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r..1 rounding areas, utility systems, mental quality. BOOK 64 PA. cf. 24 potential impacts on the transportation and and any significant adverse impacts on environ - Existing Land Use Pattern The subject property is presently being utilized as a landscape - nursery. Located to the north and west of the subject property is land with existing residential uses and zoned RS -6. The land located•to the south is vacant and zoned RS -6. The land located to the east of the subject property and west of the railroad is primarily vacant,. except for a computer business located on the north side of North Winter Beach Road. A mixture of residential and heavy commercial uses is located east of the railroad. Future Land Use Pattern The Comprehensive Plan designates the subject property and the property to the north, south, and west as LD -2, Low -Density Residential 2 (up to 6 units/acre). The property located east of and adjacent to the subject property is also designated LD -2; however the MXD, Mixed Use District, is located approximately 300 feet east of the eastern boundary of the subject property. The proposed rezoning is in conformance with the LD -2 land use designation and is consistent with the Winter Beach Small Area Plan and Precise Land Use Map which designates this property as residential at a density of up to 6 units/acre. Transportation System The subject property has primary access to North Winter Beach Road (classified as a primary collector on the Thoroughfare Plan). Both U.S. #1 (classified as an Arterial) and Old Dixie Highway (classified as a Secondary Collector) could also be impacted due to development of this site. The maximum develop- ment which could occur on the subject property with the proposed RM -6 zoning would generate approximately 378 average annual daily trips. This extra traffic would not significantly affect the current level -of -service "A" which exists on North Winter Beach Road, U.S. #1, and Old Dixie Highway. Environment The subject property is not designated as environmentally sensi- tive nor is it in a flood -prone area. The subject property has excessively well drained soils, but it is not located on the sand ridge aquifer recharge area. Utilities The subject property is not presently served by County water or sewer facilities. RECOMMENDATION The Planning and Zoning Commission voted 3 -to -0 to deny this rezoning request for the reasons given in the description and conditions section of this memorandum. While the Planning Department respects the•Planning and Zoning Commission's opinion, the staff feels that this rezoning is consistent with the Compre- hensive Plan and the Winter Beach Small Area Plan and Precise Land Use Map. Staff also feels that the existing 300 feet of multiple -family zoning is not adequate to buffer the single- family uses from the Industrial District and that this 'rezoning is appropriate for this area. Based on this analysis, staff recommends approval. 24 s