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r� Planning and Zoning Commission Action At its regular meeting of January 14, 1999, the Planning and Zoning Commission voted unanimously (7-0) to recommend that the Board of County Commissioners approve the PD rezoning and the PD conceptual plan with the conditions contained in the recommendations section at the ena of this report. Development Approval Options Available to the Developer Presently, the site is zoned IL (97.64 acres), RS -6 (49.49 acres), A-1 (28.84 acres), and RM -6 (9.24 acres). Both of the residential districts allow golf courses as special exceptions, and the agricultural district allows golf courses as administrative permit uses. The IL district, however, does not allow golf courses. The short term rental units are not allowed within any of the zoning districts that presently cover the site. It should be noted, however, that the site's current land use designations (residential, and commerciaUindustrial) allow the proposed uses subject to appropriate zoning. There are three options available to the developer to seek approval of the proposed project. Any of the three options, if approved, would allow the applicant to proceed with this project, as proposed. 1. Rezone the IL portion of the golf course to a commercial district (such as CG) which allows membership golf courses as a type of membership sports and recreation facilities. Rezone the short-term rental (cottage) portion of the project to a commercial district (such as CG) which allows short term rental/lodging facilities and then obtain special exception and site plan approval for the golf course, and rental cottages. 2. Amend the land use map by changing the commercial industrial portion of the golf course to residential and rezone to residential. Rezone the area where the rental cottages are located from IL to a commercial district (such as CG) which allows short term rentals. The applicant would then obtain special exception and site plan approval for the golf course and rental cottages. 3. Rezone the site to a PD zoning district which allows golf courses, membership sports and recreation facilities, and short term rental cottages, all in accordance with the underlying land use designations and a conceptual site plan. On staffs recommendation, the developer has opted for the PD rezoning approach (0). If approved, the PD rezoning will effectively rezone the property in accordance with the conceptual PD plan. The PD Zoning District Generally The county has reviewed and approved several PD rezoning projects, including: Sams/Wal Mart, Magi Mini Storage, Randall Mini Storage, and Old Orchid Groves. Unlike standard zoning districts, there are no specific size or dimensional criteria for PD districts. Instead, the PD district is based on the underlying land use plan designation for density, use and compatibility criteria. 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, adopted as part of the PD rezoning for a property. The conceptual plan serves to establish the zoning standards for the site. A rezoning to the PD district requires the submission of a binding conceptual plan which, along with certain PD district requirements, limits uses and sets -forth specific development standards. Thus, a PD rezoning allows development of a unique, site-specific zoning district. This benefits the public by having a tightly focused, specific zoning district, rather than opening up a site to all the potential uses allowed in other standard zoning districts. In this case, the conceptual plan proposes an 18 hole private (membership -only) golf course, clubhouse, maintenance facility, and 30 rental cottages on 185.21 acres (97.64 acres designated C/I (commercial/industrial), and 87.57 acres designated L-2, (low density residential, up to 6 unitstacre). Aspects of the proposed conceptual 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: FEBRUARY 16, 1999 • -25 BOOK 108 PAGE 59 J