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r SEP 211983 Future Land Use Pattern The Comprehensive Plan designates the subject property as MD -2, Medium -Density Residential (maximum of 10 units/acre). All of the property surrounding this site is also designated as MD -2 except for the property west of U.S. Highway 1 which 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. 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. If commercial uses are needed in this part of the county they can be accommodated in the commercial node at Oslo Road and U.S. 1 (3/4 mile south of this site) or the U.S. 1 commercial corridor (approximately 3/4 mile north of this site). Approval of this request would encourage further strip commercial development along U.S. #1. Strip commercial development is discouraged in the Comprehensive Plan becauseit 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 4,565 average daily trips (ADT) with 685 trips in the peak hour. These trips added to U.S. 1 would raise its traffic volume from about 20,000 ADT to more than 24,000 ADT. This additional traffic would put U.S. 1 at or above its capacity (24,000 ADT) and require left turn and deceleration lanes. Under the existing land use designation, MD -2, this site would generate 728 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. UtiIit-i PC 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 about capacity.. RECOMMENDATION Based upon the above analysis including the commercial development policies of the Comprehensive Plan, and the Planning and Zoning Commission's recommendation, staff recommends that the Board of County Commissioners deny the applicant's request. 66