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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. -. ,. ?.. .. .. : G :.. .. " }* /fie yj ':.- �::. ; ;.' , ' '-• ...'. �-- -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 f4��` i' • Future Use Pattern i �§ �� ♦Land f a i F�fv-i 1 ir•KAt i ji' �,y�rv�Y.2�' �' H �. 's - : .. � ' - '. .', . , ; _ :. ._, The Comprehensive"Plan designates the subject property as U.S. 1 Commercial 'Corridor.•`7The 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 eco=ridor; "all land east of the_U.S. 1 Commercial Corridor I's- designated ;MD -2,' --°Medium Density Residential 2 (allowing up to Y10 •units/acre) .";The 'property Immediately east .of subject =u .the parcel also'lies.within the MD -2 district. *4111 e •�'f x*"V'e •Sr �'. ., .._ %`.�'k ` r 1r t c -GF off,.. „Mt" `k�je�sTt Q :y4.:�- ,. '. 5� r T 'i s "fit•_ %. e+'. �: D €y r .!•-FrTe"• rj. I ai - _ _ 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 'L 1- f -S I"E" d eve o e_.LV ux ng the peak season. .Level -of -Service E pis -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. sem,. ti •L4+•►---t?_"T6'^3.s lug a4,'9'8r �.'F Y'� ,c ic,�1�5 if r n; }: 6 -Y-`+ •q.. uC•l:Y•. t _ ` .. S f ••y Even ...though this site is not suited for larger^ scale commercial iievelo went due to'traffic traffic constraints it is P , possible that some -limited "commercial development could act as a beneficial buffer 7ie-tween°the adverse traffic impacts of U.S. 'l and the F.E.C. Railroad *and the -residential to the east. Such adverse impacts ;as noise.and odor could be screened out from the residential area 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. However, the easterly portion of this site, though not considered environmentally sensitive nor flood prone, does.have several depressional areas, and soils not considered conducive to good drainage. Utilities The site currently has access to public water and sewer facilities. 37 BOOK 74 F 37