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1] Policy 1.21: Node configuration shall provide for the most efficient use of land, and of transportation and other public facilities and services, while eliminating sprawl and strip development. Note: The PD proposal will further this policy by making the remaining node area more compact. Polic'y5.4: Indian River County LDRs shall contain a special Planned Development (PD) zoning district That district shall be designated as an overlay on the County Zoning Atlas. The PD zoning district is intended to provide for the development of projects which require flexibility in order to maximize open space and conserve natural features, provide alternative designs, incorporate recreational facilities, and incorporate a mix of uses. Note: The PD rezoning actually implements this policy, and provides for appropriate conservation and use of open space on-site. Policy 5.6: PDs shall be permitted throughout the county, without amendment of the future land use map, provided the proposed development is shown to be consistent with the goals, objectives and policies of the Comprehensive Plan. PDs shall be consistent with the maximum density permitted by the future land use map unless density bonuses are permitted consistent with Future Land Use Element Policy 5.7. Note: The proposed PD rezoning is consistent with this policy in that the locations and uses are consistent with the future land use plan map. Poligy 7.3: The County shall provide protection to environmentally sensitive lands through land development regulations that limit building densities, require mitigation for impacted areas, permit the transfer of development rights, and promote the use of conservation easements, dedications, and public acquisition. Note: The PD rezoning requires a conceptual plan which facilitates preservation of the site's environmentally sensitive lands. Policy 7.10: Through the use of fee simple purchase, transfer of development rights, and conservation easements, Indian River County shall coordinate with other state, federal and local agencies to identify and protect vegetative communities identified in Conservation Element policies 6.1 through 6.7. Note: The PD rezoning will facilitate dedication of a conservation easement that satisfies county, state, and federal environmental requirements. Compatibility With Surrounding Areas Staff's position is that granting the request to rezone the property to PD is compatible with surrounding areas. The subject property has similar land use designations with all surrounding properties except a portion of the property to the south. The proposed PD rezoning would further increase the compatibility along the subject site's southern property line. As indicated in the conceptual plan, the most intense use and development will occur in the center of the site, using the golf course itself as a buffer for adjacent properties. Hobart Estates subdivision is adjacent to the site's southeast perimeter. Hobart Estates is zoned IL and A-1. The three existing single-family residences in the IL zoned portion of Hobart Estates are deemed nonconforming uses. The two western lots of Hobart Estates are zoned A-1 and vacant at this time. Therefore, the proposed maintenance facility and stormwater tracts are compatible with the adjacent zoning and the future use of Hobart Estates. Concurrency Impacts No concurrency related services or facilities will be affected, since the rezoning is essentially a "lateral" rezoning, and the conceptual plan ensures that the actual development intensity will be less than the zoning allows. Prior to actual development, a final concurrency review will be performed. Environmental Impacts These issues will be addressed in the plan analysis section of this report. MARCH 29 1999 • -19- BOOK 108 PAGE 473