Laserfiche WebLink
E0OX FADE � <br />There are two principal alternatives available to the applicant which would allow residential <br />development of the property. These are: <br />1. Amend the comprehensive plan to redesignate the site to a residential land use designation <br />while simultaneously rezoning the site to a residential zoning. This alternative would cost <br />$950.00 and take approximately 9 months. <br />?. Rezone the site to OCR. This alternative would cost $650.00 and take approximately 3 <br />months. The applicant has chosen this alternative. <br />Consistency with Comprehensive Plan <br />Rezoning requests are reviewed for consistency with all policies of the comprehensive plan. <br />Rezonings must also be consistent with the overall designation of land uses as depicted on the Future <br />Land Use Map, which include agriculture, residential, recreation, conservation, and commercial and <br />industrial land uses and their densities.. Commercial and industrial land uses are located in nodes <br />throughout the unincorporated areas of Indian River County. <br />The goals, objectives and policies are the most important parts of the comprehensive plan. Policies <br />are statements in the plan which identify the actions which the county will take in order to direct the <br />community's development. As courses of action committed to by the county, policies provide the <br />basis for all county land development decisions. While all comprehensive plan policies are <br />important, some have more applicability than others in reviewing rezoning requests. Of particular <br />applicability for this request is the following policy. <br />Future Land Use Element Policy 1.15 states that the commercial land use designation is intended <br />for uses such as retail and wholesale trade, offices, business and personal services, residential <br />treatment centers, limited residential uses, and other similar type uses. In addition, that policy states <br />that all commercial uses must be located within an existing or future urban service area. <br />Since the subject property is located within a commercial/industrial node within the county's urban <br />service area, the request is consistent with Future Land Use Element Policy 1.15. <br />While the referenced policy is particularly applicable to this request, other comprehensive plan <br />policies and objectives also have relevance. For that reason, staff evaluated the subject request for <br />consistency with all plan policies and objectives. Based upon that analysis, staff determined that the <br />request is consistent with the comprehensive plan. <br />Potential Impact on Environmental Quality <br />Environmental protection regulations are the same under both the existing CG and the requested <br />OCR zoning districts. Prior to site development, the applicant will be required to submit an <br />environmental survey. If that survey indicates that a wetland exists on the site, then federal, state, <br />and county wetland protection regulations apply. <br />Because the site is under five acres in size and does not contain any native upland plant <br />communities, the county's 10/15% preservation requirement does not apply. Permits must be issued <br />by county environmental planning staff, however, prior to the removal of any protected trees. <br />February 15, 2000 <br />38 <br />