10/19/1993 - Laserfiche WebLink

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OCT 19 1993 BOOK 90 PAGF 803 1 Since the subject property is located within a commercial/ industrial node within the county's Urban Service Areal the request is consistent with Future Land Use Element Policy 1.15. - Future Land Use Element Policy 2.5 Future Land Use Element Policy 2.5 states that the County shall encourage and direct growth into the Urban Service Area. The subject property is located within the Urban Service Area and is partially undeveloped. To develop the vacant portion of the property, according the applicant's plans, the subject property must be rezoned to CG. Therefore, rezoning the subject property will encourage development on the site and is consistent with Future Land Use Element Policy 2.5. - Economic Development Element Policy 1.1 Economic Development Element Policy 1.1 states that the county shall encourage the expansion of existing businesses. The purpose of this request is to obtain the necessary zoning to expand the existing Cobb Theater. Therefore, the request is consistent with Economic Development Element Policy 1.1. As part of the staff analysis, all policies in the comprehensive plan were considered. Based on this analysis, staff determined that the proposed zoning district is consistent with the comprehensive plan. Potential Impact on Environmental Quality It is staff's position that the requested zoning change will not negatively impact the environmental quality of this previously disturbed site. Based upon its analysis, staff has determined that the environmental impacts of development of the subject property will be the same under either the current IG zoning or the requested CG zoning. Appropriateness of the CG District Intended to provide opportunities for a broad range of industrial uses as well as the establishment of employment centers, the IG district must be located in an area that minimizes the potential for negative impacts on nearby properties. The subject property's location near U.S. Highway #1, the F.E.C. railroad tracks and industrially zoned land to the south and west (in the City of Vero Beach), suggests that the site meets these criteria. In fact, these characteristics, particularly the adjacent railroad tracks, account for the current IG zoning. Although the IG zoning district was previously suitable for the site, conditions have changed, and the CG zoning district is now more appropriate for the subject property. The site's convenient access to U.S. Highway #1 makes the site especially suitable for general retail sales and service activities. This fact is demonstrated by the area's development pattern, which is dominated by commercial uses. In fact, because of incompatibilities between its own industrial use and adjacent commercial uses, Russell Concrete, the only industrial use remaining in the area, eventually plans to move. In the past, the county considered the subject property for development purposes as if it were zoned entirely CG. This was consistent with past policy which provided that a parcel split by a zoning district boundary would be considered as having the zoning designation applicable to a majority of the parcel. The majority 28 - W