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residences within noise impact zones must show that those impacts will be mitigated through one of the following means: • Verifying in writing that proposed buildings are designed to achieve an outdoor to indoor noise level reduction of at least 25 decibels. Normal residential construction can be expected to provide a noise reduction level of 20 to 25 decibels; or • Executing and recording an aviation easement An aviation easement is a legal document that grants to the owner/operator of a nearby airport a right to continue to operate the airport under the current conditions, despite potential nuisance effects upon uses that are being established in close proximity to the airport. Because approximately 80% of the subject property is located within a noise impact zone, these regulations apply to the site. Staff's position is that due to unique circumstances of the subject property, these regulations adversely impact the site to the extent that the site is not feasible for residential development. Those circumstances are related to the residential development potential of the site The most feasible residential development scenario for the subject property involves lower cost or affordable housing. That is due to the following factors: • The site is designated for up to 10 units/acre, the county's most dense residential land use designation; • The site is located in an area of the county with a high proportion of low and very low income households; and • The site is located near several employment centers that generate a demand for nearby affordable housing Those employment centers include The Vero Beach Municipal Airport. The Sheriffs Administration/County Jail Complex. Dodgertown, Indian River Memorial Hospital, the Gifford Commercial/Industrial Node, and the SR 60/58`h Avenue Commercial/Industrial Node. Even though the added cost associated with development within noise impact zones is not significant. that cost may be enough to impact the feasibility of an affordable housing project. Therefore, the adoption of noise impact overlay zones and regulations for development within those zones constitutes a change in circumstances affecting the subject property. For the above reasons. the subject request is consistent with Future Land Use Policy 14.3. Future Land Use Policy 1.15 This policy defines the areas that are suitable for a commercial/industrial land use designation. Suitable areas must be within the urban service area and near existing urban centers. The subject property is within the urban service area and is near several urban centers (e.g. Gifford. the City of Vero Beach, Dodgenown and the Indian River Mall). For those reasons, the subject request is consistent with Future Land Use Policy 1.15. Future Land Use Policy 1.18 Policy 1.18 requires that commercial/industrial nodes be located along roads with functional classifications appropriate to the level of activity. Being bordered on the north by 41' Street. an May 22, 2001 30 BK