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r-JUN19 195 BOOK. I F"rF 264 east of U.S. 1, south of 11th Street SE, and north of 11th Place SE, from C-1, Commercial District, to C-2, Heavy Commer- cial District. The applicants would like to further develop the property for boat sales which are permitted in the C-2 district but not in the C-1 district. On May 9, 1985, the Planning and Zoning Commission voted 5 -to -0 to recommend approval of this request. ALTERNATIVES & ANALYSIS In this section, an analysis of the reasonableness of the application will be presented. The analysis will include a description of the current and future land uses of the site and surrounding areas, potential impacts on the transportation and utility systems, and any significant adverse impacts on environmental quality. EXISTING LAND USE PATTERN The subject property contains Tommy's Transmission Shop, two mobile homes, and outdoor storage of various automobiles and boats. North of the subject property is a vacant parcel of land and the Rural Sanitation Service facilities which are zoned C-1. Further north, is a mobile home park zoned RMH-8, Mobile Home Residential District (up to 8 units/acre). East of the subject property are four mobile homes and a flea market zoned C-1. South of the subject property are J.B.'s Takeout, Satellite T.V. Systems, and Newcomb Decorating zoned C-1. West of the subject property, across U.S. 1, is undeveloped land zoned M-1, Restricted Industrial District. FUTURE LAND USE PATTERN The Comprehensive Plan generally designates the subject property and the land north, east, and south of it as LD -2, Low -Density Residential 2 (up to 6 units/acre). The land west of the subject property , across U.S. 1, is designated as part of the U.S. 1 MXD, Mixed -Use Corridor (up to 6 units/acre). In addition, there is an 80 acre commercial node at the inter- section of U.S. 1 and Oslo Road. During the public hearings on the Comprehensive Plan, it was generally agreed that the southern boundary of the node would be the drainage ditch lying south of and parallel to 12th Place SE which corresponds to the C-1 zoning district boundary. This would include the subject property and the land around it in the node. Based on the existing use of immediately adjacent to it, be more appropriate for the C-1 zoning. TRANSPORTATION SYSTEM the subject property and the land the C-2 zoning district seems to subject property than the existing The subject property has direct access to U.S. 1 (classified as an arterial street on the thoroughfare plan) and to 11th Street SE and 11th Place SE (classified as local streets). The maximum development of the subject property under C-2 zoning could attract up to 223 Average Annual Daily Trips (AADT). ENVIRONMENT The subject property is not designated as environmentally sensitive nor is it in a flood -prone area. 16