The plan proposes 81 two-story townhomes located on 7.44 acres. The site would be accessed from SE Maynard Road by a proposed drive with a divided median. This roadway would extend through the development northward to a proposed collector roadway. A second full service drive is proposed at the collector roadway. The collector roadway would extend westward to SE Maynard Road and eastward to the easternmost property line. A 50' streetscape is required along SE Maynard Road and a 30' streetscape is required along the proposed collector roadway. Both streetscapes are proposed to be reduced in width to 22'. The plan also proposes to reduce the required amount of recreation open space for the development.

1. Some lots currently do not comply with the minimum lot size of 2,000 square feet. The applicant has agreed to adjust lot sizes to comply with the minimum 2,000 square feet lot size requirement.

2. According to Section 15.2.2 (d) of the zoning code, all residential development requiring site plan approval shall set aside 500 square feet per unit of open space for each dwelling unit. That land shall be developed with active and/or passive recreation facilities, with the type of facilities being at the discretion of the developer. Any such facilities developed on the property shall be of a size adequate to serve the needs of the number and type of residents expected to live in the proposed development and shall be constructed to the same standards as this Ordinance and other ordinances of the Town require for recreational facilities serving residential subdivisions.

With 81 units proposed in the plan, 40,500 square feet of open space must be provided. The plan currently proposes a 40' X 80' (3,200 square feet) area designated for active recreation. The remaining open space designated for recreation is located in buffers, drainage & watershed protection areas of the site. Staff feels that areas of the site developed specifically for storm drainage and watershed protection should not account for the bulk of open space required for recreation purposes, unless appropriately configured to satisfy both requirements. These areas may be used as part of the open space requirement; however, staff feels that additional active recreation area is needed to meet the intent of the open space requirement. The most recent plan submittal does not comply with this requirement.

3. The plan proposes to reduce the 50' streetscape along SE Maynard Road and the 30' streetscape required along the proposed northern collector roadway to 22'. The applicant advises that the final plan submittal will be modified to comply with the required streetscape width along the northern collector roadway, but the applicant proposes to reduce the SE Maynard Road streetscape as indicated.

Staff has determined that there is no justification to support a reduction in the 50' streetscape required along SE Maynard Road and does not support this reduction.

At the time of this writing, some landscape-related requirements and recommendations by staff have not been fully addressed in the plan. The applicant has agreed to adjust the final plan to address all requirements and recommendations listed below:

1. The 30' streetscape required adjacent to the proposed collector roadway needs to be planted to an opaque standard.

2. That the proposed 8" water line extending into the development from SE Maynard Road be relocated to the southern side of the drive median, so that the water line and easement can be located in the drive. This would allow for plantings along the drive without having to place plantings in a public utility easement.

3. That the sewer line extending westward from manhole number 3 be extended westward in the drive to the intersection of the collector roadway and the entrance into the development. This would require installing a manhole in the intersection, but would provide additional planting area by relocating the sewer line and sewer easement out of the streetscape area.

4. That trees be proposed in between buildings, where windows would not be provided in sidewalls.

5. That rear yard shade trees be provided between buildings containing units 12-18 & 19-24.

6. That vehicular use area screening be provided along both sides of the proposed drives at the collector drive and SE Maynard Road. At the drive connection to SE Maynard Road it is recommended that the shrub screen be extended into the site to proposed parking areas.

7. That a dumpster enclosure detail be provided meeting minimum zoning requirements.

8. That proposed shade tree locations be adjusted so as to not interfere with storm drainage routing.

9. That Wax Myrtle proposed in perimeter buffers be replaced with Ligustrum, or some other similar evergreen shrub that would remain compact, dense, and continue to grow in the shade.

10. That proposed understory evergreen screen in perimeter buffers be located 5' to 8' off the property line and that required trees (for the buffer area) be relocated approximately 5' to 10' inside the rear yard area of proposed lots. This arrangement would provide more room for growth of landscape material.