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BOOK M Nr'E ,'), 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/industrial 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/industrial 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. Based on the analysis, staff have determined that the requested land use designation and requested zoning district are compatible with the surrounding area, consistent with the goals, objectives, and policies of the Comprehensive Plan, and meet all applicable concurrency criteria. In addition, the analysis addresses the DCA's ORC Report objections. Finally, the subject properties are located in an area deemed suitable for commercial/industrial uses. The request meets all applicable criteria. For these reasons, staff supports the request to change the site's land use designation and zoning district. Based on the analysis conducted, staff and the Planning and Zoning Commission recommend that the Board of County Commissioners take the following actions: approve the attached comprehensive Plan Amendment Ordinance redesignating the subject property to C/I; and approve the attached rezoning ordinance rezoning the subject property to EL. September 22, 1998 72 0 0