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Notes: Please refer to item 6 in the staff report, which indicates that 8.61 acres of private open space will be provided. Each lot will need to maintain a minimum of 30% open space to provide the 8.61 acres of private open space that is part of the project's overall open space area of 17.33 acres. Based on the proposed design, staff supports the proposed waivers. According to the applicant, the waivers provide the design flexibilities for better organization of the improvements and the ability to provide recreational amenities. 17. Landscaping and Buffering: There is no buffering required on the north, east, and west perimeters, since along those perimeters the development will meet the 150' transitional area required in PD ordinance section 915.16 by providing standard RS -3 lot sizes with standard RS -3 setbacks. A Type "C" buffer with a berm and landscape feature is proposed and will satisfy the double frontage buffer and PD south perimeter buffer requirements. The Type "C" buffer with 6' opaque feature will need to be reviewed and approved by staff via the land development permit process. 18. Planning and Zoning Commission Concerns: The Planning and Zoning Commission had two general concerns related to this planned development. The first concern was the proposed PD waivers' extent of departure from the RS -3 zoning lot size, dimension, and setback requirements. The Commission expressed reservations as to how much the RS -3 zoning criteria should be reduced. Relating to the amount of reduction, staff explained that, in order to provide maximum design flexibility, there is no set "bottom line" reduction specified in the PD regulations. In addition, staff has worked with the applicant to ensure that all significant waivers are applied to internal lots, and that perimeter lots generally meet the requirements of the adjacent districts. Such waivers do not increase the project's intensity since density and open space standards cannot be waived for this project. Staff has explored setting minimum design criteria in the past with design professionals. Setting lot dimension and setback minimums, in addition to the existing PD buffer and transition area requirements, would reduce design and product flexibility. Use of significant design flexibility can be seen in some of the Windsor development, where the developer has obtained approval to reduce the 12,000 square foot RS -3 minimum lot size to 1,000 square feet for lots interior to the project. The Planning and Zoning Commission's second concern related to the overall appropriateness of this type of development given the "rural" nature of the surrounding area. While residential development in the past has been characterized by 1/2 acre lots based on the Health Department requirements for well and septic tanks, the comprehensive plan and LDRs encourage higher density where water and sewer are available as would be the case with this development. It is staff's opinion that a density of 3 units/acre is appropriate for a site served by water and sewer and within one mile of a regional mall. Based on the Planning and Zoning Commission's denial, the applicant has prepared graphics which he believes demonstrate the advantages to the proposed style of development. These graphics include the proposed subdivision design with the footprint of structures and an alternate, standard (non -PD) single family design with houses (see attachments 5 and 7, respectively). Also, the applicant has prepared a density distribution graphic that depicts how density is distributed along the perimeter of the project versus the interior of the project. The applicant has also chosen to revise the proposed PD plan to remove the wall feature along 33rd Street as part of the buffer in favor of a buffer comprised of a berm and landscape material (see attachment #8). RECOMMENDATION: Based on the above analysis, staff recommends that the Board of County Commissioners grant preliminary PD plan approval and approve the conceptual PD plan and special exception request with the following conditions: - DECEMBER 17, 1996 98