9/8/1987 - Laserfiche WebLink

Home Browse Search

I P Existing Land Use Pattern BOOK : 69 PAGE 275 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. Originally in analyzing this request, staff relied on the work done in 1986 and felt that the west 150 feet of the subject property should be designated MXD and rezoned to CG. This would be compatible with the City's commercial zoning and commercial land use designation for the 200 foot strip of property lying west of the subject property and east of U.S. 1. The applicants would then have commercial zoning for a depth of 350 feet from U.S. 1. However, after reviewing the situation and the area surrounding the subject property, staff has found that the applicantsi property is only .one of several long narrow parcels. Since staff generally attempts to avoid splitting property between two different zoning districts, though sometimes unavoidable, it would be best to permit the greater depth for commercial. This would encourage land assembly for larger projects which are generally easier to develop properly. Further, staff has followed the direction of the Board and has initiated a comprehensive plan amendment to examine the possibility of establishing a larger MXD area surrounding the subject site. Staff anticipates that this matter will be placed before the Board in October of this year for their initial review and comment. Transportation System The subject property will have access to U.S. 1 (classified as an arterial street on the County's Thoroughfare Plan). The maximum development of the subject property under CG zoning could generate up to 2741 average annual daily trips (AADT). U.S. 1 currently handles 21,900 AADT in this area at level -of -service "C". This additional traffic will not diminish this _revel -of -service. 14