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rounding areas, potential impacts on the transportation and utility systems, and any significant adverse impacts on environ- mental quality. Existing Land Use Pattern The subject parcel is currently vacant land zoned CL. To the north , across Indian River Boulevard, is a Zippy Mart, radiator shop and the Wal-Mart zoned CG, General Commercial and to the south is a commercial plaza zoned CL. To the west is U.S. 1. To the east are the Vista Garden Villas zoned RM -10. The subject property was the subject of a site plan approval request. Submitted initially in July of 1987, the site plan application proposed uses compatible with the existing CL zoning of the site. Because of a number of staff concerns and resulting_ plan revisions, no action was taken on the request until March 10, 1988. At their March 10, 1988 meeting, the Planning and Zoning Commission denied the site plan request. On April 5, 1988, the Board of County Commissioners reviewed an appeal by the applicants of the site plan. The Board upheld the Planning and Zoning Commission's decision based on traffic and safety concerns. Future Land Use Pattern The Comprehensive Plan designates the subject property as U.S. 1 Commercial Corridor. The property north across the boulevard also lies within the corridor. To the south lies the South Relief Canal with the next 360 feet of property also lying within the corridor; all land east of the U.S. 1 Commercial.Corridor is designated MD -2, Medium Density Residential 2 (allowing up to 10 units/acre). The property immediately east of the subject parcel also lies within the MD -2 district. Transportation System The subject parcel currently has frontage on U.S. 1, classified on the Thoroughfare Plan as an arterial road. The site also has minimal frontage on Indian River Boulevard, also classified as an arterial. Located within the north end of this site is the private access drive to the Vista Royal Gardens development. Currently, this portion of U.S. 1 is operating at a marginal Level -of -Service "E" during the peak season. Level -of -Service E is characterized by lower operating speeds than permissible, limited freedom to maneuver, with occasional restricted flow. Critical maneuvers at this level of service, such as left turns, are often restricted. Reduction or elimination of commercial property at this location would not substantially improve current conditions; however, it would limit potential impacts due to new development. Even though this site is not suited for larger scale commercial development due to traffic constraints, it is possible that some limited commercial development could act as a beneficial buffer between the adverse traffic impacts of U.S. 1 and the F.E.>C. Railroad and the residential to the west. Such adverse impacts as noise and odor could be screened out from the residentialarea to the east by the structures involved in a commercial develop- ment. Environment The site is not considered to be environmentally sensitive, nor is it located in a flood prone area. Utilities The site currently has access to public water and sewer facilities. 45 L APR 2 6 1988 BOOK 72 `', E 2O4