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r MAY 25 199 BOOK 89 uf,rr. 6.97 -7 Since the extension of Indian River Boulevard, the widening of 53rd Street, and the expansion of the 53rd Street/U.S. Highway #1 intersection constitute substantial changes in circumstances affecting the subject property, and these changes have had the effect of making the property unsuitable for residential use, the subject request is consistent with policy 1.23. Future Land Use Policy 1.24 Future Land Use Policy 1.24 states that any property redesignated commercial through a land use plan amendment shall revert to its former designation if construction on the site has not commenced ` within a two year period, unless such timeframe is modified by the Board of County Commissioners as part of a development agreement. This policy decreases land speculation, and helps ensure that demand for additional C/I designated land is present before requests to expand nodes are approved. It also allows for the correction of nodes mistakenly expanded in the absence of demand for more C/I designated land. In this case, policy 1.24 will provide an incentive for the property to be developed if it is redesignated C/I. Compatibility with the Surroundina Area It is staff's position that the subject property will be difficult to develop either residentially or commercially because of its size. With a commercial land use designation, the subject property would be compatible with most surrounding property. The land to the north and west of the subject property is designated for commercial and industrial uses on the county's future land use map, and commercial uses are already established on the adjacent properties to the south and north of the subject property. The principal impacts of commercial development on the subject property will'be on the residentially designated land, presently used for groves, to the east of the subject property. There are, however, several circumstances which would serve to mitigate the potential impacts associated with this request. The first relates to the size of the parcel itself. Because the subject property is so small, development on it will be correspondingly small. Therefore, the impacts associated with commercial development on the subject property, such as traffic generation and noise, will also be relatively small. Also, since the adjacent residentially designated property is presently undeveloped, the site design for that property can address the existence of an adjacent commercial use. Another mitigating factor is the county's Land Development Regulations requirement that all commercial development adjacent to residential development is required to provide buffering. The provision of adequate buffering is, however, difficult on small sites such as the subject property. With narrow, dense buffers and With proper design, a commercial use on the subject property can achieve relative compatibility with the adjacent residential property. The final mitigating factor relates to site design. Since all commercial development is required to undergo site plan review, potential impacts can be further minimized with site design. For these reasons, the proposed land use amendment can be expected to be compatible with adjacent property. - Potential Impact on Environmental Quality In addition to a review of compatibility with surrounding uses and consistency with the comprehensive plan, environmental impacts of the proposed change have also been reviewed. 86 � � r