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• Planning and Zoning Commission Action At its regular meeting of January 28, 1999, the Planning and Zoning Commission voted unanimously (6-0) to recommend that the Board of County Commissioners approve the PD rezoning and PD conceptual plan with the conditions recommended by staff, including modification to two of the conditions. The two modified conditions relate to buffering. One of the modified conditions addresses buffering between West Lake Estates and the future elementary school site, while the other modified condition addresses buffering between the SR 60 office/commercial area and adjacent uses to the east and west. These modified buffer conditions are detailed in this report and are incorporated into this report's recommendation. — As a result of concerns expressed by West Lake Estates residents about the construction of 16th Street, staff has developed another option for paving 161 Street that would eliminate the need for additional right-of-way from all or some of the West Lake Estates lots. As an option to acquiring right-of-way from West Lake Estates lots and buffering a roadway that would be located closer to existing homes, the developer could dedicate an additional 30' of right-of-way along the south side of the 161 Street canal and relocate the canal 30' to the south, or culvert the canal, and build 16th Street in the 60' of existing road and canal right-of-way. With this option, where the road is shifted south,there would not appear to be a need for 16' Street buffering since the paved road would not be located closer to homes than the existing unpaved road. Such an option would require approval of and coordination with the Indian River Farms Water Control District (IRFWCD). Staff has included this option in the recommendation to provide greater flexibility to work out an acceptable developer's agreement in the future. Details of these options and the timing of such an agreement are addressed in the analysis section of this report. • Planned Development Rezoning Required Presently, the site is zoned RM -8 (19.8 acres) and A-1 (583.09 acres), with 95.52 acres inside the Urban Service Area (USA) and 507.47 acres outside the USA. The 95.52 acres inside the USA are designated M-1, medium density (up to 8 units/acre), while the property outside the USA is designated AG -1, Agricultural 1(up to 1 uniV5 acres). Based on Objective 18 of the comprehensive plan future land use element, the developer is required to go through the planned development (PD) rezoning process to secure approval for the proposed TND project. • The PD Zoning District Generally The county has reviewed and approved PD rezonings involving both non-residential and residential projects. These include: Wal Mart/Sams, Hedin Commercial, 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. 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 that is adopted as part of the PD rezoning ordinance. The conceptual PD 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 each site. Thus, a PD rezoning allows a unique PD district, that is consistent with the site's underlying land use designation(s), to be developed for each site. In this case, the conceptual plan proposes: up to 1,199 residential units; office, commercial, civic and institutional uses; an 18 hole golf course open to the public; and an equestrian/residential development. Aspects of the proposed conceptual PD plan, including satisfaction of Objective 18 TND policies and criteria, are addressed in the "plan analysis" section of this report. MARCH % 1999 27 BOOK 108 PAGE 543