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DEC 6 1988 BOOK I ` FAE 69 7) September 1988 - Board of County Commissioners approves land use amendment for easternmost 7.4 acres of site from Commercial/CL to MD-2/RM-10. Concern over remaining CL zoning and potential traffic and safety impacts leads Board to direct staff to initiate rezoning from CL to OCR for remaining 10.5 acres of commercial land. October 13, 1988 - The Planning and Zoning Commission voted 4-3 to deny the requested rezoning to OCR. This request was appealed by the Vista Civic Association. ALTERNATIVES & ANALYSIS In this section, an analysis of°the reasonableness of the appli- cation will be presented. -.`Thi 'analysis will include a descrip- tion of the current and future land uses of the site and sur- 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 property is currently zoned CL and is vacant; the property contains the remnants of the old McKee Jungle Gardens tourist attraction. To the north of the subject site across Indian River Boulevard is the Walmart Department Store zoned CG, General Commercial. West of the subject site is U.S. 1 and the FEC Railroad. South of the subject site is a shopping plaza zoned CL. East of the subject parcel is the remainder of the subject site; this portion had its land use and zoning amended to MD-2/RM-10 in September. This area is densely vegetated and also contains remnants of the tropical garden. Future Land Use Pattern The Comprehensive Plan designates the subject property as a portion of the U.S. 1 Commercial Corridor. The areas north and south of the subject site also lie within the corridor. The land east of the subject site has an MD -2 land use designation. Transportation System The subject site has access to U.S. 1, designated as a major arterial on the county's Thoroughfare Plan. In addition to the U.S. 1 frontage, the site is bisected east and west by the main access road to the Vista Royale Gardens condominium complex. To the north of the access road/U.S. 1 intersection is the U.S. 1/4th St./Indian River Boulevard intersection. The U.S. 1/4th St./Indian River Boulevard intersection does not currently meet the county's minimum level of service standards. One traffic count performed in January, 1988 showed that at that time the intersection was operating at an LOS "E" during peak season, peak hour. LOS "E" is defined as unstable traffic flow and delays. It may be possible for this intersection to operate at a peak season/peak hour. LOS "D", as required under County ordinances even with the development of a large project on the subject property; however, substantial modification to the intersection would be required. It has also been demonstrated that this level of service can only be maintained by utilizing the access road/Indian River Boulevard connector road. Utilization of this road and the main entrance would increase commercial/residential traffic intermixing, with the added impacts referenced above. 18