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Compatibility with the Surrounding Area Staff's position is that development under the proposed land use designation and zoning would be compatible with surrounding areas. Since properties to the north and east of the site have the same land use designation and zoning as is being requested for the site, the request is for a continuation of the existing land use designation and zoning pattern. To the south, the site is separated from agriculturally designated land by the Main Relief Canal, which has 300 feet of right-of-way. The primary impacts of commercial development on the site would be on the multiple -family zoned land abutting the site on the west. Several factors, however, work to somewhat mitigate the potential impacts of commercial development on the subject property. Those factors include required buffers between commercially and residentially designated land. In this case, Land Development Regulation section 911.10(8) states that development within the requested CG district must provide a type "C" vegetative buffer with a 6 foot opaque feature where it borders multiple -family zoning. Additionally, all commercial development must be approved through the site plan approval process. Through this process, potential incompatibilities can often be mitigated by site design. Another important consideration is the fact that the multiple - family zoned land that abuts the subject property on the west is actually developed with an institutional use (a satellite campus for IRCC). Community colleges are a Special Exception Use permitted within the RM -6 zoning district. Therefore, the subject property is the only site adjacent to the subject node that does not abut any land that is developed with, or likely to be developed with, purely residential uses. The existence of IRCC on land adjacent to the subject property is significant because commercial/residential incompatibilities are anticipated to occur at a much higher rate than commercial/ community college incompatibilities. For these reasons, commercial development of the site would be compatible with surrounding areas. Potential Impact on Environmental Quality Environmental impacts of development on the subject property would be the same under either the existing or the proposed land use designation. The site has been cleared, and contains no environmentally important land, such as wetlands or native upland habitat. Therefore, development of the site is anticipated to have little or no impact on environmental quality. For this reason, no adverse environmental impacts associated with this request are anticipated. CONCLUSION The analysis demonstrates that commercial development on the site could be accommodated by public facilities and services, would be consistent with the comprehensive plan, would be compatible with the surrounding area, and would not harm the environment. Additionally, the analysis demonstrates that the site possesses the following characteristics: 1. Among properties adjacent to the node, the subject property is the only site that does not abut any land that is, or likely will be, residentially developed; and 2. Commercial development of the site would not result in a strip development pattern. The presence of both these factors on one site makes the subject property uniquely appropriate for addition to the node. For these reasons, staff supports the request. Based on the analysis performed, staff and the Planning and Zoning Commission recommend that the Board of County Commissioners transmit this land use amendment to DCA and request DCA and all reviewing agencies to conduct a full review of the amendment. BOOKGE 7 NOVEMBER 12, 1996 47