10/27/1987 - Laserfiche WebLink

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r •� OCT 719,0 BOOK 69 Fajr 8�3 3. The property is split by the 600 foot boundary of the commercial corridor with the major part of the property zoned commercial. The subject property does have the necessary frontage on an arterial road; however, only 100 feet lies within 800 feet of U.S. 1, and the site is not bisected by the commercial and residential zoning boundary. For this reason the applicant must amend the permissible extension distance for the commercial corridor an additional 500 feet in order to encompass all of his property. Existing Land Use Pattern The subject property is undeveloped. North of the subject property, across 17th Street, are multiple -family residences zoned RM -10. West of the subject property are three single-family residences zoned RM -10,. an office building zoned OCR, Office Commercial and Residential District (up to 6 units/acre), and a new retail sales facility, a service station and a motel zoned CG, General Commercial District. South of the subject property are single-family residences zoned RM -10. East of the subject property, across..6th Avenue, are single-family residences zoned RM -10. Future Land Use Pattern The subject parcel and all lands immediately north, east, and south are designated on the County's Comprehensive Plan as MD -1. The property to the west lies within the U.S. 1 commercial corridor. While the applicant is requesting OCR zoning, it should be emphasized that once a commercial land use designation is in place, it would be possible to rezone the property from OCR to CL or CG, General Commercial District. Staff realizes that it is the intent of the applicant to develop this property for offices; however, all potential impacts must be considered. Whether the use is offices or not, extending the Commercial Corridor further east will increase the potential for strip commercialization, and encourage other future applications for extending commercial further east. Strip commercial is highly discouraged due to its impacts on the transportation system and stability of neighborhoods. Even though staff would be amendable to offices at this location, staff feels that offices should be established through the PRO zoning instead of a commercial land use designation. Since the June, 1987, denial of the PRO rezoning which included this property, staff has been working on alternate criteria to permit parcels less than 5 acres in size to be rezoned to PRO. At a recent Planning and Zoning Commission meeting, however, the latest staff proposal was tabled for additional workshops. Despite that action, staff feels that the PRO ordinance can be revised and presented to the Planning and Zoning Commission and to the Board of County Commissioners in the next several months. Transportation System The subject property has access to 17th Street, classified as an arterial road on the County Thoroughfare Plan, and 6th Avenue, classified as a secondary collector. Currently 6th Avenue is at a level of service (LOS) "E", and 17th Street is at a LOS of "A". The county Traffic Engineer feels that access could be critical in a high use situation such as commercial. If access were onto 6th Avenue, it would have a substantial impact on the intersection. Following are the anticipated average annual daily trips (AADT) for multiple -family, office, and retail: a) Multiple -Family 188 AADT b) Office 363 AADT C) Retail 1971 AADT 50