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Residential (up to 3 units per acre).Some of these vacant parcels are part of the Copelands Landing planned residential development project. Immediately south of the subject property is vacant land with RM -6 zoning. West of the property is Old Dixie Highway and the Florida East Coast Railroad (FEC). Property west of the FEC is zoned IG, General Industrial, to a depth of 300 feet. Existing land uses in this area include vacant land along North Winter Beach Road, residential property to the north of that, Citrus Groves west of the subject property and a concrete mixing facility northwest of the subject parcel. Future Land Use Pattern The subject parcel and surrounding property west of U.S. #1 have a MXD - Mixed Use land designation. The MXD district extends to a depth 300 feet west of the FEC right-of-way. Property east of U.S. 1 has a LD -1, Low -Density Residential District, (up to 3 units per acre) land use designation. The 50 acre Hobart Road/U.S. 1 commercial node extends south to the northeast corner of U.S. 1 and 73rd Street. In,the Winter Beach Small Area Plan, the subject parcel is designated residential. Transportation System The subject parcel has frontage on three roads: U.S. Highway 1, Old Dixie Highway and 73rd Street. U.S. 1 is designated a princi- pal arterial. This four lane divided highway functions as the major north/south route within the county. Old Dixie Highway is a two lane road designated as a collector road on the Thoroughfare Plan. Seventy-third Street, also a two lane road, is designated as a subdivision collector road. These roadways are currently operating at level -of -service (los) "A". Road access from the subject parcel would be addressed during site plan review. Environment The comprehensive plan does not designate the subject property as environmentally sensitive nor is it located within a flood prone area. Utilities Public water is currently not available to the subject site nor are there any plans to extend service to this area at the present time. Sewer service is also not currently available; however, service could be provided as part of the North County Sewer System. A lift station is proposed for the Copelands Landing project. Analysis In reviewing this request, staff examined the existing land use pattern, and the proposed land use pattern set forth in both the Comprehensive Land Use Plan and the Winter Beach Small Area Plan. As indicated, the requested rezoning is a higher intensity than that currently permitted; however, the CL, Limited Commercial, zoning would be consistent with the MXD land use designation. A review of surrounding property indicates that little development has occurred in this area, with most land uses being vacant land or agriculture along with some scattered residential. APR 11 089 18 BOOK F°r 534