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13. Landscape and Buffering Plan: The applicant has provided a conceptual landscape plan that meets the criteria of Chapter 926, and is sufficient for conceptual PD plan approval (see attachment 7). A detailed description of each required perimeter buffer is provided above in the PD Rezoning Analysis section of this report. Detailed landscape plans will be submitted with the LDP plans for each phase, and must be approved by staff prior to the issuance of an LDP for each phase. 14. Environmental Issues: The project site is a former citrus grove and does not contain any special environmental features (e.g. wetlands or vegetated native uplands). There are a few protected and/or specimen trees located throughout the overall project site that will need to be addressed for preservation or mitigation during review of the LDP for that respective project phase. 15. Concurrency: As required under the County's concurrency regulations, the applicant has applied for and obtained a conditional concurrency certificate for the project. The concurrency certificate was issued based upon a concurrency analysis and a determination that adequate capacity was available to serve this project at the time of the determination. 16. Public Benefits: For all PD projects, applicants must identify the public benefits that the project will provide in exchange for requested waivers or incentives being sought by the applicant. For the proposed project, the public benefits provided over and above a conventional development plan are as follows: 11 `h Drive Right -of -Way Dedication: For nearly a decade, County staff has contemplated a public collector roadway project that will run from the US 1/Aviation Boulevard intersection along the western perimeter of the Cleveland Clinic Indian River Hospital campus to 37th Street, and from 37th Street to 41St Street through the Harbor Bluffs project site. However, prior to the Harbor Bluffs project, almost no County ROW existed for the roadway project. As previously mentioned, the Harbor Bluffs applicant has entered into a Developer's Agreement with the County and has already dedicated a significant amount of ROW for the future l I' Drive roadway project. 11`h Drive Improvements: In addition to the full ROW dedication for 1 It, Drive, the applicant has agreed to partner with the County to construct the 11th Drive roadway improvements (i.e. paving, drainage, sidewalks) from 41St Street to the southern limits of the overall project site. As part of the approved Developer's Agreement, the County has agreed to share costs associated with the design, permitting, and construction of the 11th Drive improvements that exceed the project's minimum required improvements. • Drainage for 11'h Drive Improvements: The applicant has also agreed to accept stormwater runoff generated by the 1 Ith Drive improvements, which will lessen the County's obligation to construct stormwater treatment facilities within the recently dedicated County ROW or acquire additional private property. 41" Street Eastbound Left Turn Lane: Based on the project's approved TIS, a westbound left turn lane is required on 41St Street at the new intersection with I V' Drive. However, an eastbound left turn lane that would serve the Lily's Cay subdivision on the north side of 41St Street is not required. Based on road geometry, the developer has agreed to construct the "opposing" eastbound left turn lane as a public benefit. 64