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etyt`a Although the subject property and land to the north and south of the subject property are zoned RS -6, that single-family zoning reflects pre -Indian River Boulevard conditions Before the Boulevard was constructed in 1997 single-family would have been an appropriate use in this area. At that time, the closest major roadway was U S 1, more than a mile to the west. With construction of the Boulevard, however, multi -family became the most appropriate use for the subject property. As stated in the comprehensive plan, multi -family uses are appropriate along major roadways. There are several reasons for that. Not only is multi -family less impacted by the noise and other impacts from high speed, high volume, multi -lane roadways; but multi -family development along major roadways puts more people in closer proximity to transit routes Also, multi -family is a viable alternative to commercial uses along major roadways, while also providing customers for commercial uses located in nodes along roadways. For the reasons listed above, the proposed multi -family zoning for the subject property is more appropriate than the existing single-family zoning for the subject property and the properties to the north and south. Even so, single-family development on adjacent properties will not be incompatible with multi -family development on the subject property. Since multi -family and single family are both residential uses, they are generally compatible with one another. In fact, single-family uses are allowed in multi -family districts. The Florida Club project located across the Boulevard from the subject property is an example of this. Any compatibility issues that do arise can be resolved through the site plan process. At the time of project development, the site plan review process will require that buffers be established along the subject property's perimeter to enhance compatibility between development on the property and land to the north and south. For these reasons, staff feels that the requested RM -8 zoning district would be compatible with development in the surrounding area. Potential Impact on Environmental Quality The environmental impacts of development on the subject property are not a major concern. For that reason, no adverse environmental impacts associated with this request are anticipated. CONCLUSION Based on the analysis, staff has determined that the requested zoning district is compatible with surrounding areas, is consistent with the comprehensive plan, meets all concurrency criteria, will have no negative impacts on environmental quality, and meets all applicable rezoning criteria Most importantly, the subject property is located in an area deemed suited for medium -density multiple -family uses. For these reasons, staff supports the request. RECOMMENDATION Based on the analysis conducted, the Planning and Zoning Commission and staff recommend that the Board of County Commissioners approve this request to rezone the subject property from RS -6 and RM -6 to RM -8 by adopting the attached ordinance. ATTACHMENTS 1. Summary Page 2. Rezoning Application 3. Minutes of the July 25, 2002 Meeting of the Planning and Zoning Commission 4. Ordinance September 3, 2002 82 1