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The following factors indicate that development of the site under the CG district would be compatible with surrounding areas: 0 The provisions of the SR 60 Corridor Plan apply to development of the subject property. Those provisions include special standards regarding screening, landscaping, lighting, signs, colors, and architectural features. • The principal impacts of development of the subject property will be on the residentially designated, but currently undeveloped, land along the south boundary of the subject property. That land is currently zoned A-1 and consists of citrus groves. The subject property and the land to the south share a border for ±302 feet. The configuration of the southern parcel (nearly 20 acres with ±660 feet of road frontage and ±1,300 feet of depth) indicates that, if necessary, additional buffering can be provided on that site. • As M-1 designated land bordered by 82nd Avenue and commercial, multiple -family, mobile home, and agricultural zoning districts, land south of the subject property is likely to be developed as either a multiple -family project or as a Planned Development. Either of those development types increases site design flexibility and, therefore, opportunities to buffer or otherwise increase compatibility with the subject property. In other words, it is unlikely that single-family residences on large lots will abut the subject property. For these reasons, staff feels that general commercial development on the subject property 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 which 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 the following policies and objectives. Future Land Use Element Policy 1.15 Future Land Use Element Policy 1.15 states that the commercial land use designation is intended for uses such as retail and wholesale trade, offices, business and personal services, residential treatment centers, limited residential uses, and other similar type uses. In addition, that policy states that all commercial uses must be located within an existing or future urban service area. Since the subject property is located within a commercial/industrial node within the county's urban service area, the request is consistent with Future Land Use Element Policy 1.15 - As part of the staff analysis, all policies in the comprehensive plan were considered. Based on this analysis, staff determined that the proposed zoning district is consistent with the comprehensive plan. AUGUST 22, 2000 -37-