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r h l) BOOS property, across State Road 60, is zoned RM -8 and is being developed for a Total Care Center with a 3 -acre neighborhood commercial node zoned C-lA. Northeast of the subject property is Village Green East zoned RMH-8, Mobile Home Residential District, and C-1, Commercial District. East of the subject property, across 74th Avenue, is a citrus grove zoned A, Agricultural District. Future Land Use Pattern The Comprehensive Plan designates the subject property and all of the land around it (except for the land to the east) as MD -1, Medium -Density Residential 1 (up to 8 units/acre. The land east of the subject property is designated as LD -2, Low -Density Residential 2 (up to 6 units/acre). The Board of County Commissioners has indicated that they will review this request based on the neighborhood node criteria in effect when the application was received by the County. However, the Board established a neighborhood commercial node on the northwest corner of State Road 60 and 74th Avenue on June 12, 1985, and the County's previous policy had been "first come, first served". Moreover, because this proposed neighborhood commercial node is less than three-quarters of a mile from the east boundary of the State Road 60 and I-95 commercial/industrial node, located at 80th Avenue, and is only 200 feet from the neighborhood commercial node on the north side of State Road 60, establishing another neighborhood commercial node at this inter- section would encourage further strip commercial development along State Road 60. If the demand for commercial land at this intersection exceeds the amount available in the three acre neighborhood node, then the better alternative would be for the applicant to petition the County to amend the Comprehensive Plan to establish a general commercial node at this intersection. Transportation System The subject property has direct access to State Road 60 (clas--- sified as an arterial street on the Thoroughfare Plan) and to 74th Avenue (classified as a secondary collector street). The maximum development of the subject property under the requested C-lA zoning could attract up to 5,694 average annual daily trips. Environment The subject property is not designated as environmentally'sensi- tive nor is it in a flood -prone area. Utilities, A County watermain is in place along State Road 60. The County has plans to provide wastewater service to this area in the near future. RECOMMENDATION The Planning and Zoning Commission recommended approval of this rezoning request because they reviewed it under the Comprehensive Plan provisions for neighborhood nodes in effect when the appli- cation was submitted. Those provisions allowed neighborhood nodes up to eight acres in size. While the Planning and Zoning Commission felt that the subject property could be included with the property to the north as a neighborhood node, staff feels that granting this request would encourage further strip commer- cial development along State Road 60. For this reason, staff recommends -that this request be denied. 28 r