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t) l FAGS � - 1. Subject Properties 1 and 3, and lands to the north, south and west of those properties are designated C/I, CommerciaUIndustrial, on the county's future land use map. That designation permits various commercial and industrial zoning districts. Land to the east of Subject Properties 1 and 3, including Subject Property 2, is designated L-2, Low -Density Residential -2, on the county's future land use map. The L-2 designation permits residential uses with densities up to 6 units/acre. Subject Properties 1 and 2 consist of citrus groves, while Subject Property 3 contains an accessory building, parking areas, and several oak trees. As such, all three subject properties are disturbed sites and contain no wetlands or other environmentally important or environmentally sensitive habitat. The subject properties are within an "AE" 100 year floodplain, with a minimum base flood elevation requirement of eight feet NGVD. Water lines extend to the subject sites from the South County Reverse Osmosis Plant, while wastewater lines extend to the sites from the North Regional Wastewater Treatment Plant. US 1 provides access to the sites. US 1 is classified as an urban principal arterial roadway on the future roadway thoroughfare plan map. This segment of US 1 is a four -lane paved road with approximately 120 feet of existing public road right-of-way. No improvements are currently programmed for this segment of US 1. There are many similarities and some differences between the CL and CG zoning districts. The CL district is intended to serve, and be more compatible with, nearby residential development. Therefore, in terms of permitted uses, the CL district is slightly more restrictive. In contrast, the CG district allows somewhat more intense commercial development. The differences between the districts are best illustrated by their purpose statements. These purpose statements are as follows: • CL, Limited Commercial District. The CL, limited commercial, district is intended to provide areas for the development of restricted commercial activities. The CL district is intended to accommodate the convenience retail and service needs of area residents, while minimizing the impact of such activities on any nearby residential areas. • CG, General Commercial District. The CG, general commercial, district is intended to provide area for the development of general retail sales and selected service activities. The CG district is not intended to provide for heavy commercial activities, such as commercial service uses, heavy repair services nor industrial uses. In this section, an analysis of the reasonableness of the application will be presented. Following a discussion of plan amendment review standards, this section will include the following: • an analysis of the proposed amendment's impact on public facilities; • an analysis of the proposed amendment's compatibility with surrounding areas; • an analysis of the proposed amendment's consistency with the comprehensive plan; and • an analysis of the proposed amendment's potential impact on environmental quality. Unlike most land use designation amendment requests, this request does not involve an increase in land use intensity. As proposed, the request involves a minor reconfiguration, rather than an expansion, of the commercial/industrial node. For this reason, the subject request can be characterized differently from most plan amendments. Typically, plan amendments involve increases in allowable density or intensity of development. As such, the typical amendment would result in impacts to public facilities and changes to land use patterns. Consequently, both the county comprehenffive plan and state policy dictate that a high standard of review is required for typical plan amendments. This standard of review requires justification for the proposed change based upon adequate data and analysis. The subject amendment, however, differs significantly from a typical plan amendment request. Instead ofproposing density or intensity increases, the subject amendment involves only a locational shift in future land uses with no overall increase in land use intensity. JULY 79 1998 -20- 40 ID