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M Currently, the northern of these two parcels is surrounded by residentially designated land. Adoption of the proposed amendment would result in C/I designated land to the west (Subject Property 3), abutting the parcel, and to the north (Subject Property 2), across 82nd Street. The southern parcel that abuts Subject Property 3 on the east currently faces a commercial development on C/I designated land to the south, across 81st Street. Adjacent land to the east, west, and north is presently residentially designated. Adoption of the proposed amendment would result in a second side of this parcel being designated C/I. Each of the previously mentioned factors that work to mitigate potential incompatibilities also apply to Subject Property 3. These factors include required buffers and setbacks, and the fact that commercial development on Subject Property 3 will likely locate buildings closer to U.S. #1 and open space in the eastern portion of the site. There is another factor that suggests that commercial development on Subject Property 3 will locate on the western portion of the site. Since Subject Property 3 and adjacent land to the east are under the same ownership, combining those parcels is possible. Such a parcel combination would eliminate the parcel boundary and, therefore, the need for required side yards. Given the narrow shape of Subject Property 3, such a parcel combination is the most efficient and likely development pattern for the site. For these reasons, the proposed amendment is not anticipated to increase potential incompatibilities associated with development of Subject Property 3. - Subject Property 4 Commercial development on Subject Property 4 would be compatible with surrounding areas. Since this property abuts commercially designated land to the northwest, the proposed redesignation would result in a continuation of an existing land use designation pattern. While the properties to the south and east used for groves, they are zoned RM -6 and residential uses. Given the current zoning zoning requested for Subject Property 4, Property 4 would be required to install a T with a six foot opaque feature along it.4 borders. are currently vacant or could be converted to of this land and the CG development on Subject ype C vegetative buffer i southern and eastern If surrounding residentially designated properties were converted to residential uses, the resultant developments would be large enough to provide adequate buffers and to orient residences away from Subject Property 4. The most severe impacts of development of Subject Property 4 would be on adjacent land, currently owned by the applicant, to the south and east. Finally, by adding depth to the existing C/I designated area, the proposed amendment works to limit strip commercial development on C.R. 510. For these reasons, staff feels that the proposed land use designation for Subject Property 4 would cause minimal impacts and result in development compatible with the surrounding area. JUNE 13, 1995 56 �( {