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M M As part of the staff analysis, all policies in the comprehensive plan were considered. Based upon this analysis, staff determined that the proposed.land use designation amendment is consistent with the comprehensive plan. Potential Impact on Environmental Quality Since both subject properties are presently used for groves and therefore have been disturbed, development of those sites under either the existing or the requested land use designations would have no significant negative environmental impacts. The ORC Report Comment and Staff Resvonse The Department of Community Affairs' Objections, Recommendations, and Comments (ORC) Report comment states that the county should do a complete and cumulative traffic analysis for each of, the proposed land use amendments. County LDRs, however, require that the county do such a traffic analysis only for land use amendment requests that increase the density or the intensity of the use of land. That traffic analysis is done as part of the concurrency review. When there is no increase in density or intensity, a project or plan amendment request is exempt from concurrency review. Since it has been demonstrated that there is no density or intensity increase associated with this request, there is no need for a traffic analysis. It is important to note that a detailed and specific concurrency analysis will be done in conjunction with any development on either subject property. That concurrency analysis will address - facility service levels and demand, and will contain'a traffic analysis. CONCLUSION As proposed, the land use designation changes at both sites are consistent with the comprehensive plan, compatible with all surrounding land uses, and will cause no adverse impacts on the environment or the provision of public services. The proposed changes increase land use efficiency and implement economic development policies without increasing the amount of C/I designated land. For these reasons, staff supports the request. RECONNENDATION Based on the analysis conducted, staff and the Planning and Zoning Commission recommend that the Board of County Commissioners approve this request to redesignate Subject Property 1 to C/I and redesignate Subject Property 2 to PUB. The Chairman opened the public hearing to consider all three agenda items and asked if anyone wished to be heard in the matters. Sam Culbertson, 736 Eugenia Road, Vero Beach, explained that he is the general partner in a partnership that owns property directly across SR -60 from the proposed site of the industrial ,park, and also represents the owners of the property just to the 59 BOOK 96 SAGE 4 October 24, 1995