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Conditional concurrency review examines the available capacity of each facility with respect to a Proposed project. Since rezoning requests are not projects, county regulations call for the concurrency review to be based upon the most intense use of the subject property based upon the requested zoning district. For commercial rezoning requests, the most intense use (according to the county's land development regulations) is retail commercial with 10,000 square feet of gross floor area per acre of land proposed for rezoning. The site information used for the concurrency analysis is as follows: 1. Size of Area to be Rezoned: *1.73 acres 2. Land Use Designation: CA, CommerciaWndustrial 3. Existing Zoning Classification: CL, Limited Commercial 4. Proposed Zoning Classification: CG, General Commercial 5. Most Intense Use under Existing Zoning Classification: *17,300 sq. ft. of Retail Commercial (Shopping Center in the 5th Edition ITE Manual). 6. Most Intense Use under Proposed Zoning Classification: +17,300 sq. ft. of Retail Commercial (Shopping Center in the 5th Edition ITE Manual). 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. By changing the zoning of the subject property from CL to CG, some commercial uses not currently allowed would 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 -CL to CG would not create additional impacts on any concurrency facilities. In this case, a detailed concurrency analysis will be done in conjunction with site development That concurrency analysis will address facility service levels and demand. Staffs position is that both the CL and the CG zoning districts are appropriate for most land within the I-95/SR 60 commercial/industrial node. Applying either of those zoning districts to the subject property would result in development compatible with surrounding property. In fact, since adjacent land to the west, across 82od Avenue, is zoned CO, the request is for a continuation of an existing zoning district pattern. The subject property lies within the boundaries of the SR 60 corridor. Therefore, any development of the subject property must meet the requirements of the State Road 60 Corridor 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 that 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 Iand 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 is Future Land Use Element Policy 1.15. 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 OCTOBER 21, 1997 33 BOOK -10 J PAGE i. I i