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Serving the smallest geographic area, the Neighborhood District .(CN) allows the least intense and most common its intent being to allow uses which serve primarily the of the immediate area, the CN district permits those use convenience oriented. For that reason, grocery stores a in the CN district. Commercial uses. With residents s which are re allowed As with CN, the CL district was also established as a restricted district. The restricted nature of the CL district reflects the fact that the purpose of the district is to serve an area larger than a --neighborhood, but not a countywide area. For that reason, the CL district prohibits those types of uses that have a broader market area. Consequently, automobile dealerships, large discount/ department stores, fruit and vegetable packing houses, and other similar uses are not allowed in the CL district. Those uses draw from a larger area of the county and are. allowed in the CG, General Commercial, district: The appellant draws a comparison between department stores and grocery stores/supermarkets based solely on traffic generation. The appellant indicates that a supermarket generates about 3 times the traffic that a department store does on a per unit area basis. The appellant provides no documentation such as trip rates per 1,000 square feet to substantiate the claim. The ITE Trip Generation Manual 4th Edition does not list department stores as a use, but it lists an average annual daily trip rate of 125 trip ends for supermarkets per 1,000 square feet, and average annual daily trip ends of 70.13 for discount stores per 1,000 square feet and a rate of 91.65 trip ends per 1,000 square feet for a shopping center of 50,000 square feet. Thus, ITE standards indicate that retail facilities such as department stores do not -generate 3 times more trips than supermarkets on a per unit area basis. It should also be noted that trip generation is not the distinguishing factor in determining what uses are allowed in the CL district as opposed to the CG district. Department stores are limited in size in the CL district not because larger department stores generate more trips, but because larger department stores will draw customers from a larger area than the CL district uses are intended to serve. *REVIEWING PLANNING AND ZONING COMMISSION DECISIONS LDR section 902.07(5) states that, in its review of Planning and Zoning Commission decisions, the Board is to make findings in four areas, as follows: 1. Did the reviewing official/Planning and Zoning Commission fail to follow the appropriate review procedures? 2. Did the reviewing official/Planning and Zoning Commission act in an arbitrary or capricious manner? 3. Did the reviewing official/Planning and Zoning Commission fail to consider adequately the effects of the proposed development upon surrounding properties, traffic circulation -or public health, safety and welfare? 4. Did the reviewing official/Planning and Zoning Commission fail to evaluate the application with respect to the comprehensive plan and land development regulations of Indian River County? 11 EOOK 92 FAZE � July 12, 1994