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Since all existing roads in the area are currently at a level of <br />service "A", a surplus of road capacity exists. Any impacts to <br />the transportation system which will occur as a result of <br />development of the subject properties will be addressed during <br />site plan or subdivision review.' <br />Environment <br />The three subject properties are not considered environmentally <br />sensitive land. The -first and second are also not located within <br />flood prone areas; however, the third property abutting 98th <br />Avenue is within an area subject to occasional flooding. - This <br />property will require. special. ;engineering in order to meet the <br />requirements for the county's Flood Protection and Stormwater <br />Management ordinance. <br />Utilities <br />Public water and wastewater are available along S.R. 60 up to the <br />I-95 interchange. <br />Conclusion <br />Since the three areas proposed in this request were those <br />originally reviewed during the comprehensive plan amendment to <br />expand this node, staff feels that these areas should be included <br />within the amended boundaries. Inclusion of these areas will <br />serve to'square off the boundaries. Inclusion of these' areas <br />will also eliminate a situation where residential development <br />would be surrounded on three sides by commercial or industrial <br />uses. <br />RECOMMENDATION <br />Based on the analysis performed, the Planning and Zoning <br />Commission recommendation, and the fact that the areas proposed <br />for inclusion in the node are the specific areas considered by <br />the'Board during the latest hearing on node expansion, staff <br />recommends inclusion of the specified areas into the node. <br />Chairman Scurlock noted that the Commission has been <br />wrestling for quite a while with the size of nodes and one of the <br />concerns is to have nodes of sufficient size to allow enough <br />competition to keep land values in a meaningful range so that <br />property can be developed and become productive. We started off <br />the process by designating very specific smaller areas and then <br />went in a little different direction by expanding them. There is <br />the mix of keeping enough area so that you have property that is <br />competitively priced, but not so broad that you cannot deliver <br />water, sewer, roads, etc. He would like to see us explore the <br />concept that is being used in Palm Beach County, which is to use <br />it or lose it. They have a 2 -year period for going forward and <br />using your land for the way it was intended or the zoning drops <br />out of the node. Chairman Scurlock was not saying that is the <br />13 <br />B o o K, 73 r,1u--'- 443 <br />