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r BOOK DO PAGES! Policy 3.2 of the Future Land Use Element states that no development shall be approved unless it is consistent with the concurrency management system component of the Capital Improvements Element. For rezoning requests, conditional concurrency review is required. Conditional concurrency review examines the available capacity of each facility with respect to a proposed project. Since rezoning requests are not projects, county regulations call for the concurrency review to be based upon the most intense use of the subject property based upon the requested zoning district. The site information used for the concurrency analysis is as follows: 1. Size of Area to be Rezoned: 2. Land Use Designation: 3. Existing Zoning District: 4. Proposed Zoning District: *67 acres M-1, Medium -Density Residential -1 (up to 8 units/acre) CG, General Commercial RM -6, Multiple -Family Residential 5. Most Intense Use Under Existing Zoning District: *670,000 sq. & of Retail Commercial (Shopping Center in the 6" Edition ITE Manual). 6. Most Intense Use Under Proposed Zoning District: 402 single-family units As per section 910.07(2) of the Concurrency Management Chapter of the County's Land Development Regulations, projects which do not increase density or intensity of use are exempt from concurrency requirements. This rezoning request is exempt from concurrency review because the requested zoning would not increase the use intensity of the site. In this case, a detailed concurrency analysis will be done in conjunction with any new development or changes of use on site. That concurrency analysis will address facility service levels and demand. Staff feels that the proposed rezoning will increase the compatibility of development on the subject property with surrounding uses. With residentially designated land to the north, south, and east, residential development is anticipated to dominate this area of the county. Additionally, past experience indicates that many incompatibilities occur where commercial and residential uses abut. By decreasing the length of the CG/RM-6 border, the proposed rezoning decreases the likelihood of incompatibilities occurring. For these reasons, development of the subject property under the requested RM -6 district would be compatible with 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; those uses 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 that 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 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 Future Land Use Element Policies 1.3, 1.13 and 1.14. JULY 279 1999 56