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All of the existing commercial uses in the general area of the node are included within the proposed node boundary. These existing commercial uses include the South Vero Square (under construction), the South Vero Plaza, Tommy's Transmissions and Boat Sales, Rural Sanitation Service, Mecca Convalescent Home, several citrus business offices, the Father and Son Appliance store, the Knights of Columbus, and a small grocery store. For the most part, the proposed node boundaries follow existing property boundary lines, although the proposed node boundary transects two property boundary lines on the east side of U.S. 1 (Tanglewood Mobile Home Park and The Surplus Outlet). These parcels are rather large, and transecting them with the node proposed boundaries will allow the property owners to develop the frontage for commercial use. The proposed node boundary includes commercial property on the south side of Oslo Road, west of Old Dixie and includes commercial property north and south of Oslo Road east of U.S. Highway # 1. This node will concentrate future commercial uses around existing commercial uses on both U.S. Highway # 1 and Oslo_ Road. The node is surrounded by single-family residential development to the northeast, southeast, and southwest; and the Tennis Ranch, a multi -family residential develop- ment, to the northwest. It is the staff's position that the impact any new commercial develop- ment will have on adjacent residential uses will be lessened due to. the adoption of new dimensional and bufferyard requirements for commercial uses. The acreage represented in the proposed node boundary does not include the acreage of properties which are designated as MXD. The MXD area is defined as being a corridor located on the west side of U.S. Highway # 1 to a point three hundred feet west of the F.E.C. Railroad or Old Dixie Highway, whichever is most westerly, and extends south from the southern city limits of Vero Beach to the Indian River/St. Lucie county line. The Comprehensive Plan states that commercial and industrial land uses are anticipated to "utilize" the majority of land area within the corridor. In this context, utilize means that the MXD area is for "the expansion of existing commercial, industrial or residential uses according to the predominant land use pattern. Nodes provide for the anticipated commercial and industrial growth in the County for the next twenty years. However, the proposed node bound- aries are superimposed on the MXD area to provide a continuous bounda- ry for the Oslo Road/U.S. Highway # 1 nodepallowing growth to occur in the MXD area in conformance with the predominant land use pattern. Physical Considerations The slope of the land in the node is from slight. to moderate in character; elevations range from 10' to 30' mean sea -level. The most notable physical feature is the sand ridge which runs paral- lel to the Old Dixie Highway. The soils in the node possess the following properties: fair to good compaction characteristics, low shrink swell potential, moderate to excessively well drained. Overall, the aforementioned physical features indicate good development poten- tial. Environment The node area is not designated as environmentally sensitive nor is it in a flood -prone area. However, a portion of the node is located on the sand ridge. This portion is located due west of Old Dixie High- way. A land use survey of this area provided the following informa- tion. A substantial amount of development has occurred on the sand 57 BOOK F.1Gc 2 � .