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r SEP' 1987�+n 800K ��IJ 7 FACE 279 r DESCRIPTION & CONDITIONS Mr. Fabio Sandrin Gurian has requested a rezoning of 3 contiguous parcels equaling 10.4 acres of land located between U.S. Highway 1 and Old Dixie Highway and south of 71st Street and north of 69th Street. The request is to rezone from RM -6, Multiple -Family Residential District (up to 6 units/acre) to CL, Limited 7r Commercial District. On July 23, 1987, the Planning and Zoning Commission voted 5-0 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. Existing Land Use Pattern The subject site is currently undeveloped. North of the subject site across Cemetary Road is vacant property zoned RM -6; east across U.S. 1 is the Ocean Spray facility and groves zoned CH, Heavy Commercial. South of the subject site is a warehouse zoned CH, and west across Old Dixie Highway and the F.E.C.R.R. is vacant land zoned IL, Light Industrial. Traditionally, multi -family zoning is used to buffer less intense residential uses from commercial and industrial uses. However, in this case the RM -6 zoning in place on the subject parcel is not acting as a buffer except between CH east of the site and IL zoning west of the site. Placing CL zoning on this site will create a transitional area of less intense commercial between the CH to the east, the IL.to the west, and the RM -6 to the north. Future Land Use Pattern The subject property and all land north, east, south and west are noted in the Comprehensive Plan as MXD, Mixed Use District. The subject property is also within the boundaries of the adopted Winter Beach Small Area Plan and designated residential on the Winter Beach Precise Land Use Map. The staff, however, feels that the PLUM's designation of this property as residential was an oversight. Occasionally, staff will find such cases as this when reviewing individual requests on a parcel specific basis and comparing results to a broader small area plan. In this case, approval of the request would have no significant impact upon the integrity of the small area plan. It is the staff's position that the property would provide a more logical transition buffer by being zoned CL. Transportation System The site is bounded on the east by U.S. 1, classified as an arterial road on the County Thoroughfare Plan; by Old Dixie Highway to the west, classified as a secondary collector; and by Cemetary Road on the north, classified as a local road. Current Level of Service (LOS) for U.S. 1 and Old Dixie' is LOS "A" : - At maximum potential development for commercial use, the site should not reduce the current LOS "A"on the adjacent roadways. 18