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BOOK iij mu The abutting parcels along the project's west perimeter lie between the subject site and US #1 and are accessed from US #1. This area consists of approximately 16 parcels, with the southern 5 parcels being zoned CG and the northern 11 parcels zoned RM -3. The applicant is proposing to construct a golf course along the majority of the west property line, which adequately addresses most compatibility issues for those abutting parcels. Along a segment of the project's west and north boundaries, the PD plan proposes an internal project roadway. These segments of perimeter project roadways will be buffered with a perimeter double frontage buffer. The abutting parcel which will be impacted the most by the proposed development is the 5 acre out parcel located south of 63'd Street. That parcel will be surrounded on three sides by the proposed project. A letter from the property owner of the not - included parcel is included as attachment #7, and includes some non -buffer items that have been agreed to between private parties. The applicant is proposing to construct golf course and "created uplands" improvements on the east and south sides of the 5 acre out parcel. Along the west perimeter of the out parcel, the PD plan proposes 70' wide lots and a Type "C" buffer within the project's 25' perimeter setback. In addition, the proposed 70' wide lots have a significant depth of at least 180' including the 25' wide buffer. Staff is recommending a change to the proposed plan to require a Type "B" buffer with a 25' setback to any structure. including pool improvements. alons the west and south sides of the out parcel and along the south portion of the out parcel's east perimeter. General Area: The project site is located between US #1 on the west. the Indian River Lagoon on the east. 63rd Street on the north. and the North Relief Canal on the south. Presently, the area surrounding the subject site has scattered development, with the majority of the development being within Grand Harbor or along US #1. The areas south of the subject site allow more intense development than the L-1 designation of the subject site. The area west of the subject site is either L-1 or C/I. designations which would allow similar or more intense development than what River Bend proposes. In addition. the project's multi -family units, smaller lot areas, clubhouse, and neighborhood commercial areas are located internal to the project and are generally separated from adjacent areas by significant green areas and buffering provided by the proposed golf course. *Proposed Development The applicant is proposing three pods of multi -family units, these pods (pods A -C) will be located in the southwest portion of the project. The multi -family pods could consist of multiple unit multi -story buildings. None of the multi -family pods will be located adjacent to the project perimeter, but will be separated from the project perimeter by golf course or other common green area. The single-family pods (pods D -K) will be spread throughout the remainder of the project site and have lots ranging in width from 55' to 80'. As a measure to ensure compatibility, the applicant is proposing to construct the golf course improvements along the majority of the project perimeter. Almost all of the single-family pods will be separated from the project perimeter by golf course or other open space. The most notable exception to this is in the northwest corner, where some project related roads will be on the perimeter and buffered with a double frontage road buffer. In staffs opinion, the buffers and setbacks recommended by staff ensure the compatibility of this project design and PD rezoning with the overall area and surrounding properties. Environmental Impacts and Concurrency: These issues will be analyzed in the PD plan analysis. June 20, 2000 40 0