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conventional development. As an initial step, the county should permit TND development as an allowable use in existing zoning districts. Within the urban service area, TND development should be allowed as an administrative permit use, which is a type of conditional use reviewed by staff and the Planning and Zoning Commission. Since the PD process is particularly cumbersome for smaller projects, such an allowance should be limited to TND projects that are less than 40 acres in size. As is the case for all administrative permit uses, specific criteria, addressing design aspects such as project scale, lot widths, setbacks, mix of uses, street layout, rear alleys, and building design, will need to be established for TND development. To encourage TND development, the county should retain its existing TND incentives. These incentives include a 10% density bonus for TND developments located within the urban service area, as well as an allowance for TND projects that straddle the urban service area boundary. For those inside USA/outside USA TND projects, a 1 unit/acre density is allowed for the non -USA area incorporated into the TND project. ➢ Form -Based Codes Because conventional zoning codes regulate development primarily based on land use, conventional codes establish separate zoning districts for different land use categories (e.g. residential, commercial, or industrial). As a result, the development pattern that emerges from conventional zoning consists primarily of segregated uses. Residential uses, for example, are separated not only from nonresidential uses, but also from other types of residential uses. The resulting development pattern consists primarily of sprawling, segregated uses in a largely automobile -dependent environment. Like most communities, Indian River County has a conventional zoning code. Form -based codes are a different approach to land development regulation. The emphasis of form -based codes is on the physical form of the built environment (e.g. the location and size of buildings, placement of parking, etc.) rather than the regulation of uses, which is the emphasis of conventional zoning. In general, form -based codes promote walkable, mixed-use communities incorporating traditional neighborhood design (TND) principles. Unlike conventional codes, form -based codes establish districts based on physical form. Typically, districts range from urban form to rural form based on the concept of the "transect", first promulgated by Andres Duany (see Figure 2.31). Special districts are often needed for certain civic and industrial uses. Future Land Use Element 105