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Based on these figures, staff feels that a trip generation rate between 45.9 and 50.6 trips per 1,000 square feet resulting in a total of between 9,180 and 10,120 average annual daily trips (AADT) could be expected from a 200,000 square foot shopping center on this site. However, staff must also note that rezoning the subject property to commercial could result in OL different type of development than a 200,000 square foot shopping center. The individual parcels making up the subject property could be developed individually for retail uses that could generate more.. than 10,120 AADT. Based on the existing 22,700 AADT on 17th Steet, an additional 9,180 to 10,120 AADT would lower 17th Street to level -of -service "C" on an annual basis and level -of -service "D" during the peak season if all traffic utilizes 17th Street. The Comprehensive Plan establishes level -of -service "C" as the standard for annual traffic and level -of -service "D" as the standard for peak season traffic. Environment The subject property is not designated as environmentally sensitive. However, the subject property is located in an A9 flood zone indicating that it is within a 100 year flood plain. utilities A six-inch watermain is located on 17th Street. County wastewater facilities are not available. RECOMMENDATION The Planning and Zoning Commission voted 4 -to -1 to recommend approval of these requests. The staff respects their opinion; however, based on the above analysis, particularly the fact that rezoning the subject property to commercial would encourage further strip commercial development along 17th Street contrary to the policies of the Comprehensive Plan, staff recommends that these requests be denied. Chairman Scurlock explained the procedures follow�d in a Public Hearing, and Commissioner Eggert emphasized once again that the Board cannot approve or disapprove the rezoning today; all that can be done today is to decide whether or not to forward the proposed amendments to the Comprehensive Plan to the State Dept. of Community Affairs for their 90 -day review. In response to some interest in having a public library on the property fronting Indian River Boulevard, Commissioner Eggert reported that site is considered too small. Richard Shearer, Chief of Long -Range Planning, presented staff's recommendation for denial of general commercial zoning 35 APR 14 1987 BOOK U8 PAGE 35