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Requested Modification: On April 19, 1988, Lloyd & Associates, Inc. submitted an adminis- trative approval application on behalf of The Moorings Center, Inc. to remove the required sidewalks along Bowline Drive and install additional buffering to shield the proposed shopping center from the single family residences to the west of this site. Increased buffering was proposed by eliminating the sidewalk and using right-of-way for berming and landscaping. The net result would be a berm 2' to 3' higher and more area that could be landscaped. Such use_ of the public 'road right-of-way would require Public Work's approval and elimination of the required sidewalk. Pursuant to Section 19(L) of the zoning code, which requires sidewalks to be provided in such projects, staff denied the application due to the lack of authority to grant such a waiver. On May 2, 1988, staff received a letter appealing this decision to the Planning and Zoning Commission from Lloyd & Associates, .Inc. on behalf of the Moorings Development Company. At its regular meeting of May 26, 1988, the Planning and Zoning Commission voted 4 to 2 to deny the Moorings Center, -Inc.'s request to overturn staff's decision not to grant the site plan modification. The applicant is now appealing to the Board of County Commissioners the denial by the Planning and Zoning Commission. ANALYSIS & ALTERNATIVES: Analysis: When the administrative approval application was submitted, the developer maintained that one of the reasons why this request to eliminate sidewalks was made was, that by doing so, more room would be available for providing additional buffering. In staff's opinion, there are two issues in this case: (1) the removal of required sidewalks along Bowline Drive; and (2) the desirability and opportunities for additional buffering between the shopping center and the single-family residences located on the west side of Bowline Drive. These issues are separate. If sidewalks are needed (as required), then they should be provided. Extraordinary buffering can be accommodated, through design measures, along with the sidewalks. Provision of sidewalks does not preclude buffering. Section 19W and 23.5(e)5.b of the zoning code require sidewalks to be provided in conjunction with all projects requiring site plan approval. Placement of sidewalks is controlled by standards from the Manual of Uniform Standards for Design, Construction and Maintenance of Streets and Highways (by FDCT), which calls for sidewalks along right-of-way frontage. These requirements provide for sidewalks surrounding the project, connecting the site to the major S.R. A -1-A bikepath and The Moorings residential area. This resulting system accommodates pedestrian traffic to and through the commercial project, providing pedestrians safe access to and from The Moorings residential area, the shopping center, and along S.R. A -1-A. Buffering requirements from the zoning code have been satisfied by the approved site plan. 15 ►JUN 19 BOOK o7 F a �t 108