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3. Existing Zoning District: IG, General Industrial 4. Proposed Zoning District: CH, Heavy Commercial 5. Most Intense Use Under Existing Zoning District: ±10,000 sq. ft. of Retail Commercial (Shopping Center in the 6th Edition ITE Manual) 6. Most Intense Use Under Proposed Zoning District: ±10,000 sq. ft of Retail Commercial (Shopping Center in the 6t° Edition ITE Manual) 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. By changing the zoning of the subject properly from IG to CH. some commercial uses not currently allowed would be permitted on the site. However. because the most intense use of the property would be the same with either zoning district. changing the property's zoning from IG to CH would not create additional impacts on any concurrency facilities In this case. a detailed concurrency analysis will be done in conjunction with site development. That concurrency analysis will address facility service levels and demand. Compatibility with the Surrounding Area Some sites in Indian River County can be appropriate for either CH or IG zoning. Such sites should be within the urban service area and have easy access to the county transportation system Additionally. those sites should be separated from existing and future residential development. The subject property meets those criteria Located within the county's urban service area, and near railroad tracks and a major road. development of the site under either the existing IG or the requested CH zoning district would be compatible with surrounding areas. Because property to the north of the subject property is zoned CH. the request is for an expansion of an existing zoning pattern. Compatibility problems are most likely to occur where residential and non-residential uses abut. In this case, however the site is bounded on three sides by C/I designated land, while the nearest residential land is separated from the subject property by a major road. In fact. in terms of noise. lights. and other potential impacts generated by development, the manufacturing and industrial uses allowed in the IG district are generally more intense than the repair and storage uses allowed in the CH district. For example, while both districts allow auto/boat repair and various types of storage facilities, only the IG district allows manufacturing. machine shops, metal industries, packing houses. and other industrial uses. For those reasons. development of the subject property under the requested CH district is not anticipated to increase incompatibilities with surrounding areas. Consistency with Comprehensive Plan 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 March 20, 2001 6R 1 1 7 PG 5 70 98