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The property --to the west contains the existing Wal-Mart store, and the building site for a future Sam's store. The property to the east of the subject property is occupied by an Applebee's Restaurant, with the remainder of the parcel being vacant. The eastern boundary will align with and form the southern "extension" of 53rd Street, which includes the existing driveway that serves Applebee's. Across SR 60 to the north are several single family subdivisions zoned RS -6. To the south is the Main Relief Canal (300' right-of-way), with residentially zoned (RS -2) property located to the south of the Main Relief Canal. The Main Relief Canal provides a physical barrier and separation feature for the subject properties to the south and is owned, maintained and controlled by the Indian River Farms Water Control District (IRFWCD). The Main Relief Canal is approximately 100' wide (top of bank to top of bank) and centered in a 300' wide right-of-way. The 100' of right-of-way south of the canal has been cleared in conjunction with the City of Vero Beach power line extension. The 100' of right-of-way north of the canal has been cleared behind the existing Wal-Mart. The portion of canal right- of-way behind the subject property is heavily wooded but could be cleared by the water control district, or by the requirements of the water control district. The zoning pattern is the result of the natural and' 'man-made physical features proximate to the site. Two characteristics in particular, those being SR 60 and the Main Relief Canal, affect the zoning designations in the area. The configuration produces property which has SR 60 frontage but only limited depth near the SR 60/Main Relief Canal crossing. A CL zoning district was applied to this area to encourage less intense uses on the narrow properties. The subject property has approximately ±800' of depth along its east property line. The subject request essentially raises the issues of where the division between more and less intense uses should occur. Because the applicant has chosen the PD option, the issue is narrowed to whether or not the proposed conceptual plan is appropriate for the subject site. Future Land Use Pattern The subject property is currently designated C/I, Commercial/ Industrial, on the future land use map, as are the properties east and west of the subject site. The residentially zoned property to the north of the subject site is designated L-2 on the future land use map, and the property to the south is designated L-1. The L-2 designation permits residential density up to 6 units per acre, while the L-1 designation permits residential uses up to 3 units per acre. *Zoning District Differences The substantive differences between the site's current CL zoning and the PD zoning proposed for the subject property are that the proposed.PD rezoning: sets no limits on the size of an individual department store (CL limits individual department stores up to 40,000 square feet) . specifically allows only retail uses on the site (the CL and CG districts allow a wide range of uses such as automotive sales, hotels and motels), and OCTOBER 1, 1996 39 BOOK 99 PAGE 282