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ALTERNATIVES & ANALYSIS In this section, an analysis of the reasonableness of the appli- cation will be presented. The analysis will include a descrip- tion of the current and future land uses of the site and sur- rounding areas, potential impacts on the transportation and utility systems, and any significant adverse impacts on environ- mental quality. Existing Land Ube Pattern The subject property consists of citrus groves, undeveloped land, dredged waterways, filled land, and mangrove marsh. North of the subject property is undeveloped land and citrus groves zoned RM -6, RS -6, and RS -1. East of the subject property is the Indian River. South of the subject property is undeveloped land and citrus groves zoned RS -1, RS -6, and RM -6. West of the subject property are an auto repair facility, a residence, undeveloped land, and citrus groves zoned C -1A. Further west, across U.S. 1, are various heavy commercial and light industrial uses including several fruit and vegetable packing houses, a lumber yard, and storage facilities zoned M-1, Restricted Industrial District. Future Land Use Pattern The Comprehensive Plan designates 80.11 acres of the subject property as Environmentally Sensitive (up to 1 unit/acre). The remaining part of the subject property and the land north, south, and immediately west of it is currently designated as MD -1, Medium -Density Residential 1 (up to 8 units/acre). The land further west, across U.S 1, is designated as part of the U.S. 1 MXD, Mixed -Use Corridor (up to 6 units/acre). In addition, the Comprehensive Plan designates a 50 acre commercial/industrial node on the east side of U.S. 1 between North Gifford and South Gifford Roads, and designates an 80 acre commercial node on the east side of U.S.1 at the proposed intersection of Storm Grove Road. The proposed amendments+ to the Comprehensive Plan include a proposal to move the existing commercial/industrial node located east of U.S. 1 between South Gifford and North Gifford Roads to the intersection of U.S. 1 and North Gifford Road and to enlarge it from 50 to 85 acres in order to accommodate the proposed office and shopping center developments along U.S. 1. A second proposed amendment is to create a 65 acre tourist commercial node on the Indian River at the approximate intersection of 49th Street. The third proposed amendment is to decrease the size of the Storm Grove Road and U.S. 1 commercial node from 80 acres to 10 acres. The net effect of these three proposed amendments would result in the creation of one new node and a net increase in node acreage of 30 acres, which is summarized below: Node Existing Size Proposed Size U.S. 1 between North Gifford 50 acres 85 acres & South Gifford Roads Indian River Tourist/Commercial 0 65 acres Node Storm Grove Road & U.S. 1 80 acres 10 acres Commercial Node I -i Total Node Acreage 130 acres 160 acres While these proposed amendments would increase the total amount of node acreage available in this part of the County, it would reduce the total amount of commercial node acreage available 51 OCT 231 1985 BOOK 62 FacE 500