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Each of those alternatives is described below. At the January 22nd hearing, Board members indicated that some CL district locations, such as 27th Avenue SW,may be appropriate for outdoor vehicle storage lots, while other CL district locations, such as Ercildoune Heights/Roseland, may not be appropriate. Although both of those locations front arterial roads (US 1, 27th Avenue SW) and are adjacent to low density single-family districts, RS-6 in the case of Roseland and RS-3 in the case of 27th Avenue SW, one important difference between the two locations is that Roseland's USI corridor is a major entrance to Indian River County, while 27th Avenue SW is not. Given the importance of maintaining the aesthetic quality of major entrances to the county,the Board could consider prohibiting vehicle storage lots within a mile of major entrances to the county. Those entrances would include US 1 at the north and south county lines, the I-95 interchanges at CR512 and SR60, and 27th Avenue SW at the south county line. If that locational criterion were added to the proposed ordinance,then vehicle storage lots would be prohibited in CL and CG districts along US 1 north of the Sebastian City Limits as well as other high profile locations (see attachment #8). Other CL-zoned areas, however, will remain for potential vehicle storage lot development. Those areas,in addition to the Sigler/27th Avenue SW area,would include a number of US 1 locations in Wabasso,Winter Beach,the Grand Harbor area,and locations south of Vero Beach. In addition, potential storage lot locations would include sites along CR512, SR60, and Oslo Road. Finally, the CL district located in The Moorings at SRA-I-A and Bowline Drive would remain as a hypothetical location, although that site is already developed with offices, multi-family units, and a boat dock facility. Therefore, alternative 1 narrows down the location and number of potential CL-zoned properties that could be developed with a vehicle storage lot. Another alternative that staff evaluated was the possibility of limiting the proposed amendments to CG district properties and rezoning the Sigler/27th Avenue SW sites from CL to CG. For any property in the county,however,rezoning to a commercial zoning district requires satisfaction of the commercial district locational criteria in Future Land Use Element Policy 1.43 (see attachment#9). That policy requires commercial district properties re-zoned to CG to be"separated from residential development". In the case of the Sigler/27th Avenue SW sites, those properties are adjacent to single-family residential development and are not qualified to be zoned CG. In fact,many properties currently zoned CL,including the Roseland/Ercildoune Heights CL-zoned properties,are adjacent to single-family development and are not qualified to be rezoned to CG. Therefore,that alternative is not feasible. A third alternative is to deny the proposed ordinance to avoid all potential conflicts with single- family residential uses. Since many CL districts are adjacent to single-family development, establishing outdoor vehicle storage lots on CL zoned property could in some cases result in compatibility problems with adjacent single-family neighborhoods even with specific criteria for location, buffering, light shielding, limitations on the type of vehicles stored, and prohibitions of vehicle sales and repairs. Therefore, the only alternative that eliminates all potential conflicts with single-family uses is to deny the proposed ordinance. Denying the ordinance would keep stand-alone outdoor vehicle storage lots in the CH, IL, and IG districts. Those are districts which are generally separated from single-family neighborhoods. FACommmnity Development\Users\CurDev\BCC\2013 BCC\OutdoorStoragereport2-5-13.doc 3