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• • • DEVELOPMENT ISSUE AND APPROVAL OPTIONS AVAILABLE TO THE DEVELOPER: A restaurant with a drive -thio lane is not allowed in the CL (Limited Commercial) zoning district, but is allowed as a permitted use in the CG (General Commercial) zoning district. To seek approval for a drive -thio restaurant, the developer has two options. The first option would be to make an application for a rezoning from CL to CG. If the property were rezoned to CG, then the applicant would need to submit a site plan application for the project. The second option involves seeking a rezoning to PD Commercial and submittal of a concurrent conceptual PD plan. It is staffs position that the PD rezoning process is the best option for accomplishing the applicant's objective. Therefore, staff encouraged the applicant to pursue the PD rezoning option. While a rezoning to CG would allow a drive-thru restaurant on the subject property, it would also allow higher volume fast food restaurants as well as uses like vehicle sales. Such uses may not be desirable in the area of the subject site. Unlike a CG rezoning, a rezoning to PD provides for the county to control the type of dnve-thio restaurant and to prohibit or limit other less desirable uses. For such reasons, the nearby Wal-mart/Sam's Club site was rezoned to PD Commercial rather than to CG. • THE PD ZONING DISTRICT, GENERAI LY: 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, specific allowable uses, 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 and preliminary PD plan proposes a 5,885 square foot restaurant and a 3,000 square foot office building on 2.32 acres Aspects of the proposed conceptual and preliminary 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 STEP 1. STEP 2. MARCH 12, 2002 6E-67- 1 , r-� I '3 a06 •