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APR 2 3 1996 BooK frc4 These existing uses include: Indian River Medical Center, Indian River Village Care Center, Vero Care Center, Medical-- Arts Center; Rehabilitation Hospital (under construction), Indian River Associates Medical Office Building (site plan approved), and Rivendell Psychiatric Hospital (under con- struction). The node is surrounded by undeveloped land to the north, existing residential development to the northwest, commercial and undeveloped land to the west, undeveloped land- to andto the east, and undeveloped land and residential development to the south. Future Land Use Pattern All of the nodes are generally described in the Comprehensive Plan. The hospital commercial node is described as: A two hundred five (205) acre hospital commercial node is located north of the present Indian River Hospital along 37th Street (Barber Avenue). Commercial uses related to the needs of the hospital shall be the primary use permit- ted as well as residential uses. Based on the Comprehensive Plan's definition of the node as being located north of the hospital, staff has interpreted this to mean that the hospital was not originally considered part of the node. However, now that the hospital and surrounding area is zoned MED, Medical District, it does seem more logical to include the hospital in the hospital commercial node. The proposed node boundaries will include the hospital's property which consists of 75 acres and a 10 acre parcel of land directly south of the Indian River Medical Center property and east of the hospital's property. The proposed enlarged node boundaries follow the existing hospital property boundaries, and transect a parcel of land to the east of the hospital. This is a 29.94 acre parcel of land, and transecting it with the proposed enlarged node boundary will allow the property owner to develop a portion of his land for medical or commercial use: After the Board of County Commissioners considered boundaries for this node in February, the staff reevaluated the acreage in the node to determine whether or not blocks 13, 14, and 15 of Geoffrey Subdivision could be included without deleting some land already proposed for inclusion. The previous proposed boundary did include 205 acres. However, the current proposed right-of-way configuration for Indian River Boulevard will take between three and six acres of medically -zoned land now located in the node. Based on this right-of-way proposal, staff feels that blocks 13, 14, and 15 of the Geoffrey Subdivision could"be included in the node without deleting any other property because three -to -six acres already in the node will be lost for right-of-way. Physical Considerations The slope of the land in the node is from slight to moderate in character; elevations range form 5' to 10' mean sea -level. The soils in the proposed enlarged node possess the fo w ng properties: poor compaction and shrink -swell characteristics, and are poorly drained. Overall, the aforementioned physical features indicate poor development potential. 26