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• If the referenced clustering is mitigated by buffers or other perimeter compatibility measures, then the trade-off is a win -win-win situation. The developer "wins" and gets her units; the project residents "win" and get the benefits of an adjacent hammock and smaller yards to mow, and the county and adjacent neighbors "win" and get habitat preservation and the visual benefits of permanently preserved open space. Therefore, the county should retain its ability to trade-off waivers for resource protection through the PD process. Is allowing market llexibi ft worth the granting12f-waivers or allowance for .gpeczl uses? "Market flexibility" is a term that covers a broad range of innovative designs and housing types, as well as allowances for special uses. Examples of PDs with innovative designs include: the Windsor villages and beach cottages; various phases of Grand Harbor, including Oak Harbor units and the associated ALF facility, and the harbor area units; and the Pointe West TND. Examples of PDs containing housing types that deviate from conventional standards (units with reduced setbacks on small lots) include: Indian River Club, Sea Oaks, Sixty Oaks, Catalina Oaks, and Garden Grove. Examples of PDs containing special uses include: Hedin Commercial PD (located in a CL zoned area with a mixture of uses) and the self -storage, office, and resident manager uses of the MAGI mini -storage project which is also located in a CL zoned area. These PD projects contain exemplary elements and designs and mixtures of uses that could not be achieved under conventional development processes. The success of these projects illustrates that flexibility is necessary and desirable. The fact that there have been few compatibility complaints from neighbors of these existing projects indicates that adequate controls are in place to mitigate adverse impacts from the granting of waivers and allowances of special uses. Therefore, trading -off waivers for market flexibility allows needed creativity and satisfies market demands without creating incompatibilities. Isgreater commonefface and recreation area worth smaller�rivate vards? This trade-off relates to where on the project site green space and recreation area should be provided. "Open space" consists mostly of green space, although the LDRs allow up to 30% of any conventional or PD project's open space requirement to be satisfied by waterbody area PD projects are not allowed waivers that would decrease minimum open space standards. In many cases, PD projects are required to have more open space than is required for conventional development projects. Generally, PD designs take green area from individual yards and create or enlarge common green areas within park tracts, along pedestrian paths, or along lakefront common areas. Although conventional projects have no requirements for common recreational area, the PD ordinance requires all PD projects containing more than 60 units to provide 522.72 sq. ft. of common recreational area per unit. Under the PD ordinance, creditable recreational areas include: playgrounds, recreation fields, golf courses, tennis courts, exercise trails, recreational buildings, picnic areas, boardwalks, and pedestrian paths. Thus, the PD ordinance requires provision of common recreational areas and facilities and ensures that overall open space minimum standards for PD projects meet or exceed conventional minimum standards. Therefore, trade-offs allowing smaller private yards for more common green space and recreation area is worthwhile since it results in equal or greater overall open space and provision of recreation areas and facilities that are not required under conventional development processes. OCTOBER 14, 1999 -7- BOOK ill FAGUE C ON