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That commercial zoning along the high volume, high speed, multi -lane U.S. #1 is appropriate. As the study area narrows to the north the zoning changes from general commercial to limited commercial, an appropriate lessening of commercial intensity with the narrowing of the land. Besides U.S. #1, there are other physical characteristics affecting land use in the area. One of those is the Indian River Lagoon. In this area, the Lagoon is closer to U.S. #1 than in most areas of the county. An even more unusual feature is the location of two roads parallel to U.S. #1 and situated between U.S. #1 and the Lagoon. These roads, Old Dixie and Indian River Drive, have the effect of dividing the area into smaller segments. • Historical Development Within the study area are some of the oldest subdivisions in the county. Several were platted before Indian River County was created in 1925. These are generally located along Indian River Drive. Over time, a diversity of uses has been established in the study area. In the late 1960's, a mobile home subdivision was established in the southern part of the study area. Consequently, the southern section of the study area is zoned for mobile homes On Attachment 1, zoning map, the mobile home area has an RMH-8 zoning designation North of Roseland Road, all of the non -commercially zoned area is zoned single-family residential. The single-family zoning in that part of the study area was established in conjunction with the platting of the River Trees subdivision in 1976. Although land use planning perspective, the River Trees plat established single-family recommended adjacentlto commercially zoned property fronting U.S. #1. South of Roseland Road, there are two other subdivisions which, like River Trees, are zoned RS - 6 and have Lots which abut commercially zoned property. Because most of this commercially zoned property is currently undeveloped, compatibility problems between the single-family homes and the commercial land have not yet developed. Overall, the historic development pattern has resulted in multi -family zoning within the study area being located exclusively south of Roseland Road and mostly north of the mobile home development in the south part of the study area. This same pattern has resulted in most of the multi -family zoned property being relatively small lots or parcels. Because of the small lots and parcels as well as the general lack of water and sewer, many of the multi -family zoned lots in the study area have been developed with single-family uses This is shown in Attachment 3. • General Planning Principles One of the principal objectives of land use planning is to site land uses in such a way as to promote land use compatibility and avoid land use conflicts. Because of physical characteristics and historic development, however, land use conflicts cannot always be avoided. Where land use conflicts cannot be avoided, various techniques such as setbacks and buffers are often employed to minimize compatibility problems. Generally, commercial uses and single-family residential uses are considered incompatible. This incompatibility occurs because of the characteristics of these two uses. While commercial uses often have off-site impacts such as noise; light, traffic, late night activity, and others, single- family uses have limited area or site design alternatives to mitigate those impacts. July 23, 2002 62 lit b 1 cif