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STEP 2. Preliminary PD Plan/Plat (combination of site plan and preliminary plat) Approval: Review and recommendation made by staff. Final action taken by the Planning and Zoning Commission. Must comply with the approved conceptual PD plan and any conditions imposed by the Board at the time of PD zoning approval (Step 1). STEP 3. Land Development Permit or Permit Waiver: Reviewed and issued by staff for construction of subdivision improvements (road, utilities, drainage). STEP 4. Building Permit(s): Reviewed and issued by staff for construction of buildings. STEP 5. Final PD plat Approval: Review and recommendation made by staff. Final action taken by the Board of County Commissioners. STEP 6. Certificate of Occupancy: Reviewed and issued by staff for use and occupancy of buildings. At this time, the applicant is pursuing approval of Steps 1 and 2. If approved by the Board, the rezoning, conceptual PD, and preliminary PD plan will be approved. The applicant has indicted that, in the future, there may be minor design modifications on the eastern and western commercial parcels based on additional information from the end users of those two parcels. Any modifications to the preliminary PD plan will need to be consistent with the approved conceptual PD plan and mixed use criteria. Once a conceptual PD plan is approved, minor modifications to the conceptual plan can be approved at a staff level. Any proposed changes that would intensify the site use (e.g. increase the maximum building area or density) or reduce compatibility elements (e.g. reduced buffering) may be approved only via a process involving public hearings held by both the Planning and Zoning Commission and the Board of County Commissioners. Proposed PD District for the Project Site Because this is a mixed use project, Objective 5 of the County's Comprehensive Plan and section 915.20 of the County's Land Development Regulations (LDRs) control the allowed uses and density of the subject property. As with all mixed use PD's, the proposed PDMXD zoning district and corresponding conceptual plan set the limits on the type and location of specific uses, the intensity and location of development, and certain project design elements. Although PD zoning district parameters are flexible, certain standards related to uses, compatibility (buffering), infrastructure improvements, dimensional criteria and open space apply to all PDs. Those standards are set forth in Chapter 915 (P.D. Ordinance) of the county's LDRs. Based on the proposed conceptual PD plan, the proposed PD district for the subject site complies with applicable mixed use policies and regulations and contains special mixed use design elements. The proposed retail, restaurant, and fast food commercial uses and residential uses are consistent with and are subject to Section 915.20 mixed use criteria. Those criteria are provided in the analysis section of this report along with an analysis of the proposed project's compliance with those criteria. F:\Community Development\CurDev\BCC\2014 BCC\Thereserveatverobeach(PD-14-06-04).doc 3 168