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located at the same intersection. In effect, this would permit a <br />6-1i acre commercial node to be located at each intersection <br />within .75 to 1 mile of another. The impact of 6-12 acres of <br />commercial activity at an intersection could have a substantial <br />impact on the level of service for that intersection. <br />Even though the CN district ordinance recommends that development <br />should be limited to only 25% of the total site area, it is still <br />possible, if conditions permit, for a three acre node. to <br />potentially contain over 52,000 sq. ft. of commercial use. If <br />each, intersection of a major roadway within .75 miles of another <br />contained two 3 acre nodes, as would be permitted by the proposed <br />ordinance, this would permit up to 104,000 sq. ft. of commercial <br />activity at each affected intersection. If this occurred in a <br />residential area, it would be contrary to the purpose of the node <br />concept by permitting clusters of commercial activity to exist <br />within one mile of each other within a residential area. <br />Permitting such increased frequency of commercial areas could <br />have detrimental impacts on the residents of the entire County. <br />Once 6-12 acre commercial areas were established at 3/4 mile <br />intervals, others lying between these commercial areas could be <br />encouraged by the evolving land use pattern to apply for a <br />co eral land use and zoning designation in an attempt to <br />in <br />f 11 cciommercial zoning between the established commercial uses. <br />Lar a numbers of property owners could join in requests to <br />est blish additional nodes along County roadways creating strip <br />co ercial areas and destroying residential development patterns. <br />Inc eased strip commercial patterns would not only downgrade the <br />levepl of service of roadways, but also cause decay of stable <br />residential areas and discourage residential development in these <br />areas. <br />Analysis <br />Currently, the ordinance is structured to allow only one <br />neighborhood node at an intersection. This spacing could be <br />affected by the side of the road at which a node is placed. The <br />separation distance from neighborhood nodes is further intended <br />to separate small commercial areas, which are primarily designed <br />to service specific areas, from one another to avoid strip <br />commercial activity and incompatible mixtures of larger <br />commercial and residential uses. <br />Permitting the location of more than one neighborhood node at the <br />same intersection will allow applicants to circumvent the process <br />for, commercial node creation. It will also permit major <br />commercial areas ranging from 6-12 acres in size to locate in <br />residential areas at intervals of one to .75 miles, causing more <br />intense commercialization than intended. <br />Permitting shorter or no separation between neighborhood nodes <br />andj other areas of permitted commercial activity has the <br />potential to downgrade levels of service at intersections and <br />failing to permit dispersion of traffic formed by concentrations <br />of commercial development. <br />Large concentrations of commercial development will cause <br />increased traffic from all directions, including any residential <br />areas in proximity to the node area. Increased traffic will pose <br />safety hazards to pedestrian traffic which can be expected to <br />increase and will have detrimental impacts on the residential <br />nature of the area which the node was intended to service. <br />It is staff's position that the proposed amendments would be <br />inconsistent with the comprehensive plan's intent for providing <br />neighborhood nodes and would adversely impact the orderly <br />development patterns envisioned by the plan. Conditions <br />"EP 1 3 BOOK '.69 PAGE195 <br />