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• 0 The PD Zoning District, Generally Although many PD projects have been reviewed in the county, a minority of those projects have involved PD rezonings. 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 typicai 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 and preliminary PD plan proposes 86,740 square feet of building area which includes 2,871 square feet of retail, a managers apartment, and 83,869 square feet for mini storage. Aspects of the proposed conceptual/preliminary PD plan will be 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 Planning and Zoning Commission. Final action taken by the Board of County Commissioners. 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 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 (road, 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 Steps 1 and 2 at this time. 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's use (e.g. increase the mw=um building area) 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 a C/I (CommerciaUlndustrial) land use designation. The underlying land use designation allows a variety of commercial and industrial districts. Since the land use controls the use of the property by limiting the applicable zoning districts, any rezoning must be compatible with the uses allowed by the property's land use designation. Once a specific PD rezoning is approved for a site, the applicable PD conceptual plan adopted as part of the rezoning limits the type of specific uses and intensity of development on the site and establishes the site's dimensional criteria. Although PD zoning district parameters are flemble, certain standards related to uses, compatibility (buffering), ;*+picture improvements, dimensional criteria, and open space are set forth in Chapter 915 (P.D. Process and Standards for Development Ordinance) of the county's land development regulations (LDRs). Based upon the proposed conceptual PD plan and the Chapter 915 standards, the proposed PD district for the subject site contains the special elements identified in the table below. That table also lists corresponding CG district criteria for comparison purposes. September 15, 1998 Nox M, pAu 26