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buffer is required along the north project boundary. The required USA buffer shall consist of a 50' wide tract, and shall contain a Type `B" buffer with a 6' opaque feature. The proposed conceptual PD plan and conceptual landscape plan provide the required USA buffer (see Attachments 5 and 6). The properties along the east and northeast of the project site are a portion of the overall Indian River Estates community, and are developed as a total care facility consisting of an assisted living facility and multi -family residential units (senior independent living). The adjacent properties have an underlying M-1 land use designation. Based on the adjacent property's land use designation, the PD regulations require a 25' setback (buildings, driveways, roadways, and parking areas) from the project perimeter. The proposed conceptual PD plan provides a ±50' setback between the closest site improvements (i.e. parking area) and a ±100' setback between the closest building and the adjacent properties to the east. Therefore, the proposed conceptual PD plan exceeds the minimum required PD setback (see Attachment 5). The properties south of the project site consists of the Westgate Subdivision, Units 1-3 which is zoned RS -6, and is developed with single-family homes on .25 to .5 -acre lots. Also, at the southeast corner of the site is the Pine Creek Condominium development which consists of 5 separate 2 -story condo buildings and a clubhouse. The adjacent properties have an underlying M-1 land use designation. Based on the adjacent property's land use designation, a Type "B" buffer is not required. However, to ensure compatibility with the surrounding properties, County staff has coordinated with the applicant to provide a 25' Type "B" buffer with a 6' opaque feature. The proposed conceptual PD plan and landscape plan show the proposed buffer accordingly (see Attachments 5 and 6). Also, proposed conceptual PD plan provides a ±70' setback between the closest site improvements (i.e. parking area) and a ±150' setback between the closest building and the adjacent properties to the south (see Attachment 5). The properties west of the project site consist of two residential subdivisions. The Wildwood Subdivision is zoned RS -1, and is developed with single-family homes on ± 1 to ±2 -acre lots. The West Side Villas Subdivision is zoned RS -6, and is developed with single-family homes on ±.5 -acre lots. The adjacent properties to the west have an underlying M-1 land use designation. Based on the adjacent property's land use designation, a Type `B" buffer is not required. However, to ensure compatibility with the surrounding properties, County staff has coordinated with the applicant to provide a 25' Type `B" buffer with a 6' opaque feature. The proposed conceptual PD plan and landscape plan show the proposed buffer accordingly (see Attachments 5 and 6). Also, proposed conceptual PD plan provides a ±350' setback between the closest site improvements (i.e. parking area) and a ±300' setback between the closest building and the adjacent properties to the west (see Attachment 5). General Area: The project site is located between several established single-family subdivisions and multi -family developments. The proposed Griffon North development proposes conventional multi -family apartment buildings with significantly increased setbacks and buffering from the established single-family subdivisions, and compatible separation from the multi -family developments. Staff's position is that granting the request to rezone the property to the proposed PD district will result in a development that is compatible with both the immediate area and larger general surrounding area. 116