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MAY 5 1987 BOOK 68 PAGE 224 Further east is the F.E.C. railroad. South of the subject property, across South Winter Beach Road, is undeveloped land zoned A-1, a church and undeveloped land zoned RS -6, undeveloped land zoned RM -6 and IL, and two industrial buildings zoned IL. West of the subject property, across the Lateral "G" Canal, are single-family residences and undeveloped land zoned RS -3. FUTURE LAND USE PATTERN The Comprehensive Plan designates the subject property and the land south and immediately east of it as LD -2, Low -Density Residential 2 (up to 6 units/acre). Further to the east is the 100 acre South Winter Beach Road Industrial Node and the U.S #1 MXD, Mixed -Use Corridor (up to 6 units/acre). The land north and west of the subject property is designated as LD -1, Low - Density Residential 1 (up to 3 units/acre). The Winter Beach Precise Land Use Map, as amended by the Board of County Commissioners on July 23, 1986, designates the subject property as LD -1 with an appropriate zoning of RS -3. The subject property is located 300 feet west of an industrial node and is adjacent to multiple -family zoning to the east. Based on the existing zoning pattern of this area, the existing RS -6 zoning of the subject property appears to provide an appropriate buffer between the RM -6 zoning to the east and the RS -3 zoning to the west. Without public water or sewer the subject property cannot be developed at 6 units per acre. With utilities, the subject property could be subdivided and developed at a density of approximately 4 units per acre which appears appropriate for this area. TRANSPORTATION SYSTEM The subject property has direct access to North Winter Beach Road (classified as a primary collector street on the Through - fare Plan) and to South Winter Beach Road (classified as a secondary collector street). Both roads function at level -of - service "A" and the proposed rezoning would reduce the maximum number of trips generated by the subject property at build -out. ENVIRONMENT Approximately 80 percent of the subject property consists of excessively drained soils and is considered to be located in the coastal sand ridge primary aquifer recharge area. The subject property is not located within a flood -prone area. UTILITIES County water and wastewater facilities are not currently available for the subject property. RECOMMENDATION Based on the above analysis, including the Planning and Zoning Commission's recommendation, and based on the staff's previous study of this area, staff feels that its original proposal for this area was correct and recommends that this rezoning request be denied.