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BOOK �� PhCE � ARR,14 ,1997 for the subject property, and further recommended that the south part of the subject property be rezoned to Professional Office District which is compatible. Mr. Shearer felt the bottom line is that if this property is included in a node and rezoned to commercial, there is no assurance that a Promenade would be built. Chairman Scurlock realized that the idea of a Promenade is somewhat attractive to many people, but agreed that the basic concern is the rezoning of a piece of property without any real assurances that the proposed development would happen. Another major concern is the traffic impact. The City -owned piece of property east of the subject property has a 200 -ft. right-of-way on Indian River Boulevard, but he understood that the City of Vero Beach is in the process of limiting the number of uses allowed in general commercial zoning. Chairman Scurlock stressed that all the Commissioners have given this matter a great deal of consideration, but he personally felt he could not vote for a development that would access either 18th Street or 5th Avenue, or have its sole access on 17th Street. He believed that Indian River Boulevard is very critical because deceleration lanes and another traffic lane could be installed in that 200 -ft. of right-of-way to accommodate the transportation element. Chairman Scurlock understood that the City Council will not be discussing this issue until May 5th, and without that key piece of information, he would have a hard time voting for this request in a positive way. if the City decides not to sell the land, then this development would be looking to 18th Street and maybe 17th Street for access, and he does not see that as proper ingress or egress. If we had some way of making sure that what we see is what we get, then he would be more receptive to the proposal; however, we don't have a vehicle available at present for that to take place. 36 7-1