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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. <br />2. <br />3. <br />4. <br />5. <br />6. <br />7. <br />8. <br />Project Area: 27.69 acres <br />Zoning Classification: Current: RS -6, Residential Single -Family (up to 6 units/acre) <br />Proposed: PD, Planned Development <br />Land Use Designation: M-1, Medium -density Residential -1 (up to 8 units/acre) <br />Number of Units: 166 units (maximum) <br />Density: Proposed: 5.99 units/acre <br />Maximum: 8.00 units/acre <br />Open Space: Required: 40.0% <br />Proposed: 79.9% <br />Recreation Area: Required: 2.08 acres <br />Proposed: 2.08 acres <br />Phasing: The project will consist of a single phase. However, the project will also be constructed <br />concurrently with the adjacent project to the south, which is a separate project/phase. <br />9. Utilities: The project will be served by public water and sewer service provided by County Utility <br />Services. The County Department of Utility Services and the Department of Health have <br />approved these utility provisions. <br />10. Traffic Circulation: Primary access to the overall project site will be provided by a full access <br />driveway connection to 26th Street (see attachment 5). As previously indicated above, the Griffon <br />North PD project will provide a roadway interconnection to the proposed Griffon South project. <br />The internal roadway connection will connect to 201h Street (SR 60) and will allow residents of <br />both projects to utilize either driveway connection (26th Street or 201h Street). The traffic impact <br />study (TIS) was submitted by the applicant for the Griffon North PD project, but also included <br />the Griffon South project. Public Works agreed to review both at the same time. <br />The proposed driveway connections and traffic circulation plan have been reviewed and <br />approved by Traffic Engineering and Fire Prevention. Additionally, Traffic Engineering <br />reviewed and approved the TIS submitted by the applicant. Based on the approved TIS, the <br />subject PD project will require a westbound left turn lane on 26th Street at the project's driveway <br />connection. Also, because the project's approved TIS and traffic distribution includes the <br />117 <br />