6/16/1987 - Laserfiche WebLink

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EXISTING LAND USE PATTERNS: The area proposed to be rezoned currently contains one office building zoned OCR, Office, Commercial, and Residential District (up to 6 units/acre), a 2.5 acre parcel of vacant land and 10 single family lots of the Rockridge Subdivision, zoned RM -10, Multiple Family Residential District (up to 10 units/acre). To the west of the area proposed for rezoning is a now vacant building zoned CG, General Commercial District, which currently has an approved site plan to change the use from an automobile dealership to retail. To the south are single family lots of the Rockridge Subdivision zoned RM -10. To the east is the Seventeenth Street Office Plaza within the City of Vero Beach zoned POI, Professional Office and Institutional District. North of the subject property, across 17th Street, are the Plantation Apart- ments, Marlo Apartments, single family homes, and vacant land currently zoned RM -10. FUTURE LAND USE PATTERN: Currently, the office building located within the area proposed for rezoning has a land use designation of U.S. 1 Commercial Corridor. The remainder of the five acres has a land use designation of MD -2, Medium Density' Residential 2 (up to 10 units/acre). The land west of the subject property is part of the U.S. 1 Commercial Corridor. The land to the south and north is designated as MD -2, Medium Density Residential. The land to the east is located in the City of Vero Beach and has a land use designation of Medium Density (up to 10 units/acre). As was previously mentioned, a request was made to change the Comprehensive Plan for a 13 acre parcel northeast of this area. This request in combination with other requests previously mentioned for this area, shows the interest and pressures for uses other than residential along the 17th Street Corridor. Staff is concerned that these pressures could lead to strip commercial- ization along this arterial road. Staff is opposed to any strip commercial development, especially along arterial roadways. Strip commercial development damages the effectiveness of an arterial street in moving traffic due to increases in turning, movements. The effects of strip development can best be seen on U.S. 1, south of State Road 60. The uses which are permitted in the PRO District will cause considerably less traffic than commercial uses. The PRO district will also have the effect of buffering the residential area to the south from the intense traffic on 17th Street. The intent of the PRO District is to permit redevelopment of areas generally deemed to be inappropriate for continued single family use but which are not considered appropriate for the full range of commercial uses. Because of the future anticipated intensity of motor vehicle use for 17th Street,this area will steadily decline in attractiveness for single family residences; however, as already stated, it is not considered appropriate for commercial use. The placement of the PRO District in this area will provide for an alternate use to single family residences, and discourge strip commercial development along the 17th Street Corridor. A good example of the effect of a professional office district is the S.R. 60 corridor through the west half of the City of Vero Beach. Prior to the establishment of the POI, Professional Office Institutional District along this corridor, the area was beginning to decay, and commercial uses were beginning to expand west from the downtown area. Since the establishment of the POI district, the corridor has experienced considerable redevelopment with little impact on traffic. The POI district has further created a buffer between S.R. 60 and the residential areas to the north and south. 17 BOOK 6- ;�A'UE 559 L_'JUN 16 11981