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As per section 910.07(2) of the Concurrency Management Chapter of <br />the County's Land Development Regulations, projects which do not <br />increase density or intensity of use are exempt from concurrency <br />requirements. This provision is particularly applicable to <br />rezoning requests involving a change from one type of non- <br />residential district to a different type of non-residential <br />district. Since all commercial/ industrial zoning districts are <br />considered to be comparable in terms of intensity of use, changing <br />a property's designation from one commercial/ industrial zoning <br />district to another commercial/industrial zoning district <br />represents no change in intensity. Therefore, any rezoning <br />request, including the subject request, which involves a change <br />from CH to IL would be exempt from the county's concurrency <br />requirements. <br />It is important to note that there will be no effect on service <br />levels for any public facility as a result of this rezoning. Since <br />non -residentially zoned properties are considered to have a maximum <br />development potential of 10,000 square feet of "retail commercial" <br />use, there will be no increase in intensity of development and <br />therefore no additional impact on facilities from a site zoned IL <br />than from a site zoned CH. <br />In this case as in all cases, a detailed concurrency analysis will <br />be done at the time of site development or redevelopment. With <br />this site, a change of use site plan will need to be submitted to <br />convert the vacant warehouse to an industrial facility. At that <br />time a concurrency analysis will be done to ensure that facility <br />service levels will be adequate to accommodate the change of use. <br />Consistency with the Comprehensive Plan <br />Rezoning requests are reviewed for consistency with all policies of <br />the comprehensive plan. Rezonings must also show consistency with <br />the overall designation of land uses as depicted on the Future Land <br />Use Map, which include agricultural, residential, recreation, <br />conservation, and commercial and industrial land uses and their <br />densities. Commercial and industrial land uses are located in <br />nodes throughout•the unincorporated areas of Indian River County. <br />The goals, objectives and policies are the most important parts of <br />the Comprehensive Plan. Policies are statements in the plan which <br />identify the actions which the county will take in order to direct <br />the community's development. As courses of action committed to by <br />the county, policies provide the basis for all county land <br />development related decisions. While all comprehensive plan <br />policies are important, some have more applicability than others in <br />reviewing rezoning requests. Of particular applicability for this <br />request is Future Land Use Policy 1.17. <br />-Future Land Use Policy 1.17 <br />Future Land Use Policy 1.17 states that the industrial land use <br />designation is intended for uses such as manufacturing, assembly, <br />materials and processing, heavy repair services, outdoor equipment <br />storage, related commercial uses and other similar type uses. In <br />addition, that policy states that all industrial uses must be <br />located within an existing or future Urban Service Area (USA). <br />31 <br />�i 1 <br />BOOK 85 F- -E E <br />