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Planned Development Rezoning: The overall project site contains ±84.62 (gross) acres, with ±66.58 acres inside the Urban Service Area (USA) and ±18.04 acres outside the Urban Service Area. As allowed under the County's TND policies and regulations, the developer is proposing to rezone the entire area to PDTND. Based on Section 915.21 of the County's land development regulations (LDRs), the developer is required to go through the Planned Development (PD) rezoning process to secure approval for the proposed TND project. If the subject application is approved, the entire site will be rezoned to PDTND and will be governed by the approved conceptual PD plan. The PD Zoning District Generally: In the past, the County has reviewed and approved PD rezonings involving both residential and non- residential projects. Those include: Wal-Mart/Sam's, Vero Beach Square, Ansley Park, Arbor Trace, Old Orchid Groves, Waterway Village, Pointe West, Providence Pointe, and Liberty Park. Similar to this proposal, Pointe West, Sunnyside Up, Providence Pointe, and Liberty Park are PDTND zoned projects designed for a mix of commercial and residential uses. Unlike standard zoning districts, PD districts have no specific size or dimensional criteria. Instead, the PD district is based on the underlying land use plan designation for density, use, and compatibility, with allowances for development of TNDs to be located on portions of the project site that lie outside the Urban Service Area. In the PD zoning district, setbacks and other typical zoning district criteria are established on a site -by -site basis through approval of a conceptual PD plan that is adopted as part of the PD rezoning ordinance. The conceptual PD plan, which in this case includes a TND design, serves as the zoning standard for the site. A PD rezoning requires the submission of a binding conceptual PD plan that, along with certain PD district requirements, limits uses and sets forth specific development standards for each project site. Thus, a PD rezoning allows a unique PD district that is consistent with the site's underlying land use designation(s) and applicable land use policies to be developed for each project site. In this case, the conceptual PD plan proposes up to 199 residential units and commercial, lodging, civic, recreational, and open space uses within a TND layout. Aspects of the proposed conceptual PD plan, including satisfaction of the TND design standards listed in LDR Section 915.21, are addressed in the "plan analysis" section of this report. The PD Rezoning Process: The PD rezoning review, approval, and development process is as follows: STEP 1. Rezoning and Conceptual PD Plan Approval: Review and recommendation made by staff and by the PZC. Final action taken by the BCC. 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 PZC. Must comply with the approved conceptual PD plan and any conditions imposed by the BCC at the time of PD zoning approval (Step 1). 103