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APR 101985
<br />BOOK CO ME 468
<br />This request originally included 108 acres. On February 28,
<br />1985, the Planning and Zoning Commission voted 3 -to -1 to
<br />recommend approval of this request except for 6 acres, zoned
<br />R -2B, which they excluded from the rezoning.
<br />ALTERNATIVES & ANALYSIS
<br />In this -section, an analysis of the reasonableness of the
<br />application will be presented. The analysis will include a
<br />description of the current and future land uses of the site and
<br />surrounding areas, potential impacts on the transportation and
<br />utility systems, and any significant adverse impacts on
<br />environmental quality.
<br />Existing Land Use Pattern
<br />The subject property consists of a commercial fishery,
<br />(currently a nonconforming use zoned R-3), mobile homes,
<br />(all currently nonconforming uses zoned C-1, R-3, and R-2),
<br />multiple -family dwellings, duplexes, single-family residences
<br />and undeveloped land. North of the subject property is a
<br />single-family subdivision and other single-family residences in
<br />an R -1A zoning district. East of the subject property is the
<br />Indian River. South of the subject property is the Sebastian
<br />Cemetery, an FPL maintenance facility, commercial fisheries,
<br />marinas, a resort, mobile homes, a motel, multiplefamily and
<br />single-family residences in the City of Sebastian. West of the
<br />subject property is undeveloped land zoned C-1, a single-family
<br />subdivision zoned R -1A, and a mobile home subdivision zoned
<br />R-1PM.
<br />Future Land Use Pattern -
<br />The Comprehensive Plan designates the subject property and
<br />the land immediately north and west of it as MD -1,
<br />Medium -Density Residential 1 (up to 8 units/acre). Further
<br />west, -across U.S.1, is land designated LD -1, Low -Density
<br />Residential 1 (up to 3 units/acre). In addition, the Plan
<br />designates a 70 acre hospital/commercial node at the
<br />intersection of U.S.1 and Roseland Road.
<br />The land south of the subject property in the City of Sebastian
<br />is designated COR, Commercial/Office/Residential; CL, Limited
<br />Commercial; or CG, Commercial General. The land adjacent to
<br />the Sebastian cemetery is designated as COR; the land along the
<br />river, adjacent to the subject property, is designated as CL,
<br />and the land further south, along the river, is designated as
<br />CG. However, the predominant land use in this part of the City
<br />is commercial, while the predominant land use in the County is
<br />residential.
<br />At the public hearing on October 11, several individuals stated
<br />that they felt that the proposed R -2B zoning would allow
<br />densities too high for this area. As alternatives to the R -2B
<br />zoning, the County considered rezoning the subject property to
<br />RM -6, Multiple -Family Residential District (up to 6 units/acre),
<br />RM -4, Multiple -Family Residential District (up to 4 units/acre),
<br />or to a Single -Family District. Because of the existing
<br />multiple -family dwellings and the duplexes on the subject
<br />property and the mixture of uses in this area, single-family
<br />zoning does not appear to be realistic for the subject property.
<br />Multiple -family zoning is the most appropriate zoning for the
<br />subject property. The main consideration is what maximum
<br />density should be allowed by the zoning ordinance.
<br />The C-1, R-3, and R-2 zoning districts, covering most of the
<br />subject property, are not in conformance with the MD -1 land use
<br />designation. The proposed RM -4 zoning represents a down -zoning
<br />consistent with the land use plan. This rezoning, as proposed,
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