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B 1 1986 . i BOOK 63 PAGE 657 On September 12, 1984, the Board of County Commissioners adopted an amendment to the text of the land use element of the Comprehensive Plan which provided for establishing node boundaries for each of the nodes as generally depicted on the land use map and described in the text of the land use element of the Comprehensive Plan. On October 10, 1985, the staff presented proposed boundaries for the Sebastian City Limits/U.S. Highway #1 commercial/ industrial node to the Planning and Zoning Commission. At that time, the Planning and Zoning Commission reviewed the request and instructed the staff to revaluate the node boundaries to determine if the boundary could be adjusted to include the Kroegel Homestead property. Subsequently, staff reevaluated the node boundary and determined that 3.51 acres of the Kroegel Homestead property could be included in the node boundary if 3,5 acres of residentially developed land were deleted from staff's original proposal; It is staff's position that the new proposed boundary is amenable to all parties involved given the size constraint of the node. On January 23, 1986, the Planning and Zoning Commission voted 4 -to -0 to recommend approval of this request. ALTERNATIVES & ANALYSIS Two alternative sets of boundaries were prepared for this node. The first alternative was considered on October 10, 1985. Subsequently, a second alternative was prepared based on the Planning and Zoning Commission's desire to adjust the node boundary to include the Kroegel Homestead. Both the proposed and alternative boundaries of the Sebastian/ U.S. Highway #1 commercial/industrial node were prepared based on the following criteria: 1. The general description and size constraint of the node as described in the text of the land use element; 2. The existing commercial uses in the general area of the node; , 3. The existing zoning pattern; 4. Property boundaries; 5. Physical considerations; 6. Environmental constraints; and 7. Access to the transportation network. Existing Land Use Pattern 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 Sebastian Electric and Plumbing Company, Mavco Inc., Clarks Welding Shop, Palmers Motel and Guest Cottages, Morgans' Liquor Store, Moodys' Tire and Battery Ware- house, Ocean Mist Seafood and Steaks, Dyers Auto -body Frame and Wrecker Service, Sebastian Plumbing, Halmar Diesel Service, and several mini -warehousing facilities. The node is*surrounded by existing commercial development to the north, in the City of Sebastian, the Indian River and existing residential development to the east, and south, the Sebastian Highland residential development and undeveloped land to the west and southwest. 27