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r?iJC°�JLV These options are as follows: 1. Rezone the site to a standard residential zoning district which allows a density of no more than 6 units/acre, and propose development under a normal subdivision application or a PD (planned development) application for special exception use approval. 2. Rezone the site to a PD zoning district that is tied to a conceptual PD plan proposing a density not exceeding 6 units/acre. The developer has opted for a PD rezoning. If approved, the PD rezoning would effectively rezone the property and approve the conceptual plan in one set of public hearings. *The PD Zoning District, Generally Although many PD projects have been reviewed in the county, few of those projects have involved PD rawnings. Unlike standard zoning districts, there are no specific size or dimension criteria for PD districts. Instead, the PD district is based on the underlying land use plan designation for density and use limitations, and on compatibility requirements. In the PD zoning district, setbacks and other typical zoning district regulations are established on a site by site 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 requires 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 allows a unique PD district to be developed specifically for each development site. In this case, the conceptual PD plan proposes the phased development of a 136 lot single family subdivision with associated recreational amenities and certain buffers. The PD plan indicates that the single family homes would be detached units. Aspects of the conceptual PD are addressed in the "Plan Analysis" section of this report. In planning staffs opinion, the PD rezoning option is the best alternative for approving residential development on the subject site. Unlike other zoning districts, the PD zoning district allows the county to consider the appropriateness of the proposed development design as part of a rezoning request. oThe 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 planning and Zoning Commission. Final action taken 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 taken by the Planning and Zoning Commission, subject to the Board's action on the rezoning request. STEP 3. Land Development Permit or Permit Waiver. Reviewed and issued by staff for construction of subdivision improvements (roads, 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. The applicant is pursuing approval of Step 1. Once a PD conceptual plan is approved, only 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 number of lots) 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 The subject site has an L-2 land use designation. This underlying land use designation allows a variety of single and multi -family zoning districts having a maximum density of 6 units/acre. Since MAY 59 1998