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Environment <br />BOOK 61 r 307 <br />The subject property -is -not designated as environmentally <br />sensitive nor is it in a flood -prone area.- <br />- <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. However, staff recommends that the subject property <br />be. --.-included in a county initiated request to rezone property. in <br />this -area to the new.PRO district. <br />Chief Planner Shearer stressed that staff has consistently <br />recommended against Commercial zoning along 17th St., but they <br />could go along with PRO. <br />Discussion ensued re the possibility of denying the commer- <br />cial and directing staff to move ahead with a county -initiated <br />rezoning to PRO, but Commissioner Bird felt that would change <br />some existing commercial uses. <br />Chief Planner Shearer advised there is only one existing use <br />in OCR, and the proposed PRO district would go right'up to the <br />old car dealership. They now have a site plan proposing to <br />convert that into retail shops. <br />Commissioner Bowman inquired about the advantage of PRO over <br />OCR, and Planner Shearer advised that it has a little narrower <br />range of uses, and OCR also requires a commercial Land Use <br />designation. <br />The Chairman asked if anyone present wished to be heard. <br />Attorney Steve Henderson came before the Board representing <br />the applicant. He felt staff's approach ignores the basic <br />economics in the area in that there is a glut of office space and <br />lack of good commercial space. He believed 17th is a unique <br />boulevard and you do not find many causeways zoned residential. <br />They are asking either for an extension of the node at U.S.1, <br />which he felt was indicated to be flexible, or for a 2.5 acre <br />18 <br />