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Future Land Use Pattern <br />The Comprehensive Plan designates the subject property as C, Commer- <br />cial. The property to the north, east, and south of this site is <br />designated as MD -2, Medium -Density Residential 2. The property to the <br />west of the subject site (on the east side of U.S. Highway #1) is part <br />of the designated U.S. Highway #1 Commercial Corridor. The property <br />to the west of U.S. Highway #1 is designated MXD, Mixed -Use District <br />(up to 6 units/acre). <br />Although the subject property is currently designated Commercial, the <br />commercial land use designation was not considered appropriate when <br />the Comprehensive. Plan was being formulated. Conditions have not <br />changed significantly since then, and a residential land use desig- <br />nation is still considered more appropriate. t <br />Transportation System <br />The subject property has indirect <br />(classified as an arterial street <br />quality of service on this portion <br />level -of -service "D" during the peak <br />access to U.S. Highway # 1 <br />on the Thoroughfare Plan). The <br />of U.S. Highway #1 is rated as <br />season. <br />Although the maximum density allowed under a plan amendment and <br />rezoning would generate 280 average annual daily trips, the <br />redesignation of the subject site from commercial to residential would <br />decrease the potential number of average annual daily trips (AADT) of <br />the entire 19.68 acre site by 1,040. The following table illustrates <br />the impact the redesignation and rezoning would have on future traffic <br />if the property is developed to its maximum under current and proposed <br />zoning. <br />Zoning <br />Present Commercial (19.68 acres) <br />Proposed Residential (4.0 acres, <br />Future Commercial (15.68 acres) <br />Future Development (Commercial & <br />Proposed zoning difference <br />Environment <br />The subject property is no <br />nor is it in a flood-pron <br />significant environmental <br />property. <br />Utilities <br />Potential AADT <br />6,600 <br />10 d.u.s./acre) 280 <br />5,280 <br />Residential) 5,560 <br />1,040 <br />t designated as environmentally sensitive <br />e area. There does not appear to be any <br />constraints involved in developing this <br />County water and wastewater facilities currently are available for the <br />subject property. <br />RECOMMENDATION <br />Based on the above analysis, including the Planning and Zoning <br />Commission's recommendation and the fact that the commercial land use <br />designation was not considered appropriate when the Comprehensive Plan <br />was being formulated, staff recommends that the Board of County <br />Commissioners approve this request to redesignate the subject property <br />as MD -2. Based on this recommendation, staff also recommends that the <br />subject property be rezoned to RM -10. <br />21 <br />OCT 1 1 BOOK 62 412 <br />I <br />