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r"I • 15. Phasing: The project is divided into 13 phases. The phasing plan ensures that each phase or aggregation of phases will be able to "stand on its own" with respect to the land development regulations and required improvements. Also, the phasing ensures proper timing of infrastructure improvements, and ensures that the commercial uses will not outpace residential uses and that recreation and open -space areas will keep pace with the residential development. Phase I will establish the school site, and the project's perimeter greenbelt (via the 18 hole golf course, clubhouse and related improvements), while Phase IA will contain residential uses and some SR 60 office/commercial and Town Center office/commercial uses. 16. Environmental Issues: The site is mostly agricultural land which has been previously altered. Therefore, there are few native uplands or wetlands on the subject site. Prior to development of each phase, the area will be evaluated for presence of wetlands and native upland habitat. The developer will need to obtain county and jurisdictional permits for any upland habitat or wetland alteration prior to construction of the respective phase. 17. Emergency Services: Emergency Services will review each preliminary PD plan for access, hydrant location and other issues. This is a normal part of the development review process. While the County Emergency Services Department has determined that an Emergency Services facility site is not needed from the developer, the Emergency Services Department has reached an agreement with the developer regarding the impacts on Emergency Services. The details of this agreement are incorporated in a letter of agreement dated February 17, 1999. It will be a condition of conceptual PD plan approval that the applicant comply with the agreement. 18. Sign Package: Along with the proposed residential -scale and architectural treatment of the commercial/office buildings, compatibility with surrounding residential areas and avoidance of a "strip commercial" appearance also require careful regulation of commercial/office signage along SR 60 and 161 Street. Therefore, prior to preliminary PD plan approval for any commercial/office building along SR 60 or 16th Street, the developer must submit a sign package that complies with and is more restrictive than the SR 60 Corridor Plan requirements. The developer must obtain Planning And Zoning Commission approval of the sign package. 19. Streetscape Improvements: Streetscape improvements are important elements in the criteria of TND Policy 18.1. These elements include street trees, on -street parking, hardscape improvements, (such as street furniture, streetlights, planters) and wide sidewalks. These elements will need to be provided throughout the development. As part of each preliminary PD plan approval, the developer shall obtain approval of a streetscape plan. 20. TND Architectural Requirements: Preliminary planned development plans are required for all phases of this project. Those plans will be reviewed by staff and the Technical Review Committee (TRC), MARCH 9, 1999 ►F BOOK 108 PAGE 562