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- Future Land Use Element Policy 1.15 <br />Future Land Use Element Policy 1.15 states that the commercial land <br />use designation is intended for uses such as retail and wholesale <br />trade, offices, business 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, the request <br />is consistent with Future Land Use Element Policy 1.15. - <br />- Future Land Use Element Objective 5 <br />Future Land Use Element Objective 5 states that the county will <br />provide for a mix of land uses which permit and encourage a variety <br />of development patterns to accommodate a diversity of -lifestyles. <br />Since the OCR zoning district allows a mix of uses, granting this <br />request would encourage a diversity of development in this portion <br />of the county. Therefore, the requested zoning is consistent with <br />Future Land Use Element Objective 5. <br />As part of the staff analysis, all policies in the comprehensive <br />plan were considered. Based on this analysis, staff determined <br />that the proposed zoning district is consistent with the <br />comprehensive plan. <br />Potential Impact on Environmental Quality <br />Staff's position is that the requested zoning change will not <br />negatively impact the environmental quality of this site. Based <br />upon its analysis, staff has determined that the environmental <br />impacts of development of the subject property will be the same <br />under either the current MED zoning or the requested OCR zoning. <br />County regulations that apply to site development under either <br />zoning include: 15% preservation of native upland plant communities <br />(or a fee -in -lieu); wetland protection (requiring mitigation for <br />filled wetlands); and native tree protection. <br />Appropriateness of the OCR Zoning District <br />Several characteristics of the site make it an appropriate location <br />for either the MED or the OCR zoning district. Since the site is <br />located near a hospital and within a commercial/ industrial node, <br />the existing MED zoning district is appropriate. In fact, this <br />node, depicted on attachment 3, was established to protect and <br />support the hospital and associated uses. <br />Given the site's relatively small size and its location at the <br />northeastern edge of the 250 acre subject node, there is more <br />zoning district flexibility with this site than with a location <br />closer to the hospital'and closer to the core of the node. This <br />flexibility is demonstrated by the fact that there are <br />approximately 40 acres, located in the southwestern portion of the <br />node, that are zoned CG, General Commercial. Because those 40 <br />acres are located at the edge of the subject node, adjacent to U.S. <br />#11 this land can support a wider range of uses and not adversely <br />affect the hospital and other medical uses. <br />27 <br />MAY 24199.4 BOOK 92 Fri;= 14 <br />