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• ♦ Development Approval Options Available to the Developer Because most of the site is zoned A-1, Agricultural (1 unit / 5 acres), the applicant must rezone the property to a residential zoning district to allow for residential development. Any rezoning action must comply with the site's L-1, Low Density Residential 1 (up to 3 unitstacre), land use designation. There are two options available to the developer to seek approval of the proposed project. Either of the two options, if approved, would allow the applicant to proceed with his project, as proposed. These options are as follows: 1. Rezone the site to a standard residential zoning district which allows a density of no more than 3 units/acre, and propose development under a normal subdivision and/or site plan 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 3 unitslacre. The developer has opted for a PD rezoning. If approved, the PD rezoning will effectively rezone the property and approve the conceptual plan in one set of public hearings. ♦ The PD Zoning District, Generally Several residential projects have been approved through the PD rezoning process. These include Pointe West and Old Orchid Groves. 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 645 residential units, which include a mix of multi -family (23 1) units and detached single-family (414 units). Also included in the project will be recreational amenities, certain buffers, and an internal accessory commercial area. 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. ♦ 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 (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. July 13, 1999 41 • BOOK J PAGE FLS