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FEB 2 1988 BOOK 70 p,ki,F 749 The specific reasons for the staff's density reduction opposition have been identified many times in the past, but basically they relate to the fact that Winter Beach lies within close proximity to --the U.S. 1 corridor. Historically, the growth patterns of the County have occurred in a linear pattern along this corridor, with the higher density residential development occurring along U.S. 1. To the west, densities are generally lower. As indicated by the future land use map, such a development pattern has been encouraged by the County. A linear growth pattern promotes compact development instead of urban sprawl. As a result, urban services can be provided in a more efficient and economically feasible manner. Consequently, the comprehensive plan indicates that areas where urban services are to be provided should maintain higher permissible densities and be located close to areas already characterized by higher densities. Decreasing densities in an area where urban services are available makes it less economically feasible to provide such services to the area, increasing costs for both the County and the public. In addition to its potential for receiving urban services, the Winter Beach area is characterized by a good transportation network, With accessability to two main east/west collector roads as well as to major north/south routes, the system is capable of carrying a large volume of traffic through the north county area. These factors indicate that this area has the potential to accommodate higher residential densities than the proposed three units per acre. Changed Conditions The action of the Planning and Zoning Commission in denying the proposed rezonings reflects changes which have occured in Winter Beach since approval of the Small Area Plan. Since approval of the SAP, three events have occured which have changed the use pattern in the area and affect the integrity and applicability of the SAP. In fact, because of these projects, amendment of the SAP should be considered. Attachment 7 depicts three parcels in Winter Beach all of which have changed since adoption of the SAP. Parcel A on attachment 7 is the Russell Concrete facility. This project has been built since approval of the SAP, and although the use does not conflict with the SAP, its influence on Winter Beach is substantial, affecting the decision to limit the parcel to the south of the Russell site to multi -family. The second event affecting the SAP was the approval of a warehouse site plan for parcel B. This project was approved because the site, located in the MXD, was zoned CH, a district allowing warehouses. Although the SAP indicated that the subject site should be zoned RM -6, the SAP's stated purpose was to serve as a guide for future rezoning of the area. Therefore, the proposed RM -6 zoning in the SAP did not override the CH zoning in place. The project then, even though in conflict with the SAP, had to be approved. The effect of a warehouse on parcel B is to change the area from vacant property to an area with commercial intrusion. Finally, there is parcel C, the Gurian property. This site was rezoned during the past year to CL, a district in conflict with the RM -6 designation proposed by the SAP. At the time of rezoning, the staff's position was that the proposed CL district would be appropriate, despite the SAP's proposed designation for 20