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DESCRIPTION & CONDITIONS Michael O'Haire, an agent for Penn Mobil Partnership, Ronald Hatala and Daryl Stenger, the owners, is requesting !,to amend the Comprehensive Plan by redesignating 3 acres located 200 feet east of U.S. 1 and south of 35th Street from MD -1, Medium -Density Residential 1 (up to 8 units/acre), to MXD, Mixed -Use District (up to 6 units/acre), and to rezone this property from RNI-6, Multiple -Family Residential District, (up to 6 units/acre), to CG, General Commercial District. The owners would like to develop this property for retail businesses and mini -storage facilities. On March 12, 1987, the Planning and Zoning Commission voted 5 -to -0 to recommend approval of amending the Comprehensive Plan and rezoning the west 150 feet of the subject property. The Planning and Zoning Commission denied the request for the east 550 feet of the subject property because of the configuration of the subject property which is extremely deep east -west and narrow north -south. The applicants have appealed this decision. 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 is undeveloped. North of the subject property are single-family residences and mobile homes zoned RM -6. East of the subject property is undeveloped' land zoned RM -6. South of the subject property are single-family dwellings, mobile homes and vacant land in the County zoned RM -6 and single-family dwellings, vacant land and a used car dealer in the City of Vero Beach zoned commercial. West of the subject property is a single-family house with a detached garage and accessory apartment in the City of Vero Beach zoned commercial. Further west is U.S. 1 and the F.E.C. railroad. Future Land Use Pattern The Comprehensive Plan designates the subject property and the land east, south and immediately north of it as MD -1, Medium -Density Residential 1 (up to 8 units/acre). Approximately 150 feet north of the subject property is_ the 205 acre hospital/ commercial node centered around Indian River Memorial Hospital. The land west of the subject property is designated commercial by Vero Beach's Comprehensive Plan. During the Spring of 1986, the City and County planning staffs studied the area around the subject property to determine the appropriate zoning. At that time, the City was considering detaching the area east of U.S. 1 and north of the Main Relief Canal from the City Limits. The County Planning staff recommended that if the property was detached from the City that the County establish an MXD, Mixed Use District, running 350 feet east of the existing east right-of-way line of U.S. 1 from 35th Street south to 33rd Street and zone this area CL, Limited Commercial District. The Board of County Commissioners considered this recommendation in June of 1986 and agreed with the staff recommendation for the MXD area but felt that the CG, General Commercial District, would be more appropriate',. 79 APR 14 1987 BOOK 1) F�;F !