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BACKGRO[_'ND Recently, staff held several meetings with a developer who wishes to redevelop the former Vero Mall site at U.S. 1 and 12`h Street. That site is currently the largest and most prominent non- conforming commercial site in the unincorporated area of the county that needs to be redeveloped. Unlike most redevelopment sites in the county, the former mall site is large (almost 14 acres) and was developed (in 1977) with less than 10`3% green open space. Given those circumstances, it appears that the site cannot be feasibly redeveloped with use of existing buildings and meet current CG zoning district open space standards (25% green area). During discussions with the developer, staff determined that a P.D. commercial rezoning was the most appropriate vehicle for approving redevelopment of the site in a manner that sets feasible standards for the developer and that guarantees "public benefits" for the county. However, in its review of current P.D. open space standards and the open space standards applicable to conventional commercial and industrial districts, staff found that the current P.D. standards are not flexible enough. Greater flexibility is needed county -wide for P.D. commercial/industrial open space standards, regardless of whether or not such flexibility is actually used in the redevelopment of the former Vero Mall site. In addition to redevelopment projects, certain industrial projects also need more flexibility since those types of projects can be more appropriately controlled through the P.D. process rather than through conventional IL and 1G zoning district requirements. For those reasons, staff has initiated an LDR change to provide needed flexibility within the P.D. commercial/industrial rezoning process. At its meeting of October 26, 2001, the PSAC (Professional Services Advisory Committee) voted 4-1 to recommend that the Board of County Commissioners (BCC) adopt the proposed LDR amendment ordinance (see attachment #1). The PZC (Planning and Zoning Commission) considered the amendment at its November 8, 2001 meeting and voted 6-0 to recommend that the Board adopt the proposed change (see attachment #2). The BCC is now to consider the proposed ordinance and is to adopt, adopt with changes, or deny the proposed ordinance (see attachment #3). ANALYSIS Since 1990, the LDRs have allowed for planned development (P.D.) zoning districts to be established in areas designated as commercial and industrial in the comprehensive plan. Such P.D. zoning districts have been approved for the Wal-Mart/Sam's stores on S.R. 60, the Grand Harbor Marina area, Hedin Commercial site (S.R. 60), Magi Mini -storage, Attic 60 Mini -storage, and most recently the "Woodlake Commons" commercial/industrial project at U.S. 1 and 39`h Street. These P.D. rezonings have been successful in providing flexibility for developers and guaranteeing public benefits. Such benefits include: restricting certain "problem" uses that are allowed in the conventional commercial/industrial districts, providing upgraded landscaping and aesthetic/design enhancements, and promoting economic development. For each of the county's zoning districts (conventional and planned development districts), the LDRs set a minimum open space standard. Under current P.D. open space requirements, the P.D. rezoning process is not as useful a tool as it could be. Based on current P.D. open space requirements, P.D. commercial/industrial rezonings are not feasible for some redevelopment sites that were previously developed substantially below current open space standards. In addition, the current P.D. open space standard provides a disincentive for industrial P.D.s, since such P.D.s would require 67% more open space than would be required if the project site were simply rezoned to IL or IG. Perhaps this is why no industrial P.D.s have been proposed to date. Currently, the conventional commercial and industrial zoning districts require open space minimums that range between 15% and 35° o of the site, as follows: DECEMBER 4, 2001 -92- i 2i