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AUG 9.x.1985 The proposed RM -6 zoning is in designation and is consistent of the subject property. BOOK 61 F UE 844 conformance with the LD -2 land use with the RM -6 zoning north and west In reviewing the request for commercial zoning, the staff re- viewed the provisions of the Comprehensive Plan relative to establishing zoning in Mixed -Use Districts and the potential traffic impacts based on that zoning. The Comprehensive Plan states that within MXD areas zoning shall be established based on the predominant land use pattern. Old Dixie Highway has traditionally been the dividing line between commercial and industrial uses on the east side of Old Dixie and residential uses on the west side. There are currently only two areas on the west side of Old Dixie south of Vero Beach where there is commercial zoning. One small area is located at 14th Street SW. The other area extends from the city limits southward to 10th Place (one block north of the subject prop- erty). Rezoning the subject property to commercial would encour- age further strip commercial development along the west side of Old Dixie. The Planning Department has been concerned about the current levels of traffic on Old Dixie Highway and the amount of addi- tional traffic that would be attracted to additional retail commercial development in this area. For this reason, the staff has successfully recommended rezoning more than 125 acres of land on the east side of Old Dixie from commercial districts allowing retail development to C-2, Heavy Commercial District. The C-2 district primarily permits trades and warehousing, uses which attract significantly fewer trips than retail development. This concern about additional traffic prompted the staff to recommend against a commercial rezoning request on the west side of Old Dixie last fall.. That request was denied by the Planning and Zoning Commission. Transportation System The subject property has direct access to Old Dixie Highway (classified as a secondary collector street on the Thoroughfare Plan) and to 9th Street (classified as a local street). The maximum development of the subject property would generate 777 average annual daily trips (AADT) from the proposed multiple - family area and attract 3,977 AADT to the proposed commercial area or a total of 4,754 additional AADT. Old Dixie Highway currently carries 10,400 AADT at level -of - service "C". The 4,754 additional trips would reduce Old Dixie Highway to level -of -service "E". The Comprehensive Plan contains an objective of maintaining level -of -service "C", or better on all major thoroughfares. This objective is further stated as: The minimum standard to be used to determine whether or not future development efficiently uses the transporta- tion system shall be level -of -service "C" on an annual basis and level -of -service "D" during the peak season. Proposed projects shall not be approved by the County when existing traffic, the proposed projects' traffic and committed traffic on existing major thoroughfares do not meet level -of -service "C" on an annual basis and level -of -service "D" during the peak season. 47