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MAY ,2 3 1994 Boa 57 FAba l-37 <br />Future Land Use Pattern <br />The Comprehensive Plan designates the subject property and most <br />of Ercildoune Heights Subdivision as LD -1, Low -Density <br />Residential 1 (up to 3 units/acre). The Plan also designates a <br />25 acre tourist/commercial node north of the subject property <br />and a 70 acre hospital/commercial node south of the subject <br />property. The subject property, however, does not seem to be <br />appropriate for commercial uses because it is developed <br />primarily as single-family residences and because of its <br />distance from U.S.#1. <br />Under the LD -1 land use designation, the most appropriate <br />zoning district is the R-lAA District which allows a maximum of <br />2.6 units/acre. However, the property northeast of the subject <br />property can.be included in the tourist commercial node and the <br />vacant property to the southeast (adjacent to the hospital) <br />should be included in the hospital/commercial node. Because of <br />the proximity of the subject property to the commercial and <br />potential commercial uses along U.S.1, a rezoning to R-lAA <br />would not result in an appropriate land use arrangement. <br />Block C of Ercildoune Heights Subdivision was rezoned from C-1 <br />to,R-lAA, Single -Family District (up to 2.6 units/acre), in <br />September, 1983. Based on the LD -1 land use -designation, the <br />R-lAA zoning was the most appropriate district. However, the <br />minimum lot size in the R-lAA District is larger than the lots <br />in this subdivision, so the rezoning created nonconforming <br />lots. Because a large part of Ercildoune Heights Subdivision <br />is zoned R-1 (allowing up to 6.2 units/acre), the LD -2 land use <br />designation seems to be more appropriate for the residential <br />part of the subdivision than the LD -1 land use designation. <br />Transportation System <br />Redesignating the subject property to LD -2 should not increase <br />the total amount of traffic generated by the subdivision. <br />Environment <br />The subject property is not designated as environmentally <br />sensitive nor is it in a flood prone area. <br />Utilities <br />County water and wastewater facilities are not available for <br />this part of the County. <br />RECOMMENDATION <br />Based on the above analysis, including the existing land use <br />pattern, the size of the lots in this subdivision, the existing <br />R-1 zoning of most of the subdivision, and the Planning and <br />Zoning Commission's recommendation, staff recommends that the <br />subject property be redesignated from LD -1 to LD -2. <br />Richard Shearer, Chief, Long -Range Planning, presented <br />staff's recommendation for redesignation and showed a slide <br />of an aerial view of the subject property and also a land <br />use map of the area. He noted that if we were to rezone <br />this area consistent with the present LD -1 land use <br />F► ( <br />