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_ M M submitted after the adoption of the SR 60 corridor plan and is subject to all corridor plan criteria, the Planning and Zoning Commission wanted to add a condition expressly stating that the conceptual plan would comply with the SR 60 corridor plan. The Planning and Zoning Commission also wanted to ensure that the access easement indicated in the staff report would be provided and has recommended a condition that the easement be provided prior to or via the final plat. Staff has modified its recommendation to incorporate the modified and additional conditions recommended by the Planning and Zoning Commission. Thus, the recommendation at the end of this report represents the recommendation of both staff and the Planning and Zoning Commission. Zoning and Development Approval Process Presently, the subject site is zoned CL (Limited Commercial), a zoning designation which does not allow drive through restaurants and has certain restrictive, specific land use criteria for mini storage buildings. Because the applicant wishes to exceed some of these CL zoning district regulations, the applicant must rezone the property to proceed with the development as proposed. Consequently, the applicant has requested that the subject property be rezoned to the PD (Planned Development) district. In choosing to rezone the subject property to PD Commercial Retail, the applicant has elected one of two options available to him. Either of these two options, if approved, would allow the applicant to proceed with his project, as proposed. The applicant chose not to request that the site be rezoned to CG (General Commercial). If the site were rezoned CG, all uses permitted wifl-in the CG zoning district, including drive through restaurants and department stores over X00 square feet, unenclosed auction facilities, car dealerships and used car dealerships, could be allowed on the site. Staff urged the applicant not to apply for CG zoning, but instead to apply for a PD rezoning. In opting not to pursue the traditional rezoning, the applicant instead has chosen to rezone the entire property to the PD zoning district. This option can also provide for approval of the proposed uses. Incorporated as a new zoning district when the LDRs were first adopted in 1991, the PD zoning district has been used a few times in the county. Unlike all other zoning districts, the PD district has no specific size or dimension criteria and no specific list of allowed uses. Instead, the PD district relies on the underlying land use plan designation for use and intensity limitations. As to 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 conceptus; =°D plan which, along with certain PD district requirements, limits uses and sets -forth specific dei ' opment standards on the site. Thus, a PD rezoning will allow a unique adaptation of the PD district to the subject site. In this case, the proposed conceptual PD plan proposes a convenience store/fast food restaurant with drive through and fuel sales, an office building, a mini storage facility, a car wash, and other accessory facilities. It also proposes related parking, drainage, landscaping, and buffering improvements. The applicant is proposing to rezone the property to PD in order to allow the drive through restaurant and car wash, and the mini storage use. Aspects of the conceptual plan are addressed in the plan analysis section of the staff 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. 21 December 9, 1997 J Fa,GE06