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- M M <br />Future Land Use <br />All of the nodes are generally described in the Comprehensive <br />Plan. The Sebastian/U.S. Highway #1 node is described as: <br />"There is a forty (40) acre commercial/industrial <br />node located on U.S. #1 at the South Sebastian city <br />limits." <br />The proposed node boundary includes commercial property on the <br />east side of U.S. Highway #1, south of the Sebastian City limits, <br />and all of the commercial property in the Sebastian Groves <br />Subdivision, South of County Road 512, and west of Old Dixie <br />Highway. The general area of the node will concentrate future <br />commercial uses around existing commercial uses on U.S. Highway <br />#1 and in the Sebastian Groves Subdivision. <br />It is the staff's position that the impact any new commercial <br />development will have on adjacent residential uses will be <br />lessened due to the adoption of new dimensional and bufferyard <br />requirements for commercial uses. <br />The acreage represented in the proposed node boundary does not <br />include the acreage of properties which are designated as MXD. <br />The MXD area is defined as being a corridor located on the west <br />side of U.S. Highway #1 to a point three hundred feet west of the <br />F.E.C. Railroad or Old Dixie Highway, whichever is most westerly, <br />and extends south from the southern city limits of Sebastian to <br />the northern limits of Vero Beach. The Comprehensive Plan states <br />that commercial and industrial land uses are anticipated to <br />"utilize" the majority of land area within the corridor. In this <br />context, utilize means that the MXD area is for'the expansion of <br />existing commercial, industrial or residential uses according to <br />the predominant land use pattern. Nodes provide for the antic- <br />ipated commercial and industrial growth in the County for the <br />twenty year life of the Plan. However, the proposed node <br />boundaries are superimposed on the MXD area to provide a <br />continuous boundary for the Sebastian/U.S. Highway #1 node, <br />allowing growth to occur in the MXD area in conformance with the <br />predominant land use pattern. <br />The proposed boundaries follow property boundaries in all in- <br />stances. <br />Physical Considerations <br />The slope of the land in the node is from slight to moderate in <br />character, -.elevations range from 10' to 30' mean sea -level. <br />The most notable physical feature is the sand ridge which runs <br />parallel to Old Dixie Highway. The soils in the node possess the <br />following properties: fair to good compaction characteristics, <br />low shrink -swell potential, moderate to excessively well drained. <br />Overall, the aforementioned physical features indicate good <br />development potential. <br />Environment <br />The node area is not designated as environmentally sensitive. <br />However, all of the land east of U.S. Highway #1 is subject to <br />flooding, and is located in the 100 year floodplain as depicted <br />on the flood insurance rate map for the area. Also a portion of <br />the node (Sebastian Grove Subdivision) is located on the sand <br />ridge aquifer recharge area. A land use survey of this area <br />provided the following information. A substantial amount of <br />development has occured on the sand ridge in this area, and only <br />5.5 acres which may have development potential remain. It is <br />staff's opinion that any proposed commercial development will <br />have a minimal impact on the aquifer or aquifer recharge in this <br />area. <br />28 <br />BOOK 6 3 FADE ��8 <br />