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F"_ JRN 8 1986' soor 63 PAcE 159 DESCRIPTION & CONDITIONS Ed Fessel, an agent for Frank Liggieri, the owner, is requesting to rezone 1.1 acres located west of 6th Avenue, east of U.S. Highway #1, South of 15th Place, and North of 14th Street from - C -1, Commercial District, to RM -10, Multiple -Family Residential District (up to 10 units/acre). The owner intends to develop the property for rental apartments. On November 21, 1985, the Planning and Zoning Commission voted 4 -to -0 to recommend approval of this request. 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 Use Pattern Currently, the subject property is undeveloped. East of the subject property are single-family residences zoned RM -10, Multiple -Family Residential District. South of the subject property are single-family residences and the Indian River County Senior Center zoned RM -10. North of the subject property is undeveloped land zoned RM -10. West of the subject property are Rax Restaurant, the Clock Restaurant, the L.C. Donut Shop, Dependable Dodge Automobile dealership, and Steego Auto parts Store zoned C-1, Commercial District. It is the staff's position that the proposed multifamily development will provide a buffer between the commercial development to the west and the single-family residential development to the east. Future Land Use Pattern The Comprehensive Plan designates the subject property and the land north, west and south of it as part of the 600 foot deep U.S. 1 commercial corridor which extends from the Vero Beach City limits southward to the South Relief Canal. However, the County has initiated a request to amend the Comprehensive Plan which would allow property in this corridor to be considered for residential_ zoning if it abuts residential zoning to the east. The land east of the subject property is designated as MD -2, Medium -Density Residential 2 (up to 10 units/per acre). The proposed RM -10 zoning is in conformance with the MD -2 land use designation and the County initiated Comprehensive Plan amendment to provide flexible boundaries for the commercial corridor. Transportation System The subject property has secondary access to 6th Avenue (clas- sified as a secondary collector Street on the Thoroughfare Plan). The maximum development of the subject property under RM -10 zoning could attract 'up to sixty (60) average annual daily trips (AADT). The existing traffic count for this section of 6th Avenue is 11,900 vehicles per day, which is level -of -service "Dnp 26 r