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J U L 2 9 1986 BOOK 65 Fnr 246 -7 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 was 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 td 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 U.S. 1 could still maintain level -of -service "C" if this property was rezoned to commercial. While the staff and the Planning and Zoning Commission feel that the CL zoning district would be appropriate for this area, the Board could consider a less intense commercial zoning district such as the CN, Neighborhood Commercial District, or the OCR, Office, Commercial and Residential District. Transportation System The subject property has direct access to U.S. 1 (classified as an arterial street on the Thoroughfare Plan). The maximum development of the subject property under the proposed CL zoning could generate up to 4,615 average annual daily trips (AADT). Currently, U.S. 1 carries 23,900 AADT at level -of -service "B". The additional trips would lower this level -of -service to "C" based on a level -of -service "C" capacity of 31,000 AADT. Environment The subject property is not designated as enviornmentally sensitive -nor is it in a flood -prone area. Utilities County water and wastewater facilities are available. RECOMMENDATION Based upon the above analysis, including the Planning and Zoning Commission's recommendation and preferred zoning district, staff recommends that a 10'acre.commercial node be established for the subject property and that the subject property be rezoned to CL, Limited Commercial District. 24