4/3/1985 - Laserfiche WebLink

Home Browse Search

BOOK 60 F'V1JE18' is a mobile home park zoned R-1MP, Mobile Home Park District, and mini -warehouses and contractors' trade buildings zoned C-2. East of the subject property is the Dickerson, Inc., asphalt plant, the F.E.C. railroad, and undeveloped land zoned M-1. Further east, across U.S. Highway 1, is Vista Royale. South of the subject property is a retail/office development under construction. West of the subject property, across Old Dixie Highway, are single-family residences, a church, and undeveloped land zoned R-1, Single -Family District (up to 6 units/acre), and R -2D, Multiple -Family District (up to 6 units/acre). Future Land Use Pattern The Comprehensive Plan designates the subject property, and all of the land immediately adjacent to it, as part of the U.S.1 MXD, Mixed -Use Corridor (up to 6 units/acre). East of the subject property, across U.S.1, is land designated as MD -2, Medium -Density Residential 2 (up to 10 units/acre). West of the subject property, 300 feet west of Old Dixie Highway, is land designated as LD -2, Low -Density Residential 2 (up to 6 units/acre) .. The U.S.1 Mixed -Use Corridor allows residential, commercial, or industrial uses which will be regulated by the zoning ordinance. However, the Comprehensive Plan states that the U.S.1 MXD area will be devoted primarily to commercial and industrial land uses and that zoning will be established based on the predominant land use pattern. Most of the land on the east side of Old Dixie Highway from State Road 60 to the County line is developed in heavy commercial and light industrial land uses. The subject property contains a number of heavy commercial uses. Based on the existing land use pattern, the C-1 zoning no longer seems appropriate for the subject property. The C-1 zoning district is a general commercial district which is designed to provide for a wide range of office, retail, and support commercial uses. The C-1 zoning district is not appropriate for the subject property for two reasons. The first reason is because of the existing land use pattern which includes heavy commercial uses (such as warehousing and auto repair facilities) which should be located in the C-2 zoning district. The second reason is that because the C-1 district allows such a wide range of retail uses, the traffic attracted to the retail development allowed on the subject property under C-1 zoning would significantly over -burden the transportation system in this area. Transportation System The subject property has direct access to Old Dixie Highway (classified as a secondary collector street on the Thoroughfare Plan) and to 1st Street, 5th Avenue, 5th Court, 6th Avenue, and 4th Place SW (all classified as local streets). The maximum development of the subject property under C-2 zoning would attract up to 4,050 average annual daily trips (AADT). The maximum development of the subject property under the existing C-1 zoning could attract more than 19,800 AADT. Old Dixie Highway currently carries 7200 AADT in this area and has a capacity of 10,000 AADT at upper level -of -service "C". Environment The subject property is not designated as environmentally sensitive nor is it in a flood -prone area. RECOMMENDATION Based on the above analysis, including the Planning and Zoning Commission's recommendation, staff recommends that all of the subject property be rezoned to C-2. 18