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I BOOK 103 FAU'E E In this section, an analysis of the reasonableness of the application will be presented. Specifically, this section will include the following: • an analysis of the application's impact on public facilities; • an analysis of the application's compatibility with surrounding areas; • an analysis of the application's consistency with the comprehensive plan; • an analysis of the application's potential impact on environmental quality; and Both sites comprising this request are located within the County Urban Service Area, an area deemed suited for urban scale development. The comprehensive plan establishes standards for. Transportation, Potable Water, Wastewater, Solid Waste, Stormwater Management, and Recreation (Future Land Use Policy 3.1). The adequate provision of these services is necessary to ensure the continued quality of life enjoyed by the community. To ensure that the minimum acceptable standards for these services and facilities are maintained, the comprehensive plan requires that new development be reviewed. For rezoning requests, this review is undertaken as part of the conditional concurrency determination application process. As per section 910.07(2) of the Concurrency Management Chapter of the County's Land Development Regulations, projects which do not increase land use density or intensity are exempt from concurrency requirements. For the subject request, t53 acres of RS -1 zoned land with a total development potential of 53 units will be replaced with t53 acres of Con -1 zoned land. Since Con -1 zoned property has a zero density, the proposed rezoning will result in a decrease of 53 units in the overall development potential of the subject properties. Because of that overall decrease in land use intensity of 53 units, this rezoning request is exempt from concurrency review. It is important to note that adoption of the proposed rezoning will not impact any public facilities or services. Under the requested Con -1 zoning district, there will be no development on the subject properties except for minor facilities associated with passive recreation activities. For that reason, the subject request will enhance compatibility between the sites and surrounding land uses. In contrast to the 53 units allowed under the existing zoning, development under the requested zoning will be limited to conservation uses and passive recreational uses. In terms of traffic, noise, and aesthetics, the impacts associated with uses allowed under the proposed Con -1 zoning district will be significantly less than those that would occur with development under the existing zoning district. In fact, the passive recreational uses allowed under the requested zoning district will serve as an amenity for nearby residential uses. For these reasons, staff has determined that the proposed rezoning is compatible with the surrounding areas. 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 which identify 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—including rezoning decisions. While all comprehensive plan objectives and policies are important, some have more applicability than others in reviewing rezoning requests. Of particular applicability for this request is Future Land Use Element Policy 1.6. - Future Land Use Element Policy 1.6 Future Land Use Element Policy 1.5 limits the C-1 land use designation to publicly owned land with conservation and/or recreational uses. Since the Con -1 zoning district is also limited to publicly owned land with conservation and/or recreational uses, the Con -1 zoning district is consistent with, and allowed on, C-1 designated land. APRIL 69 1999