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Analysis In reviewing this request, staff considered the historic zoning activity of the subject parcel, specifically the fact that there has always been a minimum of 600 feet of commercial zoning at this location, and the fact that in 1983 the owners successfully regained their commercial land use designation which had been lost when the Comprehensive Plan was approved in 1982. When that land use change was considered in 1983, the staff opposed the change to commercial. However, at that time, conditions were much different. Wal-Mart, Royale Gardens Plaza, and Indian River Boulevard did not exist. In addition, Vista Development had several other requests for commercial land use changes in the area under consideration at the time. In reviewing this request, several factors should be considered. First, it should be noted that the subject property is surrounded by commercially zoned lands on two sides - with those sides having developed commercial uses. Second, the property abutting the subject parcel on the east side is residential, and the principal access for that residential property is over an ease- ment through the subject property. Third, high traffic volumes on both U.S. 1 and Indian River Boulevard have resulted in an unacceptable level of service in the area. Allowing a large traffic generator/attractor in this location could exacerbate these problems. Conclusion Staff feels that amending the land use and zoning for the entire parcel is not warranted. However, a decrease in the commercial acreage would be beneficial. A reduction to approximately 10+ acres of commercial zoning/land use at this site would substan- tially reduce future traffic impacts, allow for additional buffer of the adjacent residential uses, reduce noise and visual impacts on a major portion of the Vista Royal Gardens development, yet maintain commercial zoning on that part of the property that abuts commercial on two sides. In order to reduce the commercial land use/zoning to approxi- mately 10 acres for this site, the depth of the zoning east of U.S. 1 would have to be decreased from an average of 600 feet to 400 feet. This would decrease the acreage from its current 17.92 acres to 10.5 acres. This reduction to 400 feet would correspond with the ,commercial plaza to the south which has a depth of 360 feet. RECOMMENDATION Based on the analysis performed, and despite the decision of the Planning and Zoning Commission, staff recommends that the Board of County Commissioners transmit to the DCA the following: The land use designation and zoning of the subject property be retained for the first 400 feet east of U.S. 1, equaling approximately 10.5 acres, and that the land -use designation for the remaining easternmost 7.4 acres be changed from Commercial to MD -2, and that this acreage be rezoned from CL to RM -10. APR 2 6 1988 46 Boos ` 4 F` % 205