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Prior to the adoption of the Comprehensive Plan on February 13, 19901 the subject property's land use designation was mixed use. The 1982 Comprehensive Plan explains that the mixed use district designation is for areas with no dominant land use pattern. Old Dixie was identified as one such area because of its mix of residential, commercial and industrial uses. For all such mixed use areas, the 1982 Comprehensive Plan provided that zoning would control land use. This plan also stated that the zoning should be established based upon the predominate land uses in the area. For the Old Dixie area, this has historically resulted in residential zoning on the west side of Old Dixie Highway and non-residential on the east. One exception to that pattern is the area north of the subject property, across 9th Street, which is an extension of the 12th Street/Old Dixie commercial area. Even in this case, 9th Street has served as a hard, man-made, 60 -foot wide buffer and dividing line between commercial and residential areas. With the adoption of the revised Comprehensive Plan, the mixed use district land use designation was eliminated. Areas formerly designated as mixed use were designated as either residential or commercial/industrial in the new plan. Because the west side of Old Dixie Highway, south of 9th Street, including the subject property, was zoned for and developed as single-family residential, the new land use plan designated this area as L-2 for low density residential uses. Since the Comprehensive Plan was adopted, no changes have occurred which would warrant amending the plan for the subject property. Therefore, the criteria referenced in Future Land Use Policy 13.3 have not been met. This fact was reinforced in 1991. In January of that year, Trevor Smith, the owner of the northern -most parcel of the subject _property, applied. to have his parcel's land use designation changed to C/I. On April ll,, 1991, the Planning and Zoning Commission voted 4-2 to recommend that the Board of County Commissioners deny the request. On May 21, 1991, the Board unanimously followed that recommendation and denied transmittal of the request to the Department of Community Affairs. There have been no changes in circumstances affecting the subject property since this action was taken. Historically, residential development has been feasible on the west side of Old Dixie, and it still is. In fact, single-family residences exist on the west side of Old Dixie to the south of the subject property almost the entire length of the road. Changing past policy and amending the plan for this request would affect every other parcel on the west side of and abutting Old Dixie Highway. Circumstances are not substantially different for other such parcels south of 8th Street on the west side of Old Dixie Highway. Parcels on the west side of Old Dixie and south of 8th Street are also located across the street from commercial areas. Since other parcels on the west side of Old Dixie are characterized by circumstances similar to the 'subject site, it is anticipated that approval of the subject request would result in comprehensive plan amendment requests for those other parcels. A domino effect could then occur with the entire west side of Old Dixie being designated as commercial. The subject request has, in fact, proved this domino effect. In 1991, only one lot owner requested a C/I land use designation. The present request, however, increases the area proposed for redesignation to the entire block of Old Dixie Highway from 9th Street to 8th Street. 67 w POCK 10!/ 1997 jr.