|
r"! -, � 1
<br />EiQ� �K -10 �J, F,\6 , .S.:
<br />- Recreation
<br />Recreation concurrency requirements apply only to residential development. Therefore, this
<br />rezoning request would not be required to satisfy recreation concurrency requirements.
<br />Based on the analysis conducted, staff has determined that all concurrency -mandated facilities,
<br />including drainage, roads, solid waste, water, and wastewater, have adequate capacity to
<br />accommodate the most intense use of the subject property under the proposed zoning district.
<br />Consistency with Comp=hensive Plan
<br />Rezoning requests are reviewed for consistency with all policies of the comprehensive plan.
<br />Rezoning requests must also be consistent with the overall designation of land uses as depicted on
<br />the Future Land Use Map, which includes agricultural, residential, recreational, conservation, and
<br />commercial and industrial land uses and their densities. Commercial and industrial land uses are
<br />Iocated in nodes throughout the unincorporated areas of Indian River County.
<br />The goals, objectives and policies are the most important parts of the comprehensive plan. Policies
<br />are statements in the plan which identify the actions which the county will take in order to direct the
<br />community's development. As courses of action committed to by the county, policies provide the
<br />basis for all county land development related decisions. While all comprehensive plan policies are
<br />important, some have more applicability than others in reviewing rezoning requests. Of particular
<br />applicability for this request are the following policies and objective.
<br />- Future Land Use Element Policy 1.15
<br />As referenced in the description and conditions section of this staff report, a land use amendment
<br />to redesignate the site to C/I is in the final stages of the adoption process. Future Land Use Element
<br />Policy 1.15 states that the C/I land use designation is intended for a wide range of commercial uses.
<br />Since the request is for a commercial zoning district on the subject property, and since the rezoning
<br />cannot become effective until the referenced comprehensive plan amendment has been finalized, the
<br />request is consistent with Future Land Use Element Policy 1.15.
<br />- Economic Development Element Objective 1
<br />Economic Development Element Objective 1 deals with reducing the county's unemployment rate.
<br />The request promotes this objective by facilitating the continued growth of the health care industry
<br />in the county. Past experience indicates that medical uses prefer to cluster near a hospital. By
<br />allowing medical uses near Indian River Memorial Hospital, the request accommodates that
<br />preference and thus encourages the growth the health care industry.
<br />While the above referenced policy and objective are particularly applicable to this request, other
<br />comprehensive plan policies and objectives also have relevance. For that reason, staff evaluated the
<br />subject request for consistency with all plan policies and objectives. Based upon that analysis, staff
<br />determined that the request is consistent with the comprehensive plan.
<br />Staffs position is that the type of development allowed under the MED zoning district would be
<br />compatible with the surrounding area Fronting two arterial roads, the site is in an area of the county
<br />that is anticipated to become dominated by the health care industry. Although, presently used
<br />primarily for citrus groves, land bordering the site on the south and west is expected eventually to
<br />be developed with medical uses. Bordering the site on the north and east are 41' Street and Indian
<br />River Boulevard, respectively. Therefore, the site will abut either similar uses or arterial roads on
<br />all sides. For that reason, staff feels that MED uses on the subject property would be compatible
<br />with surrounding uses.
<br />The site, having been cleared for agricultural production, contains no environmentally important
<br />land, such as wetlands or native upland habitat. Therefore, neither commercial/industrial, nor
<br />residential development of the site is anticipated to have any impact on the environmental quality
<br />of the site. For that reason, no adverse environmental impacts associated with this request are
<br />anticipated.
<br />Situated near Indian River Memorial Hospital and other medical uses, and at the intersection of two
<br />arterial roads, the site is appropriate for the MED zoning district. Based on the analysis, staff has
<br />determined that the request meets all concurrency criteria, is consistent with the comprehensive plan,
<br />is compatible with surrounding areas, will have no negative impacts on environmental quality, and
<br />meets all rezoning criteria For these reasons, staff supports the request.
<br />APRIL 14, 1998
<br />
|