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2. Use a Site Already Zoned for Commercial Uses A second alternative for an applicant would be to develop a site already zoned commercial that is located convenient to a major sports fisaing area, such as areas located in the northwestern portion of the county (e.g. commercial property in Fellsmere or in the I-95/CR 512 node). Under this alternative, commercial uses would not be required to be related to sports fishing, and development could proceed via the normal site plan process. No special approval process or specific land use criteria would apply. -Staff's Concerns Staff has concerns about opening -up agricultural areas for commercial services, as is proposed with this LDR amendment request. Commercial uses introduced into agricultural and rural areas can pose compatibility problems. Allowing a commercial use to be located in a remote area could set a precedent for subsequent commercial development, unless such commercial development is limited in its location and scale, and carefully regulated. In staff's opinion, existing commercially designated areas in Fellsmere and in the I-95/CR 512 commercial/ industrial should serve demands for general commercial uses and services in the north central and northwestern portions of the county. Allowing commercial uses to be located outside of these existing commercial areas would be warranted only if it is more logical to allow certain special commercial uses that serve the St. Johns marsh fishing areas to be located closer to those fishing areas than existing commercially zoned areas. -Justification for Locating Certain Commercial Uses in Rural Areas Staff' s research indicates that the St. Johns marsh, although still evolving in terms of its ecology and management, is and will continue to be a* popular sports fishing and recreation area. It is logical to assume that use of the marsh is generating demand for the fishing -related commercial uses proposed by the applicant. In fact, the county public works department is currently working on plans to provide a stabilized, vehicle and trailer "parking pad" area between the Fellsmere Grade and the C-54 canal at the St. Johns marsh public boat ramp area. St. Johns River Water Management District staff indicate that, at the present time, the District has no plans -to accommodate on District property any of the following uses: bait and tackle sales, secure overnight boat/boat trailer storage, or food concessions (see attachment $9). Furthermore, it appears to staff that the C- 54 Canal/Fellsmere Grade is the primary access road to the public boatramp serving the marsh fishing areas in northwestern Indian River County and southwestern Brevard County. Therefore, staff concludes that certain commercial services needed for fishing the marsh can be accommodated only outside of the marsh, and that such uses should be located near primary public access roads to the marsh, such as the C-54 Canal/Fellsmere Grade road. 21 DEC 14 1993 BOOK 91 F'AGE 293 V