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OCT 121983 55 mot Future Land Use Pattern The Comprehensive Plan designates the subject property as MD -2, Medium -Density Residential (maximum of 10 units/acre). The property north, south, and east of this site is also designated as MD -2. The land west of the subject property is included in the U.S. Highway #1 commercial corridor. Based on the existing broad mixture of land uses surrounding the subject property, there are two alternatives for the future development of this site which will provide a good transition between the low-density residential development south of the subject property and east of 6th Avenue, the commercial land uses to the west, and the multi -family residences to the north. The first alternative is to leave the subject property in its existing land use designation and zoning district. A multi -family development would be a good transition between the single-family development south and east of this site and the commercial development to the west. A problem with this alternative is the small size of the subject property and the minimum lot size requirements of the R-2 zoning district. The subject property is 10,400 square feet in size. The minimum size lot in the R-2 district is 7,000 square feet for a single-family residence, 10,000 square feet for a duplex, 12,580 square feet for a triplex, and 15,160 square feet for a quadplex. Based on the size of the subject property and the minimum lot size in the R-2 district, only a single-family residence or duplex could be built on this site. Neither of these would be a good buffer between single-family residences and commercial development. The second alternative is to allow the subject property to be developed as an office. Under the Performance Standards for Commercial Uses in the Comprehensive Plan, the relationship between residential uses and offices is stated as "small complexes with low-rise building and good landscaping can serve as a buffer between residential and commercial uses." As stated earlier, the subject property should provide a buffer between residential and commercial uses, and development of the site as an office meeting these performance standards would provide for such a buffer. While the subject property is too small to be designated as a commercial node, this property is immediately adjacent to the U.S. Highway #1 commercial corridor. In addition, the Comprehensive Plan states that: "Certain parcels of land which do not conform to the policies for nodal development, but can be demonstrated to be suitable for commercial or industrial development and otherwise meet the performance standards described in this element, may receive consideration by the Board of County Commissioners for commercial or industrial zoning classification." The subject property meets the performance standards for commercial uses outlined in the Land Use Element of the Compre- hensive Plan. Transportation System This property has direct access to 17th Street (classified as an arterial street on the Thoroughfare Plan). Utilizing the maximum density allowed under a plan amendment and rezoning, development of this property as a real estate office would generate 49 average daily trips (ADT) with 7 trips in the peak hour. Under its existing land use designation (MD -2) and zoning (R-2), this property would generate 24 ADT with two trips in the peak hour. Seventeenth Street currently carries 14,000 ADT with a capacity of 24,000 ADT.