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• 0 Staffs position is that development under the proposed land use designation and zoning would be more compatible with surrounding areas than development under current conditions. The subject properties are part of a large strip of land between Old Dixie Highway and U.S. 1, which stretches from CR 510 to 41a Street. Except for the subject properties, that entire stretch of land between Old Dixie Highway and U.S. 1 has a commercial/industrial land use designation. Additionally, properties to the north and south of the site have the same zoning as being requested for the subject properties. Therefore, the request is for a continuation of an existing land use designation and zoning pattern. By eliminating that break in the commercial/mdustrial land use designation along that stretch of land, the proposed amendment would result in a more consistent, efficient, and logical land use designation and zoning pattern in that area of the county. The subject properties' site characteristics suggest that a residential land use designation is not appropriate, and the following facts support that suggestion. First, the site is narrow in size, being only *335 feet wide. With Old Dixie Highway bordering on the west and U.S. 1 bordering on the east, that 335 -foot width may not allow for sufficient buffering for any residential land uses to mitigate the various effects of traffic from both roadways. Second, the proposed amendment would eliminate potential incompatibilities between the residential uses of the subject properties and the FEC railway, which is west of the subject area. Given that the sound and vibration of a train in motion are less intrusive on commercial or industrial uses than on residential uses, a commercial/mdustrial land use designation for the subject properties will be more compatible with the FEC railway than would be a residential land use designation. In addition, the proposed amendment would eliminate potential incompatibilities associated with residential uses of the subject properties. Potential incompatibilities associated with residential development on the site include noise, vibration, and traffic generated by uses permitted in an IL, Light Industrial, zoning district. Although those impacts can be somewhat mitigated through setbacks, buffering and site design, the fact that an IL zoning district borders the subject area both to the north and the south indicates that incompatibilities would continue. In contrast, the primary impacts of commercial/industnal development on the site would be on the single-family homes to the east, across U.S. 1. In addition to the setbacks, buffering, and site design measures previously indicated, the 70 foot separation provided by the U.S. 1 right-of-way will be a buffer between the commercial/industrial uses and the residential uses. To the west of the subject properties, the Hawks Nest Golf Club will be sufficiently buffered from any commercial/industrial uses by the railway tracks and Old Dixie Highway. For these reasons, commercial/industrial development of the site would be compatible with surrounding areas. Staffs position is that, since the subject properties contain no environmentally important land, such as wetlands or sensitive uplands, development of the site is anticipated to have little or no impact on environmental quality. April 28, 1998 61