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r 1 Ci't� �� BOOK F',1GE 1164 warranted. Such justification must include data and analysis that show that the proposed mixed use project, given its size and project population as well as the projected population of any other approved mixed use project, will not increase the county's residential allocation factor. Mixed Use Project Criteria The mixed use concept will be successful only if sufficient controls are established to ensure that its objectives are met. Such controls involve limiting the number and location of districts, mandating more rigorous approval criteria, ensuring the protection of natural resources, and setting specific project design standards. Each of these issues are addressed below. Location The location of mixed use districts will be an important factor in their viability. By restricting the location of mixed use districts, the total number of districts can be limited, and the interaction between project residents and outside attractors can be minimized. These are important factors in creating successful mixed use districts. Probably the most effective location criterion is a minimum separation distance between mixed use projects. This will not only .limit the potential number of projects; it will also limit external project trips. To establish a reasonable separation distance between mixed use districts, staff assessed existing travel distances in the county. In so doing, the staff found that -the average trip length for residentially based trips (as used in the county traffic impact fee model) was 3 miles. Recognizing that the three mile length is an average distance for residential trips, staff determined that a minimum separation distance between mixed use districts which is double the average distance would significantly reduce inter - district interaction and reduce external trips overall. A six mile separation distance between mixed use districts has therefore been established. With such a six mile limitation, the number of - potential districts is theoretically limited to approximately eight, but realistically to far fewer. O Approval Criteria As a floating land use designation, the mixed use district is a discretionary designation. Without an entitlement to a mixed use designation, applicants are subject to the discretion of the Board of County Commissioners. By having such discretion, the Board can impose requirements designed to produce high quality projects. Two requirements would have that effect. One is to require that all mixed use land use designations be established by comprehensive plan amendment. With such a requirement, the timing of district approvals could be controlled, and the comprehensive plan data and analysis could be amended to reflect population impacts of mixed use designation approvals. The second requirement would be to mandate that all mixed use projects be approved as Florida Quality Development Projects. With this requirement, the quality of mixed use projects can be ensured. Both of these requirements have been incorporated into the mixed use district criteria. ' O Natural Resource Protection While the mixed use designation will enhance natural resource and agricultural preservation through its fifty percent preservation requirement, .there is a need to provide even greater natural resource protection. For that reason, it would be beneficial to_ require that mixed use projects not adversely impact 74 _ M