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General commercial development includes offices, services and retail uses in -scales ranging from small "mom and pop" establish- ments to full service retail outlets. The constraints on the intensity include the site size and traffic accessibility, The overall subject site (6 + acres) is adjacent to existing commer- cial development on two sides. Therefore, commercial development would be compatible with similar idevelopment. Property on the east side of 6th Avenue is presently vacant; however, this area has had several relatively high density residential developments constructed in recent years. As one of the few areas of the county designated and able to accommodate densities up to 10 units per acre, it is not likely that there will be pressure for commer- cial conversion. Furthermore, the multifamily development that is being developed along 6th Avenue is typically found adjacent or near commercial areas. The area of greatest concern is the Miller subdivision, immediate- ly north of the subject parcel and on the west side of 6th Avenue. The subdivision contains single family homes and duplexes. Presently, three of the lots on 8th Place face commercially zoned property, the remaining three face residential property (the subject parcel). Regardless of the zoning of the subject property, the Miller Subdivision is a transition area that would not likely be developed in its present configuration. Single -Family subdivisions adjacent to commercial areas often transform from owner occupied units to rental units to non-residential use. However, as long as surrounding areas remain viable regardless of use, blighting influences are kept to a minimum. The approval of this rezoning request would enhance the desirabil- ity of the property and ensure the development of a commercial use. In all likelihood, the development would be oriented to the 8th Street and U.S. #1 corner, to take advantage of the highest visibility. The CG district contains buffer requirements when abutting multi -family zoning. These minimum buffer requirements along with site plan review will address more specific site related compatibility issues. The future land use map adopted in February, 1990, adjusted the boundaries of the U.S. #1 commercial corridor in this area. Previously, the commercial boundary extended 600 feet east of U.S. #1 without regard to existing lot lines, uses or streets. While this provided a clear line of land use demarcation, it resulted in other problems. Individual lots and parcels with split zoning are not as likely to develop unless the configuration permits the reasonable development of the property. The lack of a clear edge between commercial and residential areas often results in a "wait and see" attitude before development. occurs in anticipation of further commercialization. Blocks that are split often experience decline as residential uses convert to uses which can be accom- modated in residential structures. The new comprehensive plan recognized these. shortcomings and adopted commercial boundaries along streets and lot lines. Other changes that have occurred in this area are the completion of Indian River Boulevard and the extension of 8th Street (from 6th Avenue to the Boulevard) which have relieved the traffic pressure from 6th Avenue. In addition to consistency with the future land use map, the proposed rezoning is consistent with the other plan policies and elements. The rezoning would provide opportunities for businesses and services to locate in proximity to an area of high residential concentration. The change in use from residential to commercial would also not negatively impact existing services and facilities. Compared to development of the site for residential uses, establishment of commercial uses on the site would likely reduce the site demands for water and sewer but increase the traffic generated. At this time, the concurrency issue for the site is not a major concern; however, concurrency will be more extensively reviewed when a development proposal is submitted for the subject property. 43