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JUN 6 1984 BOCK 57 FnUE 28© The Land Use Element of the Comprehensive Plan discourages strip commercial development along major streets such as 27th Avenue, but encourages compact commercial development in identified commercial nodes. Presently, there is scattered commercial development along 27th Avenue between the South Relief Canal and the County line. This two and three-quarter (2 3/4) mile long corridor along 27th Avenue has been strip zoned commercial for many years. Redesignating the subject property Commercial will encourage further strip commercial development along 27th Avenue which is contrary to the objectives of the Comprehensive Plan. Transportation Svstem The subject property has direct access to 27th Avenue (classified as a primary collectorstreet on the Thoroughfare Plan) and to Rebel Road (classified as a secondary collector street). Utilizing the maximum development allowed under a plan amendment and commercial zoning of all of the property, the development of the property would attract approximately 5,537 average annual daily trips (AADT). Under the LD -2 land use designation, the subject property would generate a maximum of 338 AADT. Environment The subject property is not designated as environmentally sensitive nor is it in a flood -prone area. TT+i 1 i +-i cc County water and wastewater facilities are not available for the subject property. RECOMMENDATION Based on the above analysis, including the commercial node 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. Commissioner Bird wished to know, since this commerci- ally zoned property which is shown as Residential on the Land Use Map, is not in a commercial node or an MXD, what the Commission's latitude is in regard to approving or not approving the request to use it as commercial. Attorney Brandenburg noted that there is a catch-all phrase in the Comprehensive Land Use Plan which states that certain parcels because of their unique circumstances may be suitable for commercial development although they don't meet the requirements for being in a commercial node. In order to utilize that provision, the Board would have to make several findings - (1) the property is not suitable for a commercial node, and (2) that the circumstances relating to 26