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5. Most Intense Use Under Proposed Zoning District: 47,200 sq. ft. of Retail Commercial (Shopping Center in the 6th 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 property from CH and OCR to CG, 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 CH and OCR to CG would not create additional impacts on any concurrency facilities. In this case, a detailed concurrency analysis will be done in conjunction with any new development or changes of use on site. That concurrency analysis will address facility service levels and demand. Compatibility with the Surrounding Area Located at the intersection of three major roads, the subject property is surrounded by commercial/industrial designated land. For that reason, compatibility is not a major concern associated with this request. Generally, sites such as the subject property that front on major roads may be appropriate for any one of several different commercial zoning districts, including CL, CG, and CH In fact, this area of the county already reflects that type of mixed zoning. The proposed CG district generally allows retail, service, and office uses. Although the CH and OCR districts allow some of the same uses, the CG district is generally more oriented towards retail uses. The transportation and access requirements of the uses permitted in each of those districts dictate the need for frontage on or near major roads. Therefore, lots with frontage on US 1, CR 510, and/or OId Dixie Highway are. appropriate for CG, CH, OCR or CL zoning. Land to the northwest of the subject properties is zoned CG, and, therefore, the request will result in a continuation of an existing zoning district. For those reasons, development of the site under the requested CG district would be compatible 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 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. July 23, 2002 39