6/16/1998 - Laserfiche WebLink

Home Browse Search

F, BOOK 106 wit i25 1. Size of Area to be Rezoned: 11.72 acres 2. Land Use Designation: C/I, Commercial/Industrial 3. Existing Zoning District: IL, Light Industrial 4. Proposed Zoning District: CG, General Commercial 5. Most Intense Use Under Existing Zoning District: ±17,200 sq. ft of Retail Commercial (Shopping Center in the 6'h Edition ITE Manual). 6. Most Intense Use Under Proposed Zoning District: +17,200 sq. ft, of Retail Commercial (Shopping Center in the 6' 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 IL 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 IL 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. Some sites in Indian River County can be appropriate for either CG or IL zoning. Such sites should be within the urban service area and have easy access to the county transportation system. Additionally, those sites should be separated from existing and future residential development. The subject property meets those criteria. Located within the county's urban service area, and near railroad tracks and major roads, development of the site under either the existing IL or the requested CG zoning district would be compatible with surrounding areas. Because property to the east of the subject property is zoned CG, the subject request is for a continuation of an existing zoning pattern. These characteristics make this site particularly appropriate for the highway oriented retail uses permitted in the CG district. Bounded by three major roads, the site does not abut any residential property. Because compatibility problems generally involve areas where residential and non-residential uses abut, compatibility between the subject property and adjacent IL zoned property to the north is not a major concern. At ±1.72 acres and ±5.08 acres in size, respectively, both the subject property and the site to the north are vacant and are large enough to accommodate buffers when developed. For these reasons, development of the subject property under the requested CG district would be compatible with surrounding areas. ronsistency with Cnmprchensive 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 land 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 and 1.16. JUNE 169 1998 -18- -I