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COOK hJ PAGE 7�5i0 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 and project benefits as part of the rezoning request, and to attach conditions to the PD plan approval. ♦ 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. STEP 3 Land Development Permit or Permit Waiver. Reviewed and issued b_v 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 Commissions. STEP 6 Certificate of Occupancy: Reviewed and issued by staff for use and occupancy of buildings. The applicant is pursuing STEP 1 of the process. Once a conceptual PD plan is approved, only minor modifications to the conceptual plan can be approved at a staff level. Any changes proposed to an approved conceptual plan that would reduce setbacks, intensify the site use (e.g. increase the maximum number of lots), or reduce compatibility elements (e.g. reduce buffering) can 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 majority of the subject site has an L-1, low density residential, land use designation. with a portion also designated C-2 conservation, and a small area designated C/I Commercial/Industrial. The L-1 land use designation allows a variety of single-family districts and a multi -family zoning district, each of which has a maximum density of 3 units/acre or less. Since the land use designation controls the use of the property by limiting the zoning districts applicable to the property, any rezoning must be compatible with the uses and densities allowed by the property's land use designations. Once a specific PD rezoning is approved for a site, the applicable PD conceptual plan adopted as part of the rezoning will limit the type of specific uses and the densities allowed on the subject site. The conceptual plan will also establish the dimensional criteria applicable to the site. Although PD zoning district parameters are flexible. certain standards related to uses, compatibility (buffering), infrastructure improvements, dimensional criteria, and open space areas are set forth in Chapter 915 (P.D. Process and Standards for Development ordinance) of the county's land development regulations (LDRs). The River Bend project proposes 11 residential development ..pods", with separate standards for each single-family development type based on lot width. Several of the pods contain multi -family units which will be site planned at a later date through the June 20, 2000 62