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BOOK 103- PAGE 5i The elementary school, total care facility and the adult living facility (ALF), as well as the majority of the commercial uses and multi -family units, will be inside the urban service area north of 161 Street. The two blocks of Town Center located south of 161 Street and the multi -family blocks adjacent to those blocks are the only commercial and multi -family areas located outside of (yet contiguous to) the urban service area. While Objective 18 allows these types of uses outside the urban service area, it is the intent of Objective 18 to concentrate overall project density and intensity inside the USA and to generally locate less dense and less intense uses outside the USA, with a green belt around the overall project perimeter. The proposed conceptual PD plan achieves these aims. 11_4*41) � • Existing Zoning and Land Use Pattern The 602.99 acres are generally vacant, with the exception of several scattered single-family homes, a small church retreat, remnant infrastructure and slabs from the defunct Old Oak Park development, and a few miscellaneous agricultural structures. The vacant property is fallow, in groves, or improved pasture. There are two small wooded parcels. The property to the north of the subject site, north of SR 60, is designated as M-1, Medium Density 1 (up to 8 units/acre), and is either vacant or residentially developed. To the south, property is designated AG -1 and is generally in agricultural use with some scattered homes. West of the subject site, property is designated M-1 north of 16`" Street, and AG -1 south of 161 Street. The properly to the west is residentially developed, in agricultural production, or developed as the Life for Youth Ranch. Property to the east has an M-1 land use designation north of 161 Street with office and/or residential development, and is designated AG -1 and in agricultural production south of 161' Street. • Consistency with the Comprehensive Plan Rezoning requests are reviewed for consistency with the policies of the comprehensive plan and must also be consistent with the overall designation of land uses as depicted on the Future Land Use Map. These include agricultural, residential, recreational, 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 land development related 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 the following policies and objectives. Policy 1.4: Indian River County's land development regulations shall, through various means, ensure that adjacent land uses are compatible. Those means shall include, but not be limited to, use of the following: • vegetative buffers; • setbacks; • open space; • physical separation; • regulation of lighting; • regulation of hours of operation; and • regulation of access. MARCH 9,1999 30 0 - 0