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3/18/1997
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3/18/1997
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Meetings
Meeting Type
Regular Meeting
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Minutes
Meeting Date
03/18/1997
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- Future Land Use Element Policy 1.21 <br />Future Land Use Element Policy 1.21 states that commercial/ <br />industrial nodes are intended to provide for efficient use of land, <br />roads, and other public facilities while eliminating strip <br />development. In contrast to land fronting on SR 60, the subject <br />property is one of the few sites adjacent to the subject node that <br />could accommodate commercial uses without resulting in a strip <br />development pattern. With nearly 1,300 feet of depth, but less <br />than 300 feet of frontage along 58th Avenue, the shape of the site <br />is similar to a right triangle since the site is widest (nearly 700 <br />feet) 'at the point furthest from 58th Avenue. For those reasons <br />and because the Main Relief Canal is a logical node boundary, <br />commercial use of the site will not result in a strip development <br />pattern. Therefore, the request is consistent with Future Land Use <br />Element Policy 1.21. <br />- Future Land Use Element Policy 1.24 <br />Future Land Use Element Policy 1.24 states that any property <br />redesignated commercial through a land use plan amendment shall <br />revert to its former designation if construction on the site has <br />not commenced within a two year period, unless such timeframe is <br />modified by the Board of County Commissioners as part of a <br />development agreement. This policy decreases land speculation, and <br />helps ensure that demand -for additional C/I designated land is <br />present before requests to expand nodes are approved. This policy <br />also allows for the correction of nodes mistakenly expanded in the <br />absence of demand for more C/I designated land. <br />Compatibility with the Surrounding Area <br />Staff's position is that development under the proposed land use <br />designation and zoning would be compatible with surrounding areas. <br />Since properties to the north and east of the site have the same <br />land use designation and zoning as is being requested for the site, <br />the request is for a continuation of the existing land use <br />designation and zoning pattern. To the south, the site is <br />separated from agriculturally designated land by the Main Relief <br />Canal, which has 300 feet of right-of-way. <br />The primary impacts of commercial development on the site would be <br />on the multiple -family zoned land abutting the site on the west. <br />Several factors, however, work to somewhat mitigate the potential <br />impacts of commercial development on the subject property. Those <br />factors include required buffers between commercially and <br />residentially designated land. In this case, Land Development <br />Regulation section 911.10(8) states that development within the <br />requested CG district must provide a type "C" vegetative buffer <br />with a 6 foot opaque feature where it borders multiple -family <br />zoning. Additionally, all commercial development must be approved <br />through the site plan approval process. Through this process, <br />potential incompatibilities can often be mitigated by site design. <br />Another important consideration is the fact that the multiple - <br />'family zoned land that abuts the subject property on the west is <br />actually developed with an institutional use (a satellite campus <br />for IRCC). Community colleges are a Special Exception Use <br />permitted within the RM -6 zoning district. Therefore, the subject <br />property is the only site adjacent to the subject node that does <br />not abut any land that is developed with, or likely to be developed <br />with, purely residential uses. <br />The existence of IRCC on land adjacent to the subject property is <br />significant because commercial/residential incompatibilities would <br />be anticipated to occur at a much higher rate than commercial/ <br />community college incompatibilities. For these reasons, commercial <br />development of the site would be compatible with surrounding areas. <br />Potential Impact on Environmental Quality <br />Environmental impacts of development on the subject property would <br />be the same under either the existing or the proposed land use <br />designation. The site has been cleared, and contains no <br />environmentally important land, such as wetlands or native upland <br />habitat. Therefore, development of the site is anticipated to have <br />little or no impact on environmental quality. For this reason, no <br />adverse environmental impacts associated with this request are <br />anticipated. <br />MARCH 189 1997 35 BOOK 100 PAGE 908 <br />
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