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Q BOOK 69 Pr- AGE O? 9 . OCT 271987 Existing Land Use Pattern The subject property consists of undeveloped land, a church, and several single-family dwellings zoned RS -3. North of the subject property, across North Winter Beach Road, are single-family dwellings and undeveloped land zoned RM -6, a plant nursery zoned RS -3, and undeveloped land zoned IL. Further east is the F.E.C. railroad. South of the subject property, across South Winter Beach Road, is undeveloped land zoned A-1, a church and undeveloped land zoned RS -6, undeveloped land zoned RM -6 and IL, and two industrial buildings zoned IL. West of the subject property, across the Lateral "G" Canal, are single-family residences and undeveloped land zoned RS -3. Future Land Use Pattern The Comprehensive Plan designates the subject property and the land south and immediately east of it as LD -2, Low -Density Residential 2 (up to 6 units/acre). Further to the east is the 100 acre South Winter Beach Road Industrial node and the U.S. #1 MXD, Mixed -Use Corridor (up to 6 units/acre). The land north and west of the subject property is designated as LD -1, Low -Density Residential 1 (up to 3 units/acre). - The Winter Beach Precise Land Use Map, as amended by the Board of County Commissioners on July 23, 1986, designates the subject property as LD -1 with an appropriate zoning of RS -3. It is staff's opinion and consistently has been staff's opinion that the current LD -2 land use designation is appropriate for this property. The RS -3 zoning in place on the subject property is consistent with the land use designation, and a change in land use designation is not required for control of density in this area for the immediate future. This is due to the fact that several other control methods are available, including rezonings, and state environmental controls. There are a number of reasons why the 'staff has consistently recommended that the_LD-2 designation remain in place. One is that the County's growth has been in a linear pattern. The major growth and higher population densities in the county have occured parallel to the U.S. 1 corridor. Development along this. corridor has occured due to the proximity of the area to major service areas and transportation access. This pattern of higher density in the eastern part of the County and lower densities to the west is reflected.in the County's Comprehensive Plan and is encouraged to continue. This is consistent with the County's objective to have a more compact development pattern, a system which permits more efficient provision of urban services, and avoids the complications of urban sprall. With the future projected growth rates for Indian River County, staff anticipates intense growth pressures. Eventually these growth pressures will require additional lands to be developed at higher densities in areas where urban services are available. According the the Comprehensive Plan, the Winter Beach area lies within an urban service area scheduled for development between the year 1991-2000. However, the Utilities Division anticipates having a water treatment plant in the Hobart Park area on line within the next two years and, with the soon to be expanded Gifford plant, this proposed time frame will probably be changed to a less distant period, such as 1988-90. In addition to urban services, the. Winter Beach area has a good transportation network, being accessible to two main east/west collector roads. These roads are capable of carrying a large volume of traffic through the north county area and linking this area to major north/south roads such as Kings Highway. This linkage also enables the area to be highly accessable to the remainder of the County. 56