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BOOK 108 FACE 553 • the land use designation underlying the portion of the project within the urban service area; and • 1 unit/acre for project property located outside of the urban service area. Note: The applicant is using these incentive criteria to achieve close to the maximum number of units (about 95%) allowed under the comprehensive plan. Policy 18.1: By January 1999, the county shall adopt land development regulations that establish the TND, Traditional Neighborhood Design, zoning district. The TND district shall be limited to planned developments. Note: This project implements Objective 18. The TND criteria and policy 18.1 are discussed in detail later in this report ■ Compatibility With Surrounding Areas Generally, the golf course and equestrian facility will provide a green belt around the project and ensure compatibility with the agricultural uses located outside the urban service area. The conceptual plan employs specific buffers and/or extra setbacks on the project perimeter. Special attention has been given to school buildings, commercial uses and multi -family development that need to be located a sufficient distance from adjacent uses outside the project. Furthermore, the residential -scale and architectural treatment of commercial/office buildings within the project will contribute to compatibility with surrounding residential areas, and avoid a "strip commercial" appearance. ■ Concurrency Impacts A conceptual review of the concurrency impacts for this project indicates that the project will generate no adverse concurrency impacts, subject to the conditions contained in this report's recommendation. Further concurrency determinations will be required on a project by project basis for each phase. ■ Environmental Impacts These issues are addressed later in this report The conceptual PD plan depicts an 18 hole public golf course and clubhouse, equestrian area, single-family areas, multi -family areas, civic uses, institutional uses, and commercial and office uses. The commercial uses are located along the SR 60 project entrance area and in the Town Center. Institutional civic uses, including a total care facility, an ALF, and an elementary school, are located north of 16°i Street inside the urban service area. The plan proposes lower densities out from the Town Center and outside the USA, and proposes a green belt adjacent to those project perimeters that are located outside the USA. The development will have a single access point to SR 60, and a single access point to 12' Street (for the equestrian center). Two access points will connect to 741h Avenue. Multiple access points will connect to 161 Street. All of the internal streets, lanes and driveways are inter -connected in a modified grid system. MARCH 9, 1999 32