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BOOK 69 PAGE 811 City of Vero Beach. Enabling a similar zoning to be established east of this strip would reduce the possibility of strip commer- cial development by permitting the development of larger, more manageable projects. On September 10, 1987, the Planning and Zoning Commission voted 5-0 to recommend approval of this request. ALTERNATIVES & ANALYSIS: In this section, an analysis of the reasonableness of the appli- cation will be presented. The analysis will include a description of the current and future land uses of the site and surrounding areas, potential impacts on the transportation and utility sys- tems, and any significant adverse impacts on environmental quali- ty. EXISTING LAND USE PATTERNS: Currently, the subject area contains a used auto sales, most of which lies within the City, and vacant land zoned RM -6, Multi - Family Residential (up to 6 units/acre). To the east lies vacant land zoned RM -6. To the south lie single-family lots within the City zoned RM -10/12, Multi -Family Residential District (up to 10-12 units/acre). To the north lies the Hospital/Commercial Node containing assorted medical related businesses and offices, the hospital and a total life care facility, zoned MED, Medical District. To the west in the City are several single family residences and the used car sales zoned C -1B, General Commercial Trades and Services. Most of the unplatted lots extend over 650 feet east of the city limits. Normally when boundaries are established for a zoning or land use district, it is desirable to follow property lines in order to avoid dividing property into different districts. When establishing bodndaries for land use districts, it is also desirable to establish boundaries in a uniform pattern and depth. After examining this area, it was found that following property lines would not permit a uniform depth from the city limits. For this reason, a depth of 900 feet was chosen to include the depth of all metes and bounds lots along U.S. 1. This depth includes portions of some larger tracts; however, these portions are of a sufficient size to permit a reasonable development if a rezoning were ever proposed. FUTURE LAND USE PATTERNS: Currently, the Comprehensive Land Use Plan designates the entire 29 acres as MD -1, Medium Density Residential -1. The land to the east is also MD -1. The land north of the subject parcel is part of the Hospital /Commercial Node. The property south is medium density residential within the city, and the land within the 200 foot strip of city land along U.S. 1 is commercial. In discussion with the City of Vero Beach Planning Department, it was agreed that, because of the split jurisdiction between the County and City, it would be advisable to do a small area type plan of study for this area to ensure coordinated development. TRANSPORTATION: Currently, the level of service (LOS) for this segment of U.S- 1 is LOS "A"; however, the LOS for the surrounding intersections is LOS "D" or "E". For this reason, the County Traffic Engineer strongly recommends that traffic concerns be a major consideration in commercial rezoning requests in this area. It will be neces- sary for the County and City Planning staffs to work closely to ensure that all adverse impacts of additional traffic will be minimized. 38 � s �