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JAS! 18 1994 9 55 P c 87 Future Land Use Pattern The Comprehensive Plan designates the land north of Oslo Road and east of U.S. 1 as MD -2, Medium -Density Residential (up to 10 units/acre). However, the Plan also designates an eighty - acre commercial node at the intersection of U.S. 1 and Oslo Road. The subject property and the lands immediately north, south, and east of it can be included in this node. West of the subject property is the U.S. Highway 1 Mixed -Use District corridor. South of the subject property, across Oslo Road, the land is designated as LD -2, Low -Density Residential 2 (up to 6 units/acre). Based on the existing land use pattern in this area and the commercial land use designation for the Oslo Road and U.S. 1 intersection, the C-1 zoning district appears to be the most appropriate zoning for the subject property. Roads/Traffic The subject property has direct access to U.S. Highway #1 (classified as an arterial street on the Thoroughfare Plan). Commercial development of the subject property would attract 4,053 average daily trips (ADT) to this site. However, the subject property is part of a larger tract of land which is proposed for development as a 170,000 square foot shopping center. This type of shopping center can be expected to attract 8,500 ADTs. This additional traffic (added to the existing 20,000 ADT on -U.S. 1) would increase the traffic on U.S. 1 to the upper limit of level -of -service "C". Traffic signalization at Oslo Road and U.S. 1 will be necessary to handle this additional traffic. The developer should contribute to the cost of this signalization. Environment The subject property is not designated as environmentally sensitive nor is it in a flood -prone area. UtiIit-imc County water is available for the subject property, but County wastewater facilities are not available. RECOMMENDATION Based on the above analysis, particularly the existing land use pattern, and the Planning and Zoning Commission's recommenda- tion, staff recommends approval. Planner Shearer stated that the only problem staff saw was there would be two small parcels contiguous that would remain in C-lA. However, at the Planning & Zoning meeting of December 8, 1983, the Planning & Zoning Commission instructed staff to bring those to C-1; so, they would all be C-1. The four parcels now are C-lA. Both staff and the Planning & Zoning Commission recommend approval of the rezoning. Commissioner Bird inquired why C-1 rather than C-lA, and Mr. Shearer stated that C -1A does not necessarily cover 71 I