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Another mitigating factor is the county's LDR requirement that all commercial development adjacent to residential development is required to provide buffering. The provision of adequate buffering is, however, difficult on small sites such as the subject property. With narrow, dense buffers and with proper design, _a commercial use on the subject property can achieve relative compatibility with the adjacent residential property. The final mitigating factor relates to site design. Since all commercial development is required to undergo site plan review, potential impacts can be further minimized with site design. For these reasons, the proposed land use amendment can be expected to be compatible with adjacent property. Potential Impact on Environmental Ouality In addition to a review of compatibility with surrounding uses and consistency with the comprehensive plan, environmental impacts of the proposed change have also been reviewed. Since the subject property contains no wetlands or. -native upland plant communities, and the property has been previously cleared, it is staff's determination that the proposed land use designation change would have no adverse impacts on site environmental conditions. Development of the property, in fact, would probably enhance the site, since any development would result in the removal of nuisance exotic plant species (Brazilian pepper), as required by county land development regulations and comprehensive plan conservation policies. Development of the Subject Property Under the current residential land use designation and zoning either a single-family home or a duplex could be built on the subject property. At 0.31 acres or 13,504 gross square feet, the site has the minimum lot area required under the current RM -6 zoning for both single- and multiple -family development, and the property's dimensions (100 feet X approximately 135 feet) are sufficient to accommodate the required setbacks for both single - and multiple -family homes. For the subject property, these setbacks are 25 feet along U.S. Highway #1, 53rd Street, and the rear property line, and 10 feet along the other property line. With the county height limitation of 35 feet, a second story could be built if more room were needed. A fence or vegetative buffer could shield any residences on the property from the road and commercial development. , With its present land use designation and zoning, the property could also be developed for other uses such as a Bed and Breakfast, a residential treatment center, a church, and others, all of which are special exception uses in multiple -family zoning districts. If the requested land use change and rezoning were granted, the required building setbacks would be 25 feet along U.S. Highway #1 and 53rd Street and range from 10 to 25 feet along the other two property lines, with the setback width in these areas dependent upon the buffer option chosen. Given the setback requirements and considering drainage and parking regulations, staff has estimated that the site could support a building with up to 2,400 square feet of floor area. A retail use on the site would result in a smaller building than an office use, if both maximized site development. With general commercial zoning and property size constraints, the most likely use of the property under the proposed land use and zoning would be a convenience store. Other possibilities would be a stand-alone retail establishment or a small office. With any use, however, the property size will require an efficient site design. Conclusion The requested land use designation is compatible with the surrounding area, consistent with the goals, objectives, and policies of the comprehensive plan, and meets all applicable concurrency criteria. The subject property is located in an area deemed suitable for commercial uses, and the request has met all applicable criteria. For these reasons, staff and the Planning and Zoning Commission support the request. Recommendation Based on its analysis, staff recommends that the Board of County Commissioners approve transmittal of this land use amendment to the Department of Community Affairs. 53 L_NUV I Y 1992 800K 88 PAuE �