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by the Board of County Commissioners in the future. Therefore, the recommendation at the end of this report includes a condition that prior to site plan release for each phase, the applicant must submit a 50 year elderly housing covenant for that phase. d. The Planning and Zoning Commission was concerned about access to phase II of the project through the phase I Proposed parking lot. To address this concern, the developer has agreed to provide internal access, separate from the proposed phase I parking lot, to phase II. This condition is reflected in the recommendation at the end of this report. e. Based upon concerns regarding density bonus increases, the Planning and Zoning Commission recommended that the total number of units be reduced from 338 to 304 units. The applicant has agreed to the reduction, which reflects a 27 unit (10%) rather than a 54 unit (20%) bonus. The 304 unit limitation is reflected in the recommendation at the end of this report. f. The Planning and Zoning Commission recommended that the internal traffic circulation design be adequate to provide access for all types of emergency vehicles. Staff indicated that the conceptual plan had been reviewed by emergency services and traffic engineering and that a more detailed review will occur as a matter of normal procedures, during preliminary PD plan review. Also, the applicant indicated that he intends to ensure adequate design. Since adequate geometric design for emergency vehicle traffic is required in the LDRs and will be addressed during preliminary PD plan review (by staff and the Planning and Zoning Commission), no specific condition is required in relation to conceptual plan approval in staff's opinion. RECOMMENDATION: Based on the analysis, staff recommends that the Board of County Commissioners grant special exception use and PD conceptual plan approval for the 304 unit River Park Place affordable elderly housing project, with the following conditions: 1. Prior to or via the final PD plat, 25' of property along the site's western border shall be dedicated for Indian River Boulevard right-of-way. Said dedication is compensated by a density credit reflected in the approved PD plan. 2. Prior to the issuance of land clearing and tree removal permits, the applicant shall obtain all required Jurisdictional agency and local permits for the proposed wetland filling. 3. Prior to the issuance of a C.O. for any unit, the buffers referenced in section 18 of this report shall be constructed. 4. Prior to preliminary PD plan release, the applicant shall obtain an access easement (acceptable to the county attorney's office) for the proposed common driveway access to Indian River Boulevard, or shall redesign the project to have a right-in/right-out access in the middle of the project's Indian River Boulevard frontage in a manner acceptable to the County Traffic Engineer. - 28 JANUARY 289 1997 BOOK lug}�� M M M