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community. The Comprehensive Plan and Land Development Regulations also require that new <br />development be reviewed to ensure that the minimum acceptable standards for these services and <br />facilities are maintained. <br />Policy 3.2 of the Future Land Use Element states that no development shall be approved unless it <br />is consistent with the concurrency management system component of the Capital Improvements <br />Element. For rezoning requests, conditional concurrency review is required. <br />Conditional concurrency review examines the available capacity of each facility with respect to a <br />proposed project. Since rezoning requests are not projects, county regulations call for the <br />concurrency review to be based upon the most intense use of the subject property based upon the <br />requested zoning district. For commercial rezonings, the most intense use (according to the county's <br />Land Development Regulations) is retail commercial with 10,000 square feet of gross floor area per <br />acre of land proposed for rezoning. The site information used for the concurrency analysis is as <br />follows: <br />1. Size of Area to be Rezoned: <br />2. Existing Zoning District: <br />3. Proposed Zoning District: <br />4. Most Intense Use of Subject Property <br />under Current Zoning District: <br />5. Most Intense Use of Subject Property <br />under Proposed Zoning District: <br />- Transportation <br />±136 acres <br />118 acres of RM -6 & RS -6 (up to 6 <br />units/acre), & 18 acres of RM -8 (up to 8 <br />units/acre) <br />MED, Medical District <br />852 Single -Family Units <br />1,360,000 sq. ft. of <br />(Shopping Center in <br />Manual). <br />Retail Commercial <br />the 6th Edition ITE <br />The most intense use of the site allowed under the proposed rezoning is calculated to be 10,000 <br />square feet of retail shopping center per acre of land proposed for rezoning. At that rate, the most <br />intense use of the site would be 1,360,000 square feet of retail shopping center. Such a development <br />would be nearly as large as the 1,500,000 square foot Indian River Mall Regional Shopping Center <br />Project. A review of the traffic impacts that would result from such a development on the subject <br />property indicates that the existing level of service "D" or better on impacted roadways would not <br />be lowered. The site information used for determining traffic impacts is as follows: <br />1. Use Identified in 6th Edition ITE Manual: Shopping Center <br />2. For 1,360,000 sq.ft. Shopping Centers in 6th Edition ITE Manual: <br />a. P.M. Peak Hour Trip Ends: 2.33/1,000 square feet <br />b. Inbound (P.M. Peak Hour): 50% <br />i. Northbound (P.M. Peak Hour): 60% <br />ii. Southbound (P.M. Peak Hour): 40% <br />C. Outbound (P.M. Peak Hour): 50% <br />i. Northbound (P.M. Peak Hour): 40% <br />ii. Southbound (P.M. Peak Hour): 60% <br />3. Peak Direction of Indian River Boulevard, from Vero Beach city limits to 53rd Street: <br />Northbound <br />JULY 279 1999 <br />phi <br />• <br />600K iu` PAGE q.3,9 <br />