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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 contains single-family residences, citrus groves and vacant land. North of the subject property is Tropicolony, a single-family subdivision zoned RS -6. Further north, across the Main Relief Canal, is a power substation, a restaurant and a single-family house zoned CG, General Commercial District, and vacant land and three single-family residences zoned CL, Limited Commercial District. East of the subject property across 43rd Avenue are single-family and multiple -family residences in the City of Vero Beach. South of the subject property are single-family residences and citrus groves zoned A-1. West of the subject property, across Kings Highway, are citrus groves zoned A-1. Future Land Use Pattern The Comprehensive Plan designates the north half of the subject property (all of the land north of 16th Street) as LD -2, Low -Density Residential 2 (up to 6 units/acre). The south half of the subject property (all of the land lying south of 16th Street) is designated as LD -1, Low -Density Residential 1 (up to 3 units/acre). The maximum development of the subject property could result in the following number of single-family residences based on the existing and proposed zoning: Zoning District Maximum Allowable Residences RS -3 930 RS -2 620 The proposed RS -2 zoning would allow one-third fewer residences than the RS -3 district. Based on the existing development pattern in this area, especially the fact that the vast majority of the lots are one-half acre or larger in size, the RS -2 district appears to be the more appropriate zoning district. Transportation System The subject property has direct or indirect access to Kings Highway (classified as an arterial street on the County's Thoroughfare Plan), 43rd Avenue (classified as a primary collector street), 16th Street (classified as a secondary collector street), and to several local streets.- The potential maximum number of average annual daily trips (AADT) generated by the subject property was calculated based on the existing and proposed zoning resulting in the following: Zoning District Maximum Trip Generation RS -3 6,733 AADT RS -2 4,489 AADT The proposed RS -2 zoning would allow development generating one-third fewer trips than the existing RS -3 zoning. Environment The subject property is not designated as sensitive nor is it in a flood -prone area. environmentally 41 APR 71987 BOOK U PAGE8 18