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Future Land Use Pattern The Comprehensive Plan designates the subject property as MD -2, Medium -Density Residential (maximum of 10 units/acre). The property east and south.of this site is also designated as MD -2. The area north of the subject property is part of the designated U.S. Highway #1 Commercial Corridor. The property to the west is in an MXD, Mixed Use Development, area. 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. This proposal is to extend the U.S. Highway #1 Commercial Corridor, in effect expanding strip commercial development along an arterial street. Strip commercial development is discouraged in the Comprehensive Plan because it is an "...inefficient use of land.and causes the following problems: 1) traffic and safety; 2) inadequate parking facilities; 3) proliferation of signs, overhead wires, and aesthetically unappealing design." The subject property was considered for the commercial land use designation when the Comprehensive Plan was being formulated. At that time it was not considered appropriate and conditions have not changed significantly since then. Transportation This property has direct access to U.S. Highway #1 (classified as an arterial street on the Thoroughfare Plan). Utilizing the maximum density allowed under a plan amendment and current zoning, the development of the property would generate 8,811 average daily trips (ADT) with 1,322 trips in the peak hour. These trips added to U.S. #1 would raise its traffic volume from 20,000 ADT (off-season) to almost 29,000 ADT. Based on level -of -service "C", the capacity of U.S.#1 is 24,000 ADT. This increased traffic would reduce the quality of service on this portion of U.S.#1 to level -of -service "D". In addition, this increased traffic may require a traffic signal at U.S.#l. Under the existing land use designation, MD -2, this site would generate 1,397 ADT if developed to maximum density. Environment The subject property is not designated as environmentally sensitive. There do not appear to be any significant environmental constraints involved in developing this property. Utilities County water and wastewater facilities are available. The developer needs to furnish the projected water and sewer daily flow demand for this development before the County Utilities Department can make comments on capacity. RECOMMENDATION Based upon the above analysis including the commercial land use policies of the Comprehensive Plan, the increased traffic which ti would increase volumes above the capacity of U.S. Highway #1, and the Planning and Zoning Commission's recommendation, staff recommends that the Board of County Commissioners deny the applicant's request. 57 SEP 211983 aOO►� roc