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located on the east side of U.S. 1 and approximately one-quarter mile south of 45th Street (North Gifford Road) from CL, Limited Commercial District, to CH, Heavy Commercial -District. The applicant intends to further develop this property for contractors trade buildings and warehouses. On September 25, 1986, the Planning and Zoning Commission voted 7 -to -0 to recommend approval of this request. 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 contains a retail sales building. North of the subject property are warehouses and contractor trade buildings zoned CH. East of the subject property are citrus groves zoned RM -6. South of the subject property are single-family residences zoned* RM -6. West of the subject property, across U.S. 1, are retail stores 'zoned CG, and single-family and multi -family residences zoned CG and RM -6. Northwest of the subject property are citrus packinghouses zoned. CH. Future Land Use Pattern The Comprehensive Plan generally designates the subject property and the land north, south and east of it as MD -1, Medium -Density Residential 1 (up to 8 units/acre). The land west of the subject property (across U.S. 1) is part of the U.S. 1 MXD, Mixed -Use Corridor (up to 6 units/acre). Moreover, the Comprehensive Plan designates a 90 acre commercial node on the east side of U.S. 1 at the intersection of U.S. 1 and North Gifford Road. There are 90 acres of land in this area zoned commercial, including the subject property, and the staff feels that these 90 acres make up the node. .In reviewing this request, staff notes that all of the land north and northwest of the subject property is currently zoned CH. The proposed rezoning would be a natural extention of this CH zoning to the south and allow the applicant to develop this property in a manner similar to the land to the north. Transportation System The subject property has direct access to U.S. 1 (classified as an arterial street on the County's Thoroughfare Plan). The maximum development of the subject property under CH zoning could generate up to 631 average annual daily trips (AADT). Under the current CL zoning, the subject property could generate up to 4,268 AADT as a neighborhood retail shopping center. Environment The subject property is not designated as environmentally sensitive nor is it in a flood -prone area. Utilities A county watermain runs along the west side of U.S. 1 across from the subject_ property. County wastewater facilities are not available. r� RECOMMENDATION Based on the above analysis, including the Planning and Zoning Commission's recommendation, staff recommends approval. 7 ROOK Pr{UE29 �