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oGT- 1986_ BOOK 66 ALTERNATIVES & ANALYSIS Y 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. Existing Land Use Pattern The subject property currently consists of undeveloped land, a church, and a number of single-family residences situated throughout the area, with most of the homes located along 69th Street, 51st Avenue, and 52nd Avenue._ The homes along 69th Street are situated on lots which range in size from } acre to 10 acres. The homes located along 51st and 52nd Avenues are on lots which range from i acre to 1 acre in size. The property to the east is an industrial node with several industrial uses, zoned IL, located on South Winter Beach Road. The F.E.C. Railroad is located approximately 600 to 1,500 feet east of the subject property. There are also heavy commercial uses, zoned CH, located east of the railroad between U.S. 1 and Old Dixie Highway. The property to the south is primarily vacant and zoned. RS -6 with a residential subdivision, made up of .15 acre lots, also located to the south. The Bent Pine Golf Club, zoned RM -4 is located further south. The land to the north—contains Kiwanis-Hobart Park and additional vacant land, zoned A-1, currently being mined. Ciba-Geigy, zoned RS -3, is located just west of the subject property. Future Land Use Pattern, The subject property is currently designated as LD -2, Low -Density - Residential 2 (up to 6 units/acre) on the County's Comprehensive Plan. The property to the north and south is also designated as LD -2. The property to the east, running a distance of 300 feet west of the F.E.C.R.R., is part of the U.S. 1 MXD, Mixed -Use Corridor. There is also a 100 acre Industrial Node located just east of and adjacent to the subject property. The property located to the west of 58th Avenue (Kings Highway) is designated as LD -1, Low -Density Residential 1 (up to 3 units/acre) The LD -2 land use designation is a general category which allows residential development up to a maximum of 6 units/acre with public water and sewer facilities. The County can provide less intense zoning, such as RS -3, in areas with the LD -2 designation. The present situation (absence of both public water and wastewater facilities) will not' allow development at 6 units/acre. However, County water is scheduled to be supplied to the Winter Beach area between 1988 and 1992, which would make it possible to attain the maximum density that the LD -2 land use designation allows. Transportation Svstem The subject property is served by several roadways which vary in functional classification. The north section of the area is served by 69th Street (North Winter Beach Road) which is classified as a primary collector•on the Thoroughfare Plan. 65th Street (South Winter Beach Road) serves the southern section of the subject property and is classified as a secondary collector on the Thoroughfare Plan. Both of these roads intersect with 58th .Avenue (Kings Highway), designated as an Arterial on the Thoroughfare Plan, on the west side of the subject property. North and South Winter Beach roads also intersect with Old Dixie Highway and U.S. 1 to the east of the subject property. Old Dixie Highway is designated as a Secondary Collector and U.S. 1 is designated as an Arterial on the Thoroughfare Plan. 44