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BOOKFAGS.L
<br />A. Density/Intensity Standards. The proposed future land use designation of
<br />Commercial/Industrial lacks density or intensity standards. Development standards for this
<br />land use designation have not been established within the County's Comprehensive Plan.
<br />Provision of development standards in local government land development regulations is not
<br />sufficient to satisfy the statutory and rule requirements regarding density and intensity
<br />standards. [Sections 163.3177(6)(a),163.3177(8), Florida Statutes (F.S.). Rules 9J5-.005(2),
<br />9J -5.006(1)(c), 9J -5.006(3)(c)1. and 7., Florida Administrative Code (F.A.C.).]
<br />B. Public Facilities Analysis. Due to the lack of density/intensity standards for the
<br />Commercial/Industrial future land use designation the analysis of the availability of public
<br />facilities, including transportation, sewer and water, solid waste, and stormwater drainage
<br />facilities, is inadequate. [Sections 163.3177(3)(a)3., 163.3177(6)(a), 163.3177(8), F.S.
<br />Rules 9J-5.005(2), 9J -5.006(2)(a), 9J-3.006(3)(b)l., 9J -5.006(3)(c)3., F.A.C.]
<br />C. Data and Analysis. Due to the lack of density/intensity standards for the
<br />Commercial/Industrial future land use designation, the proposed amendment is not supported
<br />by data and analysis appropriate to the Future Land Use Element. [Sections 163.3177(6)(a),
<br />163.3177(8), F.S. Rules 9L-5.005(2), 9J -5.006(1)(c), 9J-5.006(2)(c)l., F.A.C.]
<br />D. Internal Consistency. Due to the lack of density/intensity standards for the
<br />Commercial/Industrial future land use designation, and the consequent inadequacy of the
<br />public facilities analysis, the proposed amendment has not demonstrated consistency with
<br />the goals, objectives, and policies of the Indian River County Comprehensive Plan,
<br />including, but not limited to, the following: Future Land Use Element Policy 2.4 (public
<br />facility capacities and intensity of future land use designations), Sanitary Sewer Sub -Element
<br />Objective 1 (sanitary sewer concurrency), Potable Water Sub -Element Objective 1 (potable
<br />water concurrency), Solid Waste Sub -Element Objective 1 (solid waste concurrency),
<br />Transportation Element Objective 1 (transportation capacity), and Capital Improvements
<br />Element Objective 3 (Concurrency Management System). [Sections 163.3177(2),
<br />163.3177(6)(x), 163.3177(6)(c), 163.3177(8), 163.3180, F.S. Rules 9J-5.005(2), 9J-5.005,
<br />9J-5.0055(1), 9J -5.006(3)(b)1. and 9., 9J -5.006(3)(c)3, 9J -5.011(2)(b)2., 9J -5.016(3)(b)3. and
<br />5., 9J -5.019(4)(b)2., F.A.C.]
<br />All four of these objections relate to one issue; that issue is the Comprehensive Plan's lack of
<br />density/intensity standards for commercial/mdustrial areas. This is the same objection raised by the
<br />DCA during its recent review of the Horizon Outlet Mall Comprehensive Plan amendment. As with
<br />the DCA's Horizon objection, this objection does not relate to the proposed Comprehensive Plan
<br />amendment, itself. Rather, it relates to the county's adopted plan. The analysis section of this staff
<br />report contains a response to the DCA's objections.
<br />Currently, the subject property is vacant land. To the west of the subject property, across the 24'
<br />Avenue right-of-way, are single-family homes, which are zoned RM -10, Multiple -Family
<br />Residential (up to 10 units/acre). To the south of the subject property is vacant land, which is zoned
<br />RM -10. Further to the south are neighborhood grocery stores, which are in a CL, Limited
<br />Commercial, zoning district. To the east of the subject property, across the railway tracks and Old
<br />Dixie Highway, are agricultural packing houses, which are in a CH, Heavy Commercial, zoning
<br />district. To the north of the subject property, across 45" Street is a gas station and convenience store,
<br />which are in a CG, General Commercial, zoning district.
<br />The subject property and properties to the west and south are designated M-2, Medium -Density
<br />Residential -2, on the county future land use map. The M-2 designation permits residential densities
<br />September 22, 1998
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