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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),-an 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 an�c, ai'I of - the�larid"aroiinctit- as-MD=2; �Meditlm=-Deirsitg Residenti�- 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_fidmerit 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. As an alternative to strip commercial zoning this property could be included with other surrounding properties in a request to rezone this area to the new PRO district. The applicants have expressed an interest in this zoning -district. However, when the Board of County Commissioners decided to send this proposed zoning district back to the planning department for further study on July 23rd, 1986, the applicants decided to apply for a Comprehensive Plan amendment and rezoning of the subject property. While the planning staff would be amenable to professional office development of the subject property, the proposed CL zoning district would allow a broad range of retail uses which could encourage further strip commercial development along 17th Street and 6th Avenue. Transportation System The subject property has frontage on 17th Street (classified as an arterial street on the Thoroughfare Plan), 6th Avenue (classified as a secondary collector street) , and to 16th Place (classified as a local street). The maximum development of the subject property under CL zoning could generate up to 2,318 Average Annual Daily Trips (AADT). Currently, 6th Avenue carries 12,700 AADT at level -of -service "E", and 17th Street carries 22,700 AADT at level -of -service "A". This additional traffic would cause severe problems on 6th Avenue which is already below the desired level -of -service "C". FES ��7 17 BOOK F.� L_