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setbacks and -other typical zoning district regulations, these are established in the PD zoning district on a case by case basis through approval of a conceptual PD plan. Adopted as part of the PD zoning for a property, the conceptual plan serves as the zoning standard for the site. A rezoning to the PD district includes the submission of a binding conceptual PD plan which, along with certain PD district requirements, limits uses and sets -forth specific development standards on the site. Thus, a PD rezoning would allow a unique adaptation of the PD district to the subject site. In this case, the proposed conceptual PD plan proposes expansion of the existing Wal-Mart store from 127,510 square feet to 194,310 square feet. It also proposes related parking, drainage, landscaping and buffering improvements. The aspects of the conceptual PD plan are addressed in the "Plan Analysis" section of this report. In planning staff's opinion, the PD rezoning option is; the best alternative in this case. Unlike other zoning districts, the PD rezoning option allows the county to consider the appropriateness of the proposed development while giving the county a significant amount of control over certain aspects of site development. 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 the Planning and Zoning Commission. Final action by the Board of County Commissioners. STEP 2. Preliminary PD plan (combination of site plan and preliminary plat) approval: review and recommendation made by staff.. Final action by the Planning and Zoning Commission. STEP 3. Land Development Permit or Permit Waiver: reviewed and issued by staff. STEP 4. Building Permit(s): reviewed and issued by staff. STEP 5. Final PD Plat approval: review and recommendation made by staff. Final action by Board of County Commissioners. STEP 6. Certificate of Occupancy: reviewed and issued by staff. As required by the PD ordinance, the applicant is pursuing concurrent approval of the rezoning request and the conceptual PD. Therefore, if these requests are approved, the Planning and Zoning Commission will review the preliminary PD plan at a future date. Once a conceptual PD plan is approved, only minor modifications to the conceptual plan can be approved at a staff level. Any changes proposed that would intensify the site use (e.g. increase the maximum square footage of building area) or reduce compatibility elements (e.g. reduce buffering or setbacks) could be approved only via a process involving public hearings held by both the Planning and Zoning Commission and the Board of County Commissioners. *The Proposed PD District The subject site has a C/I, Commercial/Industrial, land use designation. This land use designation allows underlying 3 OCTOBER 1, 1996 BOOK 00 PAGE 280.