian River County Department of Utility Services. 5. Traffic Circulation: In Phase I, the proposed project will connect to 8th Street and 90th Avenue via a series of internal roads that will provide access to the individual lots. In Phase II, the project will connect to 12th Street via an internal road network that will serve individual lots. The segment of 12th Street to which the Phase II internal roadway will connect is currently unpaved. Pursuant to county road paving requirements, this segment of 12th Street will need to be paved along with the development of Phase II. Therefore, prior to the connecting of Phase II to 12th Street, 12th Street must be paved from the project entrance to 90th Avenue. Since the project will have multiple access points, staff's opinion is that there is no need for an emergency entrance. Also, a traffic analysis that was submitted to and accepted by the county Traffic Engineering Division indicates that no off- site traffic improvements and no project turn lanes are