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-Future Land Use Policy 1.15 <br />Future Land Use Policy 1.15 states that the commercial land use <br />designation is intended for uses such as retail and wholesale <br />trade, offices, businesses and personal services, residential <br />treatment centers, limited residential uses, and other similar type <br />uses. In addition, that policy states that all commercial uses <br />must be located within an existing or future Urban Service Area. <br />Since the subject property is located within a commercial/ <br />industrial node within the county'.s urban service area and the <br />change of zoning will maintain commercial uses on the property as <br />allowed -within the commercial land use designation, the proposed <br />request is consistent with Policy 1.15 and the commercial/ <br />industrial corridor policy. <br />While policy 1.15 is particularly applicable to this request, other <br />comprehensive plan policies also have relevance. For that reason, <br />staff evaluated the subject request for consistency with all plan <br />policies. Based upon that analysis, staff determined that the <br />request is consistent with the comprehensive plan. <br />Potential Impact on Environmental Quality <br />In that the subject property has already been converted from <br />undeveloped land to a commercial strip center, no significant <br />environmental impact is anticipated as a result of this rezoning. <br />Compatibility with the Surrounding Area <br />Compatibility is not a major concern for this property. The <br />subject property is located within .a commercial/ industrial node, <br />and property to the east of the subject property is zoned for <br />commercial development. In addition, properties to the east and <br />south contain commercial development which is compatible with the <br />existing commercial development on-site, and compatible with the <br />proposed commercial zoning of the subject property. Residential <br />property to the west is physically separated and buffered from <br />commercial development by Old Dixie Highway. <br />While the SuRene Mobile Home Park lies directly north of the <br />subject property and Sth Street, the park is zoned for heavy <br />commercial development. Because of that zoning, the park is an <br />existing non -conforming use. As such, it is anticipated that the <br />park will eventually be removed and the land converted to <br />commercial uses. With the change in zoning of the subject property <br />to CG, impacts to the mobile home park would be less than with the <br />CH zoning of _the site, since the CG district is a less intense <br />zoning category. For that reason, staff feels that.compatibility <br />between the subject site and the existing mobile home park would be <br />enhanced by the proposed rezoning. <br />The purpose of this rezoning request is to establish the zoning <br />necessary for the applicant to convert space in the existing strip <br />center from heavy commercial uses to personal service uses. <br />Personal service uses are not allowed in the CH district, but are <br />permitted in CG zoned areas. <br />Since the CH district was established to accommodate uses which <br />have a substantial amount of heavy 'truck traffic, the intent was to <br />physically separate those uses from general commercial uses which <br />attract the general public. By doing so, conflicts between large <br />trucks and personal vehicles are minimized. This separation is <br />generally achieved by restricting personal service uses and general <br />retail uses from locating in CH districts, and restricting <br />warehouse, wholesale trade and light manufacturing uses from <br />locating in CG and CL districts. <br />43 <br />JAN 14, 1992, Boor <br />