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General Area: <br />The project site is located in central Indian River County, just west of 58th Avenue. The area around the <br />project site has experienced significant residential development in the past 20 years mostly through large <br />residential projects like Vero Lago and Waterway Village PD. Most of the commercial development that <br />serves the general area is located within the existing SR 60 corridor between 43rd Avenue and 66th Avenue, <br />or the newer commercial development area located at 53rd Street and US Highway 1. It is staffs position <br />that the proposed TND design will provide additional residential development that is consistent with the <br />immediate area, as well as limited commercial uses integrated into the project (e.g. office, personal <br />services, retail) that will serve the general project area. Therefore, the proposed project is compatible with <br />the immediate area and is consistent with the existing development pattern of the general project area. <br />Concurrency Impacts: <br />A conditional concurrency certificate has been issued for the project. Concurrency is discussed in more <br />detail in the PD Plan Analysis section of this staff report. <br />Environmental Impacts: <br />Environmental issues are addressed in the PD Plan Analysis section of this report. <br />PD PLAN ANALYSIS: <br />1. Project Area: 84.62 acres (gross) <br />5.52 acres (53rd Street ROW dedication) <br />79.10 acres (net) <br />2. Zoning Classifications: Current: RS -3, Residential Single -Family (up to 3 units/acre) and <br />A-1, Agricultural -1 (up to 1 unit / 5 acres) <br />Proposed: PDTND, Planned Development Traditional <br />Neighborhood Design <br />3. Land Use Designations: L-1, Low -Density Residential -1 (up to 3 units/acre); and <br />AG -2, Conservation -2 (up to 1 unit/40 acres) <br />4. Commercial Area: <br />5. Total Units: <br />2.68 acres or 3.4% of the net project area <br />Maximum (allowed under TND policies): 217 <br />Proposed: 199 <br />Note: The maximum number of units and the density calculations are based on the gross project <br />acreage prior to any right-of-way (ROW) dedication, and reflect a density credit for the ROW that <br />is to be dedicated. To meet County requirements, the developer is dedicating a total of 5.52 acres <br />for 53rd Street, and the ROW dedication requirements are discussed in more detail later in this <br />report. <br />6. Density: Maximum: 2.59 units/acre <br />Proposed: 2.52 units/acre <br />109 <br />