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OCT 2 11986 BOOK 66 F�,UE145 - -- DESCRIPTION & CONDITIONS Dennis Zambataro, an agent for Frank Baratta, the owner, is requesting to amend the Comprehensive Plan by redesignating 2.5 acres located on the south side of 17th Street and the west side of 6th Avenue from -MD -2, Medium -Density Residential 2 (up to 10 units/acre), to Commercial. On September 11, 1986, the Planning and Zoning Commission voted 5 -to -0 to recommend that this request be denied. They indicated that they did not feel that this area is suitable for commercial development but is suitable for -professional offices. They indicated that the County may need to consider a new professional office zoning district. 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 The subject property is undeveloped. North of the subject property, across 17th Street, are multiple -family residences zoned RM -10. West of the subject property are three single-family residences zoned RM -10, an office building zoned OCR, Office Commercial and Residential District (up to 6 units/acre), and a new car sales facility, service station and "motel zoned CG, General Commercial District. South of the subject property are single-family residences zoned RM -10. East of the subject property, across 6th Avenue, are single-family residences zoned RM -10. Future Land Use Pattern The Comprehensive Plan generally designates the subject property and all of the land around it as MD -2, Medium -Density Residential 2 (up to 10 units/acre). However, in 1985 the County amended the definition of the U.S. 1 Commercial Corridor. Originally anticipated to extend exactly 600 feet east of the east right-of-way line of U.S. 1, the revised definition states that the eastern boundary of the corridor is flexible being roughly 600 feet east of the east right-of-way line of U.S. 1. Moreover, this amendment allowed the boundary to be extended up to 800 feet east of U.S. 1 if the property could meet one of three conditions. One of those conditions was if the property abutted commercially -zoned property and had frontage on an arterial street. The subject property does abut commercially -zoned property to the west and has frontage on an arterial street (17th Street). However, only the west 100 feet of the subject property lies within 800 feet of U.S. 1. The Planning Department is concerned -with the increasing pressure to strip zone arterial streets in the County for commercial development which is contrary to the policies of the Comprehensive Plan and damages the effectiveness of the arterial. streets in moving traffic. While this pressure has been evident along U.S. 1, State Road 60, and Oslo Road in the past, the County will see considerable interest in strip commercial development along 17th Street and the Indian River Boulevard Extensions with spillovers onto 12th street and 8th Street in the near future. This pressure resulted in property on the south side of 17th Street approximately one-quarter mile east of the subject property being annexed by the City of Vero Beach and being rezoned to the City's Professional Office District. 34