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pr�NOV 17 1992 <br />- Future Land Use Policy 1.21 <br />BOOK 88 Pa IGF 72 <br />The proposed land use change would also be inconsistent with Future <br />Land Use Policy 1.21. This policy states that node boundaries are <br />designed to eliminate commercial strip development and urban <br />sprawl, and to provide for maximum use of transportation and public <br />facilities. It is staff's position that a change in the subject <br />property's land use designation would conflict with Future Land Use <br />Policy 1.21. The proposed land use change, as well as the <br />predicted domino effect, would result in strip commercial <br />development along Old Dixie Highway. <br />Under the requested designation, there are two alternatives for <br />development of the subject property. The first alternative would <br />involve developing each lot separately. <br />The second alternative would involve consolidating the lots and <br />developing one commercial building on the site. In each <br />circumstance, strip commercial development would result. <br />- Future Land Use Policy 1.23 <br />Future Land Use Policy 1.23 allows for the expansion of <br />commercial/ industrial nodes that meet certain criteria. Among <br />thes,.,, criteria is the requirement that 70% of the total land area <br />(less rights-of-way) be developed with, or approved for development <br />of, non-residential and non-agricultural uses. In this case, the <br />subject commercial/industrial node meets these criteria. <br />According to staff analysis, approximately 69% of the node is <br />developed. While this development percentage is sufficient to meet <br />policy 1-.23 requirements, consistency with this one policy does not <br />compel the county to expand the node if doing so conflicts with <br />other policies of the Comprehensive Plan. In this case, expanding <br />the node to include the subject property conflicts with Future Land <br />Use Policies 1.21 and 13.3. <br />The 70% criterion allows for node expansion, but only in a manner <br />that would not promote strip development. Expanding nodes in <br />linear patterns is indicative of strip development, while expanding <br />nodes in a compact manner is usually not strip development. <br />Another consideration relating to the proposed request is the <br />amount of commercially designated land already existing within the <br />unincorporated portion of Indian River County. Currently, the <br />county has over 5,300 acres of commercially and industrially <br />designated land. Of that, only 2,800 acres of the commercial/ <br />industrial land is projected to be needed for the county by the <br />year 2010, leaving #21500 excess acres of commercial/ industrial <br />land. This fact indicates that no additional commercial/ industrial <br />land is needed at present. <br />- Future Land Use Policy 10.1 <br />Future Land Use Policy 10.1 states that land uses which are non- <br />conforming with the Comprehensive Plan or the LDR's should <br />gradually be eliminated. The requested (CL) zoning district <br />includes a requirement that lot widths be a minimum of 100 feet. <br />If the requested land use and zoning were granted, two of the six <br />parcels would be non -conforming in their current configuration. <br />These parcels have less than the minimum lot width allowed by the <br />LDRs. Therefore, granting this request would conflict with policy <br />10.1 by creating, instead of eliminating, non -conforming uses. <br />C:f3 <br />