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Existing Land Use Pattern The subject property, and the land south and west of it, is undeveloped. North of the subject property, across Wabasso Road, is undeveloped land zoned C-lA, Restricted Commercial Development, and R-1, Single -Family District (up to 6.2 units/acre). Further north, are single-family residences. East of the subject property, across S.R. A -1-A, is undeveloped land zoned C-1 and an office building, the Wabasso Beach Market, and a County Park zoned C -1A. Further north, are single-family residences zoned R-1. Future Land Use Pattern The Comprehensive Plan designates the subject property and all of the land around it as LD -2, Low -Density Residential 2 (up to 6 units/acre). In addition, the Plan designates a 25 acre tourist/commercial node at the intersection of Wabasso Road and S.R. A -1-A. The applicants are proposing to include the northeast corner of the subject property in the node. Prior to submitting their rezoning application, the applicants met with the staff to discuss the amount of acreage available in the node and the appropriate zoning configuration for this property. The proposed zoning scheme will concentrate the commercial uses at the intersection and downzone the remaining property from R-2 (allowing up to 15 units/acre) to R -2D (allowing up to 6 units/acre) which is consistent with the LD -2 land use designation. Transportation System The subject property has direct access to S.R. A -1-A and C.R. 510 .(both classified as arterial streets on the Thoroughfare Plan). The proposed zoning of the subject property would result in approximately 1336 average annual daily trips (AADT) generated by the residential property and 4,746 AADT attracted to the commercial property. This additional traffic would result in C.R. 510 having a peak hour level-of-serice "B" and S.R. A -1-A having a peak hour level -of -service "B-". This level -of -service is based on existing traffic, traffic from this development, and 50% of the traffic from committed developments south of C.R. 510. The staff feels that providing commercial development at this intersection will serve commercial trips originating on the island which would keep additional traffic off of the Wabasso bridge. Environment The subject property is not designated as environmentally sensitive. However, most of the subject property is in a B flood zone which includes areas within the 500 year flood plain. In addition, the southwest corner of the subject property (including approximately one acre) is in an A-9 flood zone (elevation 6). The A-9 zone includes land within the 100 year flood plain. Utilities The subject property is within the service area of the north beach utilities franchise. RECOMMENDATION Based on the above analysis, including the Planning and Zoning Commission's recommendation, staff recommends approval. 25 SEP 26 1994 RooK 8 Pa;E 4039 J