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�r �03Boa� �r!,UL Future Land Use Pattern The County's Comprehensive Plan designates the subject property and the land west and southwest of it as MD -2, Medium -Density Residential 2 (up to 10 units/acre). The City of Vero Beach's Comprehensive Plan designates the land north of the subject property as Medium -Density Residential, the land east of the subject property as Commercial, and the land south of the subject property as Medium -Density Residential. 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 across the street from 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, the south half of the subject property could be rezoned to the new PRO district. While the planning staff would be amenable to professional office development of the subject property, the proposed CG zoning district would allow a broad range of commercial uses which could encourage further strip commercial development along 17th Street and Indian River Boulevard. Transportation System The subject property has frontage on 17th Street (classified as an arterial street on the Thoroughfare Plan) and to 18th Street (classified as a local street). The maximum development of the subject property under the existing RM -10 zoning could generate up to 941 AADT. Currently 17th Street carries 22,700 AADT at level -of -service "A" during the peak season. In order to determine the amount of traffic that could be generated by the site under CG zoning, staff considered three sources of information and two different development scenarios. The applicants are proposing a- 200,000 square foot shopping center. Based on this proposal, staff consulted three sources to determine an appropriate trip generation rate. The sources consulted were the Trip Generation report prepared by the Institute of Transportation Engineers (ITE hereafter), the Quick Response report prepared by the Transportation Research Board (TRB hereafter), and the work done by Barton-Aschman Associates (BAA hereafter) for the County in 1984 and 1985. The trip generation rates are summarized below. SHOPPING CENTER TRIP GENERATION RATES* Size of Shopping Center 100,000- 200,000- 500,000 sq.ft. 299,000 sq. it. 200,000+ Source of Min. Ave. Max Information Rate Rate Rate ITE 12.5 50.6 91.9 TRB 45.9 BAA 49.7 t All trip generation rates are per 1,000 square feet of retail space. 34