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family units instead of single-family units. It should be noted that the applicant has coordinated with <br />County staff, and is proposing significantly increased setbacks from the adjacent single-family <br />subdivisions along the west and south project perimeters. Additional details about the increased setbacks <br />and project design is provided in the PD rezoning analysis section of this report. <br />PD REZONING ANALYSIS: <br />Existing Zoning and Land Use Pattern: <br />The overall project site is approximately 27.69 acres. The entire project site consists of an abandoned <br />citrus grove. <br />• North of the project site is an Indian River Farms Water Control District (IRFWCD) canal and <br />26' Street. There are vacant parcels located on the north side of 26th Street, and those parcels are <br />zoned A-1. <br />• East and northeast of the project site is a portion of the overall Indian River Estates community, <br />and is developed as a total care facility consisting of an assisted living facility and multi -family <br />residential units (senior independent living). <br />• South of the project site is the Westgate Subdivision, Units 1-3 which is zoned RS -6, and is <br />developed with single-family homes on .25 to .5 -acre lots. Also, at the southeast corner of the <br />site is the Pine Creek Condominium development which consists of 5 separate 2 -story condo <br />buildings and a clubhouse. <br />• West of the project site are two residential subdivisions. The Wildwood Subdivision is zoned RS - <br />1, and is developed with single-family homes on ± 1 to f2 -acre lots. The West Side Villas <br />Subdivision is zoned RS -6, and is developed with single-family homes on f.5 -acre lots. <br />Consistency with the Comprehensive Plan: <br />Rezoning requests are reviewed for consistency with the goals, objectives, and policies of the <br />comprehensive plan and must also be consistent with the overall designation of land uses as depicted on <br />the Future Land Use Map. The goals, objectives, and policies are the most important parts of the <br />comprehensive plan. Policies are statements in the plan which identify the actions which the County will <br />take in order to direct the community's development. As courses of action committed to by the County, <br />policies provide the basis for all County land development related decisions. While all comprehensive <br />plan policies are important, some have more applicability than others in reviewing rezoning requests. Of <br />particular applicability for this request are the following policies and objectives. <br />Future Land Use Policy 2.2: Indian River County shall encourage and direct growth into the 2030 Urban <br />Service Area through zoning, subdivision, and land development regulations. Such regulations shall <br />promote efficient development by requiring utilization of the existing street system, extension of public <br />facilities where necessary, connection to the centralized potable water and sanitary sewer systems where <br />available, and incentives for mixed use projects. <br />Note: The project site is entirely located within the 2030 Urban Service Area, will connect to the <br />existing street system (26th Street), and will provide an additional connection to the existing County <br />street system via a driveway connection to 20th Street (SR 60). The connection will be proposed as part <br />114 <br />