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