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• West (abuts lateral canal and 58th Street): The applicant has committed to a 30' no build zone with a Type "D" buffer and a 4' opaque feature, using a wall/berm combination. Again. the applicant is proposing to phase the landscape material as described above. The buffer is a required improvement which needs to be constructed with the subdivision improvements. The Planning and Zoning Commission and staff recommend a Type "B" buffer with 6' opaque feature on the west side. 15. Dedications and Improvements: 111 12th Street Right -Turn Lane: As indicated in the Traffic Circulation section. a right - turn lane at the project's entrance is recommended as a required PD improvement. The right -turn lane would not need to be constructed until Phase II. 12'h Street Left -Turn Lane: As indicated in the Traffic Circulation section, a left -turn lane is required at the project entrance. The left -turn lane is not required until Phase II. External Pedestrian System: The county's Sidewalk and Bikeway Plan requires an 8' wide pedestrian path along the project's 12`h Street frontage. The pedestrian path will need to be built or bonded out prior to the issuance of a certificate of completion for the subdivision improvements. Internal Pedestrian System: An internal pedestrian system is required for planned developments. The applicant is proposing a sidewalk along one side of the internal roadways, which is acceptable to staff. The sidewalk will need to be built or bonded out prior to the issuance of a certificate of completion. 12th Street Right -of -Way: The county's Thoroughfare Plan designates 12'" Street as a minor arterial roadway requiring 100' of right-of-way Presently, 100' exists for the west i/z of the project, and the county is seeking to acquire an additional 16' at the 12th Street/58th Avenue intersection through negotiated purchase. There is 50' of right- of-way for 12ih Street on the east' of the site. The applicant will need to dedicate without compensation an additional 10' to complete the 60' local road standard and accommodate purchase of the remaining 40' that is needed. The proposed plan does accommodate the future acquisition of the 40' on the east side and the 16' on the west side of the project site. Emergency Access: An emergency access connection to 12`" Street in Phase I has been approved by Emergency Services. A final design specifying width. surface material, and access control will need to be approved by Emergency Services and Engineering prior to issuance of an LDP. The applicant will need to build and obtain Emergency Services and Engineering approval for the connection prior to the issuance of a certificate of completion for Phase I. 16. Public Benefits: As part of the PD review, public benefits above those that could be required with a conventional development have been identified. One of those benefits is a 30 "no - build" area around the project perimeter. In a standard RS -3 subdivision, pool enclosures could be constructed as close as 10' to the rear property line, and residences could be constructed as close as 25'. The proposed 30' no -build area exceeds the 25' and 10' setbacks that would otherwise be allowed Another benefit is preservation of a 1.09 acre area that February 13, 2001 61 BK 117PG073