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SEP '71983 Future Land Use Pattern PA Q The Comprehensive Plan designates the subject property as LD -1, Low -Density Residential (maximum of 3 units/acre). All of the property surrounding this site is also designated as LD -1 except for the property west of U.S. Highway l which is in an MXD, Mixed Use Development, area. The MXD area west of this site could be developed as commercial in the future based on its land use designation and current zoning. The Land Use Element of the Comprehensive Plan discourages strip commercial development along arterial streets such as U.S. 1, but encourages compact commercial development in identified commercial nodes. The nodes were planned to provide sufficient land area for the County's commercial needs for the twenty year life of the Plan. The subject property is not in or near a commercial node. Moveover, there has not been any significant increase in the County's rate of growth since adoption of the Comprehensive Plan which would indicate a need to add more commercial nodes. Transportation System This property has direct access to U.S. Highway 1 (classified as an arterial street on the Thoroughfare Plan) with no access to any other public road. Utilizing the maximum density allowed under a plan amendment and current zoning, the development of the property would generate 4,583 average daily trips (ADT) with 688 trips in the peak hour. These additional trips added to U.S.1 would raise -its traffic volume from 12,000 ADT to more than 16,500 ADT. This additional traffic would require a deceleration lane on U.S. 1. Under the existing land use designation, LD -1, this site would generate 195 ADT if developed to maximum density. Environment The subject property is not designated as environmentally sensitive. The easternmost part of this property is in a "B" zone on the flood insurance rate map. However, this is not a major factor, since the "B" zone delineates areas between the limits of the 100 -year flood and 500 -year flood. Utilities The subject property is not currently served by County water and wastewater facilities. The developer could, however, apply for a franchise from the County to provide his own water and wastewater facilities. RECOMMENDATION Based upon the above analysis including the commercial node policies of the Comprehensive Plan, and the negative recommendation of the Planning and Zoning Commission, staff recommends that the Board of County Commissioners deny the applicants' request. Attorney Richard Bogosian came before the Board representing the applicants, whose property falls in between two nodes. He noted that this request has been denied unanimously up to this point and he anticipates it will be again today, but even so, he would like to open up some discussion about the node concept of commercial planning with which his clients obviously do not 83 � a