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OCT 16 1985 Because the County's cunuuercial development location adjacent to node, this application node from 160 to 175 BOOK 62 FAGE 42 I Comprehensive Plan is structured to concentrate in nodes, and because of the subject property's the existing Kings Highway and State Road 60 is considered a request to enlarge the existing acres and to revise the boundaries of the node to include the subject property. On March 6, 1985, the Board of County Commissioners enlarged the Kings Highway and State Road 60 node from 140 to 160 acres. On April 10, 1985, the Board of County Commissioners adopted an ordinance establishing boundaries for the 160 acre Kings Highway and State Road 60 node. On August 22, 1985,. the Planning and Zoning Commission voted 4 -to -0, with an abstention, to recommend that the request to amend the Compre- hensive Plan be denied. The Commission also voted 4 -to -0, with one abstention, to recommend that the node boundaries not be adjusted to include the subject property. In addition, the Commission voted 4 -to -0, with one abstention, to deny the rezoning request. The applicant has appealed that decision. The Commission gave as their reasons for recommending denial the facts that there is a considerable amount of vacant commercially -zoned land in this area which does not justify an enlargement of the node, that the node boundary should not be adjusted to accommodate the subject property, and that based on these recommendations and the fact that the subject property abuts a single-family subdivision, that the rezoning request should be.denied. 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 is undeveloped. North of the subject property is a single-family subdivision zoned A, Agricultural District. East of the subject property, across Kings Highway, is Ryanwood Shopping Center, under construction, which is zoned C-1, Commercial District. South of the subject property is undeveloped land zoned C-1. Further south, across State Road 60, is undeveloped land zoned C-1. West of the subject property is undeveloped land zoned RM -6, Multiple -Family Residential District (up to 6 units/acre). The land in this area zoned C-1 will be assigned to the CG zoning classification in the near future. Future Land Use Pattern The Comprehensive Plan designates the subject property and the land north and west of it as LD -2, Low -Density Residential 2 (up to '6 units/acre). The land east and south of the subject property is included in the Kings Highway and State Road 60 commercial node. In order to develop the subject property for a shopping center, the Comprehensive Plan would have to be amended to enlarge the Kings Highway and State Road 60 node; the node boundaries' would have to be amended, and the property would have to be rezoned. In analyzing this request, the staff first looked at the proposal to enlarge the node. Currently, this node contains 160 acres with the acreage broken down as follows: 35 � � r