cumulative open space that has been achieved in the earlier phases and a conceptual illustration of <br />the how the remaining phases can achieve the required open space. As part of this modification, the <br />applicant is proposing to provide open space (150 square feet) adjacent to the front property line on <br />any of the lots to be developed with detached homes. Staff concurs that this provision of private <br />open space is consistent with the requirements of this condition. The applicant has also requested <br />that the public accessway from Lord Byron Place to an existing improved path to the east be included <br />as part of the Crescent Village open space plan. Based on the definition of common open space at EC <br />9.0500, staff concurs that this proposal is also consistent with the condition. As such, the <br />modification is consistent with this condition. <br />Public testimony noted that there is currently a lack of usable open space in the development and <br />that open space should be built as these additional homes are being built. Staff acknowledges that <br />there may currently be less useable open space than desired by existing residents, especially given <br />that nearby city-owned parkland is not currently developed. However, staff notes that this condition <br />requires that the applicant show how and where the 10 percent will be provided as the different <br />phases are built, with the intent that the entire 10 percent be provided at the time the R-4 zoned <br />area is fully built out. It does not require that the open space be of a certain type (common verses <br />private) or in a certain location. This condition would allow the entire 10 percent to be provided at <br />the last phase of development. It is noted that this condition does not preclude the applicant from <br />providing additional open space. <br />33. Within the R-4 High Density Residential zoned portion of the site, permitted C-1 and <br />conditionally approved R-4 uses may comply with the General Commercial sign standards of <br />EC 9.6660 rather than the Residential Sign Standards as dictated by the R-4 zone. <br />Compliance with the remaining sign standards, shall be evaluated at time of building and/or <br />sign permit submittal. <br />The modification does not propose any signage. As noted in the final PUD, compliance with this <br />condition will be reviewed at the time of building permit. To the extent that the above condition <br />requires specific performance after final approval, this condition will remain in effect and be included <br />as part of the PUD performance agreement for the project. <br />34. Phasing is not bound by the sequence proposed by the applicant. Each phase shall be fully <br />served by public improvements, including connections, between Crescent Avenue and the <br />proposed phase. Any required secondary access to Crescent Avenue shall be provided. <br />Dedication of public rights-of-way and conveyance of public utility easements as proposed <br />by the applicant shall occur prior to approval of the PEPI, or of the final PUD, whichever <br />occurs first. Street segments that terminate at phase boundaries shall be provided with <br />temporary easements and turnarounds. Temporary easements and turnarounds shall be <br />reviewed during the PEPI process. Public infrastructure shall be completed within one year <br />following the start date identified by the applicant. <br />Consistent with the above condition, the current phase will be fully served by public improvements. <br />Given the available information, and based on the findings and condition as set forth above, it is <br />concluded that the proposed modification is consistent with the conditions of the original approval. <br />Accordingly, the proposal is found to comply with this criterion. <br />Crescent Village Phase 1 (MDA 12-3) September 2012 Page 11