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On September 21, 1983, the Board of County Commissioners denied a request to redesignate the South part of the property and some additional property to the East to commercial. However, the Board stated that they would like the staff to look at this request again at a later date for possible reconsideration. On March 13, 1986, the Planning and Zoning Commission voted 5 -to -0 to recommend that a 10 acre commercial node be established at U.S. 1 and Vista Royale Boulevard. However, the Commission voted 5 -to -0 to deny the request to rezone 7.4 acres to CG because they felt that the CG district allowed a broad range of commercial uses that included uses imcompatible with the land uses adjacent to the subject property. The Commission did indicate that they felt some commercial uses would be appropriate at this location and suggested the CL district as an alternative to the requested CG district. Since the applicants would not amend their request to CL at the public hearing before the Planning and Zoning Commission, the Commission denied the rezoning request. The applicants appealed this decision and then amended their application to request the CL zoning district. ALTERNATIVES & ANALYSIS In this section, an analysis of the reasonableness of the appli- cation will be presented. The analysis will include a descrip- tion of the current and future land uses of the site and sur- rounding areas, potential impacts on the transportation and utility systems, and any significant adverse impacts on environ- mental quality. Existinq Land Use Pattern The subject property is undeveloped. Immediately West of the subject property is Florida Federal Savings and Loan. Further " West, across U.S. 1, is undeveloped land zoned CH, Heavy. Commercial District. North of the subject property is a water treatment plant and part of the golf course zoned RM -10. East of the subject property is the golf course and clubhouse zoned RM -10. South of the subject property is a golf area and condominiums zoned RM -10. Future Land Use Pattern The Comprehensive Plan designates the subject property -and the land North, South, and East of it as MD -2, Medium -Density Residential 2 (up to 10 units/acre). The land to the West, across U.S. 1, is designated as part of the U.S. 1 MXD, Mixed -Use Corridor (up to 6 units/acre). The applicant originally intended to have 18 acres of commercial property at this location when the Vista Royale property wa-s being planned and throughout its development. After the County considered this area in 1983, the applicant reappraised this area and is now proposing to have -approximately 10 acres of the total 18 acres available for commercial development. The remaining property will retain its RM -10 zoning and be available for residential development. The subject property includes the Vista Royale sales office on the East and the land between the sales office and the Florida Federal Savings office on the West. Based on the the fact that the subject property is located between these commerical uses and abuts a water treatment plant to the north, it does seem more reasonable to designate this property as commercial than residential. When the staff recommended denial of a similar request to redesignate property south of the subject property to commercial in 1983, that recommendation was based largely on the anticipated traffic impacts on U.S. 1. While this proposed commercial development would have a similar traffic impact, the County has revised its capacity figures for U.S. 1 based on the traffic consultant's recent reports. These figures indicate that 11 J U L 15 1986 BOOK r � � LZ