5/25/1993 - Laserfiche WebLink

Home Browse Search

Compatibility with the Surroundina Area The potential impact upon the surrounding area of a land use change for the subject property is an important issue. The subject property is located adjacent to the Ridge Acres Subdivision, a single-family residential community with homes on both sides of 10th Avenue. Originally, staff's position was that commercial/ industrial development on the subject property would not be compatible with the adjacent Ridge Acres subdivision. To an extent, that is still staff's position. Staff feels that, if properly zoned, the subject property can be developed with:a C/I land use designation and still be compatible with surrounding area. Staff's position, however, is that the applicant's request for CL zoning is not appropriate. According to the county's Land Development Regulations, the requested CL zoning district is intended to accommodate convenience retail and service needs of area residents. As such, the CL zoning district allows uses such as grocery stores, convenience stores, restaurants, and most retail and service uses. Staff's position is that the less intense OCR zoning district is more appropriate. According to the Land Development Regulations, the OCR zoning district is designed for development that is compatible with nearby neighborhoods. Permitted uses within the OCR zoning district include professional offices and residences. Since most professional office uses are open for business only during daytime hours, impacts such as lights and noise are not as severe. Most retail, service, and other intense commercial uses are prohibited within the OCR zoning district. While buffering the adjacent residential property from commercial development on the subject property would be difficult and expensive, it is possible. The county land development regulations require denser vegetative plantings for narrower buffers. These buffers can often mitigate potential negative impacts on adjacent residential areas. Concerns about traffic on 10th Avenue have also been raised. Staff's position, however, is that this issue can be adequately addressed by the site plan review process. Each parcel comprising the subject property fronts Old Dixie Highway. Therefore, the county can require that access be obtained from Old Dixie Highway as a condition of site plan approval. For these reasons, staff feels that the proposed land use plan redesignation will have minimal impacts on surrounding areas, if the property is zoned OCR. Potential_Impact on Environmental Quality In addition to compatibility and consistency reviews, staff has also assessed the potential environmental impacts of the proposed change. It is staff's position that the proposed zoning and land use change would have no significant adverse impacts on the environmental quality of the subject property, in that no native uplands or wetlands exist on site. In accordance with Land Development Regulations Chapter 929, all nuisance exotic vegetation must be removed in conjunction with site development. 27 soca F��,F6L