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CONSISTENCY WITH THE COMPREHENSIVE PLAN: Rezoning requests are reviewed for consistency with the policies of the comprehensive plan and must also be consistent with the overall designation of land uses as depicted on the Future Land Use Map. These include agricultural, residential, recreation conservation, and commercial and industrial land uses 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 related 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 POLICY 1.21 states that the commercial/industrial land use designation shall be applied to those areas which are suitable for urban scale development and intensities. Those areas are limited to lands located within the urban service area and near existing urban centers. Since the site is located on S.R 60 near the City of Vero Beach, is in an area of significant commercial development, and has a Cif land use designation, the proposed rezoning is consistent with policy 2.1 FUTURE LAND USE POLICY 4.1 states that land use districts shall be located in a manner, which concentrates urban uses thereby discouraging sprawl. The subject rezoning is in an existing commercial node along S.R. 60 where the land use plan proposes to concentrate urban uses, such as those uses proposed with this application Redevelopment of the site (residential to commercial) discourages sprawl by directing development to an existing, fonner residential site In essence, the proposed rezoning facilitates commercial "in fill" development via redevelopment. Since the site is located on S.R. 60 and the rezoning/redevelopment project proposes to concentrate urban uses, the proposed rezoning is consistent with policy 4.1. FUTURE LAND USE POLICY 5.4 encourages the use of the Planned Development (PD) overlay district to provide design flexibility. The PD overlay zoning district provides the ability to allow for a wide range of uses, while controlling site development and appearance. In this instance, some use and design flexibility are needed for the proposed restaurant lay -out. Since the subject PD re -zoning and plan incorporate PD overlay district design flexibility to provide for a specific site- appropriate use with sufficient design controls, the proposed rezoning is consistent with Policy 5.4. Based on the above referenced specific policies and the land use plan, it is staff's position that the proposed PD zoning of the subject property is consistent with the County Comprehensive Plan. The commercial redevelopment of this site will be in an urbanizing area, on an arterial roadway, and served by public water and sewer services. • COMPATIBILITY Staff's position is that granting the request to rezone the property to the proposed PD district will result in development which will be compatible with the surrounding areas. Since the properties to the east and west are commercially zoned, the proposed development will be compatible with those MARCH 12, 2002 BR 121 PG 809 -70-