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As an alternative to strip commercial zoning along arterial <br />streets, the staff has prepared a draft professional office <br />zoning district. The applicants have expressed an interest in <br />this zoning district. However, when the Board of- County <br />Commissioners decided to send this proposed zoning district back <br />to the planning department for further study on July 23rd, 1986, <br />the applicants decided to apply for a Comprehensive Plan <br />amendment and rezoning of the subject property. <br />While the planning staff would be amenable to professional office <br />development of the subject property, the proposed CL zoning <br />district would allow a broad range of retail uses which could <br />encourage further strip commercial development along 17th Street <br />and 6th Avenue. <br />Transportation System <br />The subject property has frontage on 17th Street (classified as <br />an arterial street on _the Thoroughfare Plan), 6th Avenue <br />(classified as a secondary collector street), and to 16th Place <br />(classified as a local street). The maximum development of the <br />subject property under CL zoning could generate up to 2,318 <br />Average Annual Daily Trips (AADT).. Currently, 6th Avenue carries <br />12,700 AADT at level -of -service "E", and 17th Street carries <br />22,700 AADT at level -of -service "A". This additional traffic <br />would cause severe problems on 6th Avenue which is already below <br />the desired level -of -service "C". <br />Environment <br />The subject property is not designated as environmentally <br />sensitive nor is it in a flood -prone area. <br />Utilities <br />A 6 inch watermain is located on 6th Avenue. County wastewater <br />facilities are not currently available. <br />RECOMMENDATION <br />Based on the above analysis, particularly the fact that granting <br />.this request would encourage further strip commercial development <br />along 17th Street and 6th Avenue, and considering the Planning <br />and Zoning Commission's recommendation, staff recommends that the <br />Comprehensive Plan not be amended to redesignate this property as <br />commercial. <br />Richard Shearer, Chief of Long -Range Planning, presented <br />staff's recommendation for denial of this request for <br />redesignation of 2.5 acres. He noted that this is one of the <br />areas that staff has felt would be appropriate for establishing a <br />Professional Office District. <br />Chairman Scurlock believed that strip zoning would stop at <br />Rockridge, but Mr. Shearer stated that they have been approached <br />by many individuals who wish to buy homes along there for beauty <br />parlors, etc. - <br />OCT 211986 35 Buoy 66 P,'I, 146 <br />