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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 Step 1. If the Board approves the rezoning and conceptual PD plan,then the applicant will pursue preliminary PD plan approval for each phase or combination of phases. Preliminary PD plans are reviewed and approved by the Planning and Zoning Commission in the same manner as site plans and preliminary plats. 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 Regulation 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 land development regulations (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 commercial 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. REZONING ANALYSIS: Existing Zoning and Land Use Pattern The subject project site consists of approximately 3.32 acres located at the southeast corner of 43rd Avenue and 45th Street. The property is undeveloped and largely wooded. FACommunity Development\CUrDcv\BCC\2014 BCC\FamilyDollarGifford(PD-14-03-02).doc 3 92