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• ANALYSIS The purpose of this analysis is to assess the zoning pattern within the study area. Of particular concern is whether the multi -family zoning in the area is appropriate. Generally, the land use/zoning pattern for an area is established based on physical characteristics, historic development, and general planning principles. That is also the case in the study area. • Multi -Family Uses, Generally Since the focus of this zoning pattern analysis is multi -family zoning, it is important to consider the characteristics of multi -family uses generally Like all major land use categories, multi- family uses are addressed in the County's comprehensive plan. In fact, the comprehensive plan articulates the county's overall multi -family development policy. Within the comprehensive plan, one series of policies promotes diversity of development in the county. Through objective 5 of the Land Use Element of the plan and that objective s associated policies, the county recognizes that multi -family residential uses are an important part of meeting the housing needs of current and future county residents. While objective 5 reflects the need for multi -family development in the County, Policy 1.41 of the Land Use Element establishes general critena as to where multi -family residential uses should be located. According to that policy multi -family zoning districts are appropriate: ➢ adjacent to arterial and collector roads, particularly to buffer single-family areas, and ➢ adjacent to commercial uses, particularly to buffer single-family areas That policy also indicates that single family zoning districts should be "separated from major commercial areas and industrial areas." Throughout the County, multi -family development has occurred consistent with those locational principles. As would be expected, most multi -family projects are located along S R. 60, US. #1, A1A, and Indian River Boulevard. Some of those multi -family developments are situated such that they buffer single-family uses from commercial areas. Other multi -family uses are incorporated within large development projects, such as Grand Harbor, where single-family and multi -family uses exist in close proximity. Within the county, many multi -family developments are high-end projects. These are mostly oceanfront or riverfront projects. Because multi -family development often produces the best yield for high value oceanfront and riverfront property, there is a significant amount of oceanfront/riverfront land zoned for multi -family uses in the City of Vero Beach, Town of Indian River shores, Town of Orchid, and the unincorporated county. One final point to consider is that multi -family zoning allows both single-family residential and multi -family residential as permitted uses. This is significant for two reasons. First, it demonstrates that single-family and multi -family are generally compatible uses Second, it provides that single-family homes may be constructed on small multi -family lots. • Physical Characteristics The natural and man-made physical characteristics of the study area have had an influence on the area's zoning pattern. Most prominent among these characteristics is U.S. #1. Throughout the county, almost all land along U.S. #1 is zoned either commercial, industrial, or multi -family residential. Within the study area, land bordering U.S. #1 is zoned commercial. July 23, 2002 61 • '"x'50