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<br />In 1998 , however, the tract east of the subject property was redesignated to C/I and rezoned to CG .
<br />Although the redesignation of adjacent land is seldom justification for additional redesignations , the
<br />1998 redesignation resulted in the subject property having non - residential uses on three sides . Those
<br />non-residential uses are the Sheriff' s Complex and Jail ( institutional ) on the west , an industrial
<br />subdivision (industrial) on the south , and commercially zoned land to east .
<br />Besides redesignation of land to the east of the subject property , there is also another change in
<br />circumstances that substantially impacts the subject property . That change relates to the county ' s
<br />airport zoning regulations (Section 911 . 17) which were adopted , pursuant to Chapters 163 and 333
<br />of the Florida Statutes , on March 18 , 1993 . Those regulations establish a noise impact overlay zone ,
<br />For any residential development within noise impact zones , county regulations mandate that
<br />buildings be constructed in such a way that noise impacts will be mitigated.
<br />1
<br />Because approximately 80 % of the subject property is located within a noise impact zone , these
<br />regulations apply to the site . Consequently , residential construction on the subject property may be
<br />more expensive than residential construction on properties not located within noise impact areas .
<br />Given the current residential land use designation of the site , the most feasible residential
<br />development scenario for the subject property involves lower cost or affordable housing . That is due
<br />to the following factors :
<br />The site is designated for up to 10 units/acre , the county ' s most dense residential land use
<br />designation ;
<br />The site is located in an area of the county with a high proportion of low and very lowincomehouseholds ; and
<br />The site is located near several employment centers that generate a demand for nearby
<br />affordable housing . Those employment centers include The Vero Beach Municipal Airport,
<br />The Sheriff' s Administration/County Jail Complex , Dodgertown , Indian River Memorial
<br />Hospital , the Gifford Commercial/Industrial Node , and the SR 60/58th Avenue
<br />Commercial/Industrial Node .
<br />Even though the added cost associated with development within noise impact zones is not
<br />significant, that cost may be enough to impact the feasibility of an affordable housing project.
<br />Therefore , the adoption of noise impact overlay zones and regulations for development within those
<br />zones constitutes a change in circumstances affecting the subject property .
<br />1 For the above reasons , the subject request is consistent with Future Land Use Policy 14 . 3 .
<br />Future Land Use Policy 1 . 15
<br />This policy defines the areas that are suitable for a commercial/industrial land use designation .
<br />Suitable areas must be within the urban service area and near existing urban centers . The subject
<br />property is within the urban service area and is near several urban centers (e . g . Gifford , the City ofVeroBeach , Dodgertown and the Indian River Mall ) . For those reasons , the subject request is
<br />consistent with Future Land Use Policy 1 . 15 .
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<br />October 16 , 2001 1 .
<br />54
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