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LC'.la U f GEIl�4 Future Land Use Pattern The subject property is currently designated C/I, Commercial/Industrial, on the future land use map, as are the properties on the east, west, and south. The residentially zoned property to the north is designated M-1 on the future land use map, which allows up to 8 units per acre. -Zoning District Differences The substantive differences between the site's current CL zoning and the PD zoning proposed for the subject property are that the proposed PD rezoning: -allows the drive through restaurants and car washes -allows the use of CG zoning district criteria for the proposed mini storage use. All other size and dimensional criteria in the proposed PD zoning district are either equal to or more restrictive than the CL zoning district standards, as previously described in this report. Concurrency of Public Services 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. By changing the zoning of the subject property from CL to PD, various uses currently not permitted would be allowed on the site. However, because the most intense use of the property would be the same in either district, changing the property's zoning from CL to PD will not create additional impacts on any concurrency facilities. For that reason, the rezoning request is exempt from concurrency review because the requested zoning would not increase the use of intensity of the site, only change the form that commercial development could take. Concurrency, however, is an issue with respect to the conceptual and preliminary PD requests associated with the PD rezoning. This is addressed in the PD plan analysis section of this staff report. -Consistency with Comprehensive 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 which 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 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 are Future Land Use Element Policies 1.15, 1.19, 1.21, and 4.3; Economic Development Policy 1.1; and Overall Economic Development Plan objective 2.0 and policy 2.4. Future Land Use Policy 1.15 Future Land Use Policy 1.15 states that the commercial land use designation is intended for uses including: retail and wholesale trade, offices, business and personal services, residential treatment centers, limited residential uses and other similar type uses. All commercial areas must be located within an existing or future Urban Service Area. 24 December 9, 1997 a