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I CT 2 s� ii987 FUTURE LAND USE PATTERNS: joK 69 F lu, 815 The subject parcel and all lands north and east are designated by the Comprehensive Plan as MD -1, Medium Density Residential 1 (allowing up to 8 units/acre). The lands located west across 74th Avenue are designated as MD -1, Medium Density Residential 1 (allowing up to 8 units/acre), excluding the commercial property designated as neighborhood nodes. The land located south is designated LD -2, Low -Density Residential 2 (allowing up to 6 units/acre) . Approximately 3/4 of a mile west is .the I-95/S.R. 60 Commercial/ Industrial Node which currently contains 650 acres. However, an amendment to -enlarge this node to 795 acres is currently being considered. Approximately .9 miles east of 74th Avenue is another neighborhood commercial node, and at the corner of S.R. 60 and 58th Avenue is a 150 acre commercial node also being considered for expansion to 155 acres. Including the two existing 3 acre neighborhood commercial nodes adjacent to the subject site, and assuming the approval of the two node expansions, there would be 956 acres of commercial land onS.R. 60 between the west city limits of Vero Beach and I-95. Adding an additional 25 acres of commercial 'land (actually 19 acres if the two existing CN pro- perties are excluded) would begin a process of commercial infill which would promote strip commercial development. Strip commer- cial development is highly discouraged due to its impact on the transportation system and the established land use patterns. In effect, the establishment of a node at this location would have the opposite effect of what the node concept was intended to have, that being the concentrating and confining of commercial activi- ties to a specific area. TRANSPORTATION: The property has access to S.R. 60 classified as an arterial on the County's Thoroughfare Plan. Access to 74th Avenue, classified as a secondary collector, may be barred due to the existence of a 100 foot wide drainage canal right-of-way between the subject parcel and 74th Avenue. The impact of the canal could be substantial when establishing a boundary for a 25 acre node at this intersection, due to the fact that most of the land in the area of the proposed node and not currently utilized for residential use lies in the southeast corner of the intersection. This would probably be the location at which the majority of the node acreage would be located. This property also has the canal right-of-way between it and 74th Avenue. If access to 74th Avenue is not possible, all access east of 74th Avenue would be on to S.R. 60, causing adverse impacts on traffic flow and safety. UTILITIES: Public water and wastewater facilities are currently available along S.R. 60. ENVIRONMENT: This property is not designated as environmentally sensitive, nor is it in a flood prone area. RECOMMENDATION: Based on the analysis performed, and the Planning and Zoning Commission's denial of this request for rezoning, staff recommends that the Board of County Commissioners deny transmittal of this request for an amendment 'to the Comprehensive Plan to the State Department of Community Affairs. Denial of transmittal will constitute an automatic denial of the rezoning request. 42