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PAGE 40-i b. Allow roof, balconies, stairs, and chimneys to encroach over adjacent community property (i.e. golf course, beach access tracts, landscape tracts) similar to encroachments already allowed over rights-of-way. Encroachments into community property for roofs shall be 4' maximum, balcony encroachments shall be 8' maximum, stairs a maximum of 5, and chimneys shall be a maximum of 2'. No encroachment into adjacent building lots is allowed. Staff, including Emergency Services, has no objections to the proposed design waivers, since these waivers represent only minor changes or variations from present waivers. The waivers will provide consistency by allowing similar structures to encroach in similar areas. The waivers are largely related to internal compatibility measures. 12. Conceptual Plan Changes: In addition to the new and modified design waivers, the applicant is proposing two basic conceptual plan changes that require Board approval. The applicant is proposing to allow smaller homes to be built on the west and north project perimeters and proposes multi -family units on the 4.7 acres which are being added to the project. Theproposal to allow use of all Village type units along the project's north and west perimeters will increase the density and will probably increase the building mass along those perimeters; however, the overall project density will be under 1 unit per acre, and the highest densities will continue to be concentrated in the Village area It should be noted that, even along the perimeter area, the net density in those areas will be less than 3 units/acre with the proposed modifications. The modifications include greater than normal setbacks, such as a 50' setback from Jungle Trail for multi -family housing; elsewhere, homes will be set back at least 50' from the project perimeter. These setbacks should ameliorate any issues regarding the potential increase in building mass along the perimeters. The existing conceptual plan allows 15 beach cottages on the 4.7 acre enclave between the Golden Sands park property and the proposed 4.7 acre addition. Thus, beach cottages at a density of 3.2 units/acre are currently allowed on the 4.7 acre RM -3 zoned property that is already within the Windsor PD. The applicant is now proposing to double the area and units, resulting in 30 multi -family or single family units on 9.4 acres. This would keep the density the same (32 units/acre), but allow a more diverse style of construction and bring Windsor immediately north of The Sanderling Subdivision. The 9.4 acre parcel is zoned multi -family; therefore, a multi -family style of construction was contemplated by the county's original zoning. Through the PD process, any multi -family units constructed will need to be set back 25' from the north and south property lines with a Type "B" buffer. If the RM -3 property were to be developed outside the PD process, only a 10' setback to The Sanderling Subdivision would be required, and no buffer would be required. Thus, the proposed PD provides greater compatibility requirements than conventional site plan and RM -3 requirements. 13. Overall PD Comparison DEVELOPMENT BY "RIGHT" APPROVED PROPOSED PD ASPECT (STANDARD ZONING) PD Density 3.0 Units/Acre .97 Units/Acre .95 Units/Acre Buffers/Setbacks 15' Sideyard 25' Minimum 25' Minimum on Perimeters 25' Rearyard 10' for Pools Open Space 40% 40% 40% Housing Type Single Family West of Mix of Single Mix of Single and S.R. A -1-A and Multi- Multi -Family Multi -Family East of Family (Mostly Single S.R. A -1-A (Mostly Single Family) Family) Note: The county can require an additional perimeter setback for compatibility purposes. The proposed PD has a 50' setback for multi -family structures along the north and west project perimgters, and staff has recommended a 30' setback along the project's perimeter adjacefft to the Sanderling Subdivision. Thus, certain perimeters have setbacks greater than 251. OCTOBER 6, 1998