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• REDEVELOPMENT ISSUE AND APPROVAL OPTIONS AVAILABLE TO THE DEVELOPER: The retail and restaurant uses proposed by the developer are allowed in the CG zoning district. Because the Vero Mall has been vacant for longer than 1 year, however, LDR section 904.08(1) requires that site -related non -conformities be terminated and brought into compliance with the current land development code (LDR) criteria. Under the site's current CG zoning, a 25% open space standard would apply to any redevelopment. Presently there is approximately only 7.5% open space on the site. The applicant has indicated that the requirement to increase open space from 7.5% (1.04 acres) to 25% (3.49 acres) would make the site economically unfeasible to use existing building space and redevelop the site. Over the past several months, staff has worked with the applicant to explore options to make redevelopment of the site feasible, while ensuring compliance with other technical development requirements and guaranteeing site upgrades. It is staff's position that the PD rezoning process is the best option for accomplishing these objectives. With the recent change to the PD rezoning open space allowance, the applicant has proposed a commercial PD rezoning that is approvable, with conditions. THE PD ZONING DISTRICT, GENERALLY: There have been several commercial PD rezoning districts approved by the county. 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. Aesthetic design standards may also be required under the PD rezoning process. Adopted as part of the PD zoning for a property, 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 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 150,188 square feet of building area on 13.95 acres. The building area will accommodate retail and restaurant uses. Aspects of the proposed conceptual PD will be addressed in the "Plan Analysis" section of the staff report. THE PD REZONING PROCESS: The PD rezoning review, approval, and development process is as follows: 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. 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. STEP 3. Land Development Permit or Permit Waiver: Reviewed and issued by staff for construction of subdivision improvements (road, utilities, drainage). January 8, 2002