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Case ��ur�ber: 9b5--76 ApriT 7, 1976 Paae Three a site plan conforming to or exceeding al� requirements for setback, landscaped areas, access and egress space. - 8. A si�nificant effort has been sp2n� analyzi�g and rev�etiving the �ra�t�c condi�ions resuiting -�ram tn� proposed de�relopment and ultimaLe development of the�land in the area. T�e C�ty is proceedi�g ti,ri th tne publ i c heari ng on h1a� 1.1, � 976 to consider a�eii tion on t�e �art of tne School District and �he operatars af Rosedale Tower ta open the median stri� on County P,oad 8 providing fu11 access �ove�re�ts to Herschzl Straet. This is essential tn the u5e of the prappr�y in question in as much as significan� traf-Fic �rom E-lerscnel �:ast be accommadated an County Road B. An extensive traffic analysis rrras conducted by BRW, Tra-F-Fic Consultants, r�lating to the overall traf�ic mo�iements and capacit;� of tne street system ir� ih� area. Tnis will b� pr�sented in de-�ail ai the Plann�ng Commissian a�d Cauncil hearings. �he significant resulz o` this stuc�y is a sol-id conclusion t�a� tra;fic lights at the intersection of the ser�vice road and Fa i rvi etir Avenue wi 11 be essen` i a� � or the day a�hen tf�e LaBel 1 es s�are opens if the development is a�proved. There is a considerable question as to how th�s mighi be accomplished in as much as normaily tne County would not construci 5uch a permanent semaphore facility until after the tra#'fic is �h�re and counted. Th�s tivauld mean the ultin�te comp7e�ion o�F a sema�rore sysiem approximately two years after the ir.n:edia�e need_- iherefore, if ine d�velopment is tfl proeeed, it is essential that the landawners, tne developers, and/or the LaBel�e p�o�le s°e that a temporary signal is �nstal�ed and payed for. Neith�� ti�e City nar the County are nor:�ally invalved �n financing a temp�rary faciliLy. In genera7, it would agp�zr that ane of �he good things about th� pro�osal is that the rezor�ing or the land from izght industrial to B-1, its original �ntended p�rpose (if this zoning and�land use can b� ra�n�a3n�.d in th� f�ture). T��2 principal d�fficu�ity with ��e proposal is that of the establis�tment a� retai� 1ar�d use south of HignU�ay 3b i n an area pl ar�n�d far and surraun�ed by uses �nore compati bl e�r�t� tt�e ori g� nal concept of offi ce par'.�c , school s, churches , mui ti p1 e dtive� 1 i ngs , and single family homes. This specific develapment proposed 4LaB�11es) for which a specia7 use �2rmit Tor approval o� �he site plan is rsques�ed ts nos•+ev�r, is we71 done. If :•r� arp con�id�n� that the remaining lan� to �he ar�st v�rill in fact not be developed for �ases other �han allov�i�� n th� S-1 District, the praposal hc_s �a�re degree af inerit. The mix�ure of so~�e some retai 1 developr�ent wit,'n future affice uses does 7n fact var1 the peak traffic loads reducing the impact at peak hours particuiar�y ti�� orni ng peak hour. 9. Th� ultimate use of the prapose� �f�ree acre B-IB property tt�a� woulct be lac�ted at the nor�hti,rest corner of Coun�y Road 8 and Herschel Street is also of som� cancern. This Ci°4'zlo��er�t direetiy contig�ous to County �taad � could materia�ly affect the aesthetic environment o� -�his �ar� of tr�e Ci�y cantaining some o� its �ine ehurches, schools, and o��n space. One of the optians that nzant be considered iiould be that of rezoning this parcel io a l�mtted �asiness rather than encouraging refiail dp+v�lo�rr:ent imm�diately con�ia;�QUS *a County Roac� S aerass from ti�e school.