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A use which requires an administrative permit is one which normal- ly would not have an adverse impact on its surroundings when carefully regulated in scale, duration, or nature. Administrative permit approval requires submittal of an approvable site plan meeting all site plan criteria, zoning district criteria, and the criteria set forth in the regulations for the specific use. It is then the responsibility of the Planning and Zoning Commission to either deny or grant approval, based on a recommendation by the Planning and Development Director. The Planning and Zoning Commission may attach to its approval any reasonable conditions which it feels necessary to further lessen any possible negative impacts. At its March 10, 1988 meeting, the Planning & Zoning Commission voted 4-2 to deny Farber, Inc.'s request for administrative permit and site plan approval due to concerns that the increased traffic generated by the project could not adequately be handled by the area's traffic system. Specifically, the Commission determined that a level of service (L.O.S.) problem at U.S. #1 and 1st Street, an intersection within the required traffic impact study area of the project, rendered the proposal unapprovable. The ' Commission acknowledged that the developer was in a "Catch-22" situation because FDOT had refused to permit the only improvement which could adequately raise the L.O.S. at the U.S. #1/1st Street intersection (see off-site traffic section for a detailed analysis). On March 18, 1988 the Community Development Department received a valid letter of appeal in response to the action taken by the Planning and Zoning Commission. According to Section 23.1(M)(2)(b) of the zoning code, the Board of County Commis- sioners hears appeals of decisions made by the Planning and Zoning Commission. 23.1(M)(2)(b,) - Decisions by the planning and zoning commission. Appeals of site plan decisions made by the planning and zoning commission shall be heard by the board of county commissioners. Decisions of the board of county commissioners shall be final, unless review is sought by filing an application for a writ of certiorari with the circuit court for the 19th Judicial Circuit within thirty (30) days of the decision. ANALYSIS: 1. Project Size: 18.37 acres 2. Zoning Classification: CL (Limited Commercial) 3. Land Use Designation: U.S. 1 Commercial Corridor 4. Building Area: General Retail - 135,081 sq. ft. Restaurant - 2,600 sq. ft. [NOTE: three "out -parcels" are shown on the plan"' which may be developed at a later date. The application under consideration in no way proposes development of these parcels. Future plans would have to be approved to develop these out parcels. A revised Traffic Impact Analysis will be required for the development of each of these "out -parcels"). 5. Off -Street Parking Required: 715 spaces Provided: 763 spaces APE 519 18 BOOK 71 FACE 446