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• Located near railroad tracks and several major roads, the subject property is surrounded by commercial/industrial designated land. For that reason, compatibility is not a major concern associated with this request. The following three factors, however, indicate that the CG zoning district on the subject property would be compatible with surrounding land: 1) The zoning pattern in this part of the county indicates that either the existing CH or the requested CG zoning district would be appropriate for the subject property. In fact, since CG zoned land abuts the site, the request is for a continuation of the existing zoning pattern. 2) The owner of the site also owns adjacent land on the north and east. 3) The site is adjacent to residential uses on the south. Compared to the CH district, the CG district is structured to be more compatible with residential uses. For these reasons, development of the subject property under the requested CG 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, 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 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 1.15 and 1.16. Future Land Use Element Policies 1.15 and 1.16 Future Land Use Element Policy 1.16 states that the commercial/industrial land use designation shall permit uses that include retail trade, office uses, business and personal services, and other similar uses. In addition, Future Land Use Element Policy 1.15 states that all commercial/industrial uses must be located within the county's urban service area. Since the subject property is located within the county's urban service area, and the requested CG district is intended for uses permitted within the commercial/industrial land use designation, the request is consistent with Future Land Use Element Policies 1.15 and 1.16. While the referenced policies are particularly applicable to this request, other comprehensive plan policies and objectives also have relevance. For that reason, staff evaluated the subject request for consistency with all plan policies and objectives. Based upon that analysis, staff determined that the request is consistent with the comprehensive plan. Environmental protection regulations are the same for both the CH and the CG zoning districts. Because the subject property is not environmentally significant nor environmentally important, development of the site will not impact significant natural resources. SEPTEMBER 7, 1999 59