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All of the nodes are generally described in the Comprehensive Plan. The Storm Grove Road node is described as: "A ten (10) acre commercial node is located -on the east side of U.S. #1 at the proposed intersection of Storm Grove Road. Residential uses may be permitted within this node." All of the property proposed for inclusion in the node is cur- rently zoned C-lA, Restricted Commercial District. The proposed node boundaries also follow property boundaries in all cases. Existing Land Use Pattern The area located to the north of the proposed node boundary contains single-family residences and is zoned RM -3, Multiple - Family Residential District.. The property to the east is vacant with citrus groves located further east. A construction equipment company is located west of the proposed node boundary, across U.S. 1, in the Mixed -Use District. Whisper Lakes golf club is located to the south of the proposed node area, across the north relief canal. Existing uses within the proposed boundaries of the node include Style -Rite Cabinets, Cable Guide, and Miller's Market Place. These businesses utilize approximately four of the ten acres allocated for this node. Transportation System The Storm Grove Road/U.S. #1 commercial node has primary access on U.S. Highway #1 (designated as an arterial on the County's Thoroughfare Plan). The node also has secondary access on Storm Grove Road. Storm Grove Road is currently a dirt road but it is designated as a secondary collector street on the Thoroughfare Plan. Environment The node area is not designated as environmentally sensitive nor is it in a flood -prone area. TT4-, 1 ; s-, -- County water and sewer facilities are not available in the area at the present time. RECOMMENDATION Based on the above analysis, including the Planning and Zoning Commission's recommendation, staff recommends that the proposed boundaries of the ten (10) acre commercial node located at the intersection of Storm Grove Road and U.S. Highway #1 be adopted by the Board of County Commissioners. Planner Goulet noted that this node was reduced from 80 acres to 10 acres last year and that acreage was transferred to the Grand Harbor node.; all of the property in the node is currently C -1A and this is proposed to be converted to CL. The proposed boundaries follow the property lines. The Chairman asked if anyone present wished to be heard. Dan Richey believed that the nodal concept was based on flexibility, and he wished to know if there is any specific 17 JAN �� Boar 63