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o CH, Heavy Commercial District, is intended to provide <br />areas for establishments engaging in wholesale trade, <br />major repair services and restricted light manufacturing <br />activities. The CH district is further intended to <br />provide support services necessary for the development of <br />commercial and industrial uses allowed within other non- <br />residential zoning districts. <br />0 IL, Light Industrial District, is intended to provide <br />opportunities for limited manufacturing and industrial <br />uses and to promote the establishment of employment <br />centers which are accessible to urban services and <br />facilities, the area labor force, and local industrial <br />and business markets while minimizing the potential for <br />any adverse impacts upon nearby properties. <br />As indicated in the district descriptions referenced above, the IL <br />district allows uses which are more intense than those allowed in <br />the CH district. Consequently, IL district uses can have more <br />adverse impacts than CH uses, a fact which warrants careful <br />consideration in establishing IL zoning. <br />On several previous occasions, staff had expressed reservations to <br />applicants proposing a CH to IL rezoning of the subject property. <br />That staff --position was based on several factors. First, there is <br />no other IL zoning between the FEC railroad and U.S. #1 in this <br />part of the county. Second, the CH zoning and proposed/approved CH <br />uses already in place are compatible with 'the existing general <br />commercial zoning and uses to the north and east. Finally, the <br />change to IL for the subject property could provide an impetus for <br />more industrial rezoning requests. <br />Despite staff's previous reservations regarding a CH to IL rezoning <br />Of the subject property, there are factors that support the zoning <br />change. First, the site is adjacent to the railroad tracks. <br />Although a location adjacent to the railroad tracks does not, in <br />and of itself, warrant an industrial designation, such a location <br />is generally appropriate for industrial uses. Second, there are <br />other industrial uses adjacent to the site - on the west side of <br />the railroad tracks within the City of Sebastian. Finally, IL uses <br />in this location will not conflict with uses allowed on adjacent <br />properties. <br />Given those circumstances, staff has determined that, although <br />there are factors that support the proposed change and factors that <br />do not support the change, the proposed rezoning is warranted. <br />Conclusion <br />The rezoning is compatible with the surrounding area, consistent <br />with the goals, objectives and policies of the comprehensive plan, <br />and meets all applicable concurrency criteria. The subject <br />property is located in an area deemed suitable for commercial and <br />industrial uses of various types and has met all applicable <br />criteria. Staff support the subject request. <br />RECONNENDATION <br />Based upon the analysis performed, staff recommends that the Board <br />Of County Commissioners approve the request to rezone the subject <br />Property to IL. <br />33 <br />