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5. Proposed Zoning Classification: CG, General Commercial 6. Most Intense Use under Proposed Zoning Classification: ±7,200 sq. ft. of Retail Commercial (Shopping Center in the 5th Edition ITE Manual) By changing the zoning of the subject property from IG to CG, various uses not currently allowed will be permitted on the site. However, because the most intense use of the property would be the same with either zoning district, changing the property's zoning from IG to CG will not create additional impacts on any concurrency facilities. As per section 910.07(2) of the Concurrency Management Chapter of the county's land development regulations, projects which do not increase density or intensity of use are exempt from concurrency requirements. This rezoning request is exempt from concurrency review because the requested zoning would not increase the use intensity of the site. When new development is proposed detailed concurrency analysis development approval process. for the subject property, a more will be conducted during the Compatibility with the -Surrounding Area It is staff's position that the proposed rezoning will not create any compatibility problems with surrounding uses. The area is presently dominated by CG type uses, the exceptions being the Russell Concrete plant and the railroad tracks. Since land east of the subject property is zoned CG, the proposed zoning would be a continuation of an existing zoning pattern. For these reasons, development of the subject property under the proposed zoning is anticipated to be compatible with surrounding areas. Consistency with Comprehensive Plan Rezoning requests are reviewed for consistency with all policies of the comprehensive plan. Rezonings must also be consistent with the overall designation of land uses as depicted on the Future Land Use Map, which include agriculture, residential, recreation, conservation, and commercial and industrial land uses and their densities. Commercial and industrial land uses are located in nodes throughout the unincorporated areas of Indian River County. 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 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. - Future Land Use Element Policy 1.15 Future Land Use Element Policy 1.15 states that the commercial land use designation is intended for uses such as retail and wholesale trade, offices, business and personal services, residential treatment centers, limited residential uses, and other similar type uses. In addition, that policy states that all commercial uses must be located within an existing or future Urban Service Area. 27 LOCI 1-91993 BOOK 90 FAGS. 802