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REZONING ANALYSIS: The project's 122.06 acres consist mostly of native upland habitat and wetlands. The wetlands are primarily located in the southern half of the site with a couple of scattered and isolated wetlands located in the northern and western portions of the site. • South of the subject site is 33`d Street (currently a paved two lane road). The area south of 33`d Street is primarily developed as single family with a mixture of large lots and conventional RS -3 lots. • East of the subject site is Shadow Brook Subdivision and 58th Avenue. Shadow Brook is a large lot single family subdivision platted in 1975. Across 58th Avenue, the area is zoned RS -6 and developed as single-family lots. Further to the east and southeast there is a large property that lies within the City of Vero Beach and is currently zoned Master Plan Zone. • North of the subject site there are three enclave parcels located south of 37th Street that the project wraps around. One of the parcels is zoned RS -3, while the other two parcels (former Alcohope residential treatment facility) are zoned RM -6 with a portion of one parcel zoned RS -3. All three enclave parcels are residentially developed. To the north, across 37th Street, the property is zoned RS -3 and typically developed as large lot single-family sites. • West of the south half of the subject site is the Sanctuary PD, which is a 109 lot single-family development platted in 1998 with 55' wide and 80' wide lots. Adjacent to the north half of the subject site is a vacant parcel approximately 40 acres in size which is zoned RS -3. As is standard for residential PDs, the Harmony Reserve development will have a minimum 25' building setback from all project perimeters. Consistency with the Comprehensive Plan Rezoning requests are reviewed for consistency with the policies of the comprehensive plan and must also be consistent with the overall designation of land uses as depicted on the Future Land Use Map. Consistency with goals, objectives, and policies is also essential. The goals, objectives and policies are the most important parts of the comprehensive plan. Policies are statements in the plan which identify the actions which the county will take in order to direct the community's development. As courses of action committed to by the county, policies provide the basis for all county land development related decisions. While all comprehensive plan policies are important, some have more applicability than others in reviewing rezoning requests. Of particular applicability for this request are the following policies and objectives. • Future Land Use Policies 5.3 and 5.4 Policy 5.3: Indian River County zoning districts shall permit a variety of residential building and development styles. Policy 5.5: Indian River County LDRs shall contain a special Planned Development (PD) zoning district. That district shall be designated as an overlay on the County Zoning Atlas. The PD zoning district is intended to provide for the development of projects which require flexibility in order to F:\Community Development\CurDev\BCC\2014 BCC\HarmonyReservePD-14-06-05ConcepRpt.rtf 5 136