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The subject- property and properties to the north, east and west are designated C/l, Commercial/ Industrial, on the future land use map. The C/I designation permits various commercial and industrial zoning districts. Land to the south of the site is designated M-1, Medium -Density Residential -1, on the future land use map. The M-1 designation permits residential uses with a density up to 8 units/acre. Environment The subject property consists of pine flatwoods, a native upland habitat. Inspection of aerial photographs indicates a small wetland may exist in the northeastern portion of the site. According to Flood Insurance Rating Maps, the subject property does not contain any flood hazard areas. Utilities and Services The site is within the Urban Service Area of the county. Potable water distribution lines extend to the site from the South County Reverse Osmosis Plant, while wastewater collection lines extend to the site from the West County Wastewater Treatment Plant. Transportation System Access is provided to the site by 82nd Avenue, an urban principal arterial road on the future roadway thoroughfare plan map. The segment of 82nd Avenue that abuts the subject property is a two lane road with approximately 60 feet of public road right-of-way. As a possible location for the proposed Citrus Highway (running through Martin, St. Lucie, and Indian River Counties, the Citrus Highway would provide citrus hauling trucks a direct link between groves, packinghouses, and markets), 82n° Avenue is programmed for expansion to 136 feet of public road right-of-way and four lanes by 2020. There are many similarities and some differences between the existing CL zoning district and the proposed CG district. The CL district is intended to serve, and be more compatible with, nearby residential development. Therefore, in terms of permitted uses, the CL district is generally more restrictive. In contrast, the CG district allows somewhat more intense commercial development. The differences between the districts are best illustrated by their purpose statements. These purpose statements are as follows: • CL, Limited C:ommerrial District- The CL, Limited Commercial, district is intended to provide areas for the development of restricted commercial activities. The CL district is intended to accommodate the convenience retail and service needs of area residents, while minimizing the impact of such activities on any nearby residential areas. • CG- General C:ommerri^l District The CG, General Commercial, district is intended to provide areas for the development of general retail sales and selected service activities. The CG district is not intended to provide for heavy commercial activities, such as commercial service uses, heavy repair services or industrial uses. In this section, an analysis of the reasonableness of the rezoning request will be presented. Specifically, this section will include: AUGUST 22, 2000 -33BK 1 14 NO 659 -