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ALTERNATIVES & ANALYSIS <br />In this section, 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 />Parcel 1 -Is currently occupied by a retail shop, and zoned <br />RM -6. The parcel immediately north is also occupied by the <br />retail shop and zoned CL. East of parcel 1 is a mobile home <br />park zoned RMH-8. South of parcel 1 is vacant land zoned RM -6. <br />West of parcel 1 across U.S. #1 is the City of Sebastian, zoned <br />CL. <br />Parcel 2 is currently vacant and zoned CL. South of parcel 2 <br />is the retail shop. East of parcel 2 is the mobile home park. <br />North of parcel 2 is vacant and zoned RM -6; West across U.S. #1 <br />is the City of Sebastian. <br />FUTURE LAND USE PATTERNS <br />Both parcels 1 and 2 have a land use designation of MD -1, <br />Medium Density Residential District (allowing up to 8 <br />units/acre). However, as previously explained, since parcel 1 <br />currently contains an existing commercial use, commercial <br />zoning on this parcel would be considered consistent with the <br />Comprehensive Plan. All lands north, south, and east of these <br />parcels are also designated MD -1. The land use across U.S. #1 <br />in the City of Sebastian is Commercial. <br />TRANSPORTATION <br />Both parcels have access to U.S. #1 classified as a major <br />arterial on the County Thoroughfare Plan. The rezoning of <br />parcel 1 to commercial will not increase traffic impacts on <br />U.S. #1 above that at present. Rezoning parcel 2 from <br />commercial will actually decrease future impacts. Since parcel <br />2 is currently vacant, any development under the current <br />commercial zoning would generate traffic according to the <br />commercial use. This traffic would be significantly less if it <br />were zoned residential. <br />ENVIRONMENT <br />Both parcels are not designated by the Comprehensive Plan as <br />environmentally sensitive, nor are they situated within a flood <br />prone area. However, both parcels are situated on the Coastal <br />Sand Ridge. Any development occurring on either parcel would <br />be regulated by the mining and excavation ordinance. <br />Utilities <br />Parcel 1 is currently utilizing an on site well and septic <br />system. No public water and sewer facilities are currently <br />available to this area. <br />CONCLUSION <br />Since the north half of lot 24 is vacant, zoned commercially, <br />and not under ownership by the owners of the shop, this parcel <br />is inconsistently zoned in relation to the land use plan. This <br />parcel should have been rezoned from C-1 to RM -6 in 1986 with <br />those parcels to the, north of it. The north half of lot 25 <br />should have been rezoned from C-1 to CL with the south half of <br />lot 24. <br />RECOMMENDATION <br />Based on the analysis performed, staff recommends approval of <br />this rezoning to correct -an error on the County Zoning Atlas. <br />8 <br />AUG 16 1988 <br />Boor 73 F, 'J 4'138 <br />