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ANALYSIS: The proposed ordinance contains 16 sections (see attachment #5). Sections -1 - 12 contain actual proposed LMR amendments. Sections 13 - 16 contain standard legal provisions contained in all county LDR ordinances. A description and analysis of each section follows: SECTION 1: Residential Resorts At its May 25, 1993 meeting, the Board of County Commissioners directed staff to initiate, for further consideration, amendments to the existing residential resort LDRs. Specifically, the Board directed that consideration be given to the following issues: 1. Requiring residential resorts to be reviewed and approved as planned development (P.D.) special exception projects. 2. Increasing the minimum project area from 25 acres to 50 acres. 3. Prohibiting the conversion of all or a portion of any existing or approved conventional residential project to a residential resort. 4. Requiring that a residential resort project include or be located adjacent to commercially zoned property. In addition Lo tnese four issues, a fifth issue, the definition of "residential resort", was discussed at the May 25th meeting. Based on that discussion, the Board determined that the definition should be reviewed to consider defining more specifically the term "...extended resort and vacation stays." The proposed LDR amendments (see attachment #5) would implement revisions to address these five specific residential resort issues. As stated at the May 11th and May 25th Board of County Commissioners meetings, it is planning staff's opinion that the existing residential resort regulations and required special exception process can adequately address the impacts and surrounding property owner concerns related to such uses. However, it is also staff's opinion that there is justification for each proposed addition and modification to the residential resort LDRs. Staff has analyzed the five residential resort issues previously described, and has proposed specific LDR amendments that would address each issue. The proposed LDR changes are analyzed below. 1. Residential resort projects shall be reviewed and approved as planned development projects, rather than special exception projects only. [Reference: see proposed changes to the "residential resort" definition and changes to 971.41 (11) (c)] Justification: Currently, residential resort projects can be approved via the special exception approval process or, as an option, via the P.D. special exception approval process. Thus, currently, the P.D. process is optional rather_ than required. The special exception process requires public hearings before the Planning & Zoning Commission and the Board of County Commissioners, as well as surrounding property owner notice and advertisement of each hearing. The planned development (P.D.) review and approval process parallels the special exception process but also provides the county more authority and discretion in reviewing project details, including issues relating to project appearance and aesthetics. In addition, the P.D. process provides the Board of County Commissioners authority to review any proposed project modifications that would increase project intensity or decrease buffers. Because the residential resort concept is based upon a resort project having the appearance of a conventional multi -family project, it is justifiable to require a type of review process (such as 5 BOOK 90 PnF 6