9/19/1984 - Laserfiche WebLink

Home Browse Search

F_ SEP 19 1984 BOOK 5 8 FACE 376 staff determined* that the commercial zoning of the site was valid. In essence, the commercial use of this property repre- sents an extension of the U.S. #1 commercial corridor which had previously been extended to the South Relief Canal by approval, in 1983, of a .comprehensive plan amendment submitted by Vista Properties, Inc. A major concern of the staff with the initial site plan appli- cation was traffic safety, specifically access and internal traffic circulation. As originally submitted, the plan depicted no proposed U.S..#1 traffic improvements, showed a two-way traffic access point, proposed two-way traffic in the two center driving aisles, and showed the existing radio tower retained and located within a proposed driving aisle. The staff initially recommended. that the applicant obtain access from the existing .Vista Royale access road located directly to the south of the subject property.. The applicant, however, informed staff that'he had requested approval to obtain access from the .existing private road, but his request was denied by the Vista Royale Association. The staff then recommended that the applicant install a deceleration lane in the U.S. #1 right-of-way, install a median or- striping in his entrance to create_ separate ingress/egress points, change the two center driving aisles from two-way to ane -way flows, make several other modifications to align driveways, and to remove the radio tower. After a number of meetings with the applicant, the staff was successful in having all of its recommendations incorporated into a revised site plan. Although this site is located on a busy and hazardous section of U.S. #1, it is the staff's position that the -project, as approved, will provide for adequate public safety:_ Another concern of the staff with the original submittal was the need for a more extensive buffer between the proposed retail buildings. and the existing multi -family structures to the east. Although current zoning regulations require mainte- nance of a ten foot setback where a commercial site abuts a residential district, the staff felt that the setback should be extensively landscaped to provide a more effective buffer. In response to -the staff comment, the applicant agreed to plant 8' to 10' .trees along with hedge material in the required setback area, a landscape*plan which will ensure that the space between the ground and a ten foot height is filled. With establishment of the proposed landscape buffer, an ade- quate transition will be provided in the opinion of the staff. Oftentimes, multi -family land uses are located adjacent to commercial uses to establish a transition between commercial and low density residential; so commercial and higher density residential uses are not necessarily incompatible. In this case, the proposed commercial use will be an intense uti- lization of the site, with approximately 91 percent of the site in impervious surface. This will'be accomplished by use of an underdrain system of stormwater management, a system which eliminates surface retention areas which serve as green space for many developments. It is the•staff's position that all of the issues raised in the appeal letter were addressed by the*- staff in its review of the initial site plan submittal and subsequently addressed by the applicant -in submission of a revised site plan. The staff feels that the applicant has complied with all applicable___ ---.._— County regulations and agreed to additional improvements to mitigate or resolve .potential problems identified by the staff. Based upon those factors; the staff feels that the Planning and Zoning Commission made the correct decision in approving the Royal Garden Village site plan application. 0 54 _I