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APR 18 1984 BOOK Future Land Use Pattern 56 PAGE 12` The Comprehensive Plan designates the subject property and the property south of Wabasso Road as LD -1, Low -Density Residential 1 (up to 3 units/acre). The land on the north side of+Wabasso Road is. designated LD -2, Low -Density Residential 2 (up to 6 units/acre). However, the properties north and northwest of the subject property were lawful conforming commercial uses (based on their C-1 zoning) at the time the Comprehensive Plan was adopted, so those commercial uses are considered in con- formance with the plan. In analyzing this request, the Planning Department prepared four alternatives for guiding the future land use of the subject property. Alternative #1: LD -1 Land Use Designation The first alternative is to retain the present LD -1 land use designation for the subject property. The subject property is large enough to accommodate three single-family houses. However, the property should be rezoned to R-lAA, Single -Family District (up to 2.6 units/acre), which is the most appropriate zoning district based on the LD -1 land use designation. The R-lAA zoning district requires a minimum 16,500 square foot lot which is larger than any of the three lots that make up the subject property. The R-lAA zoning district also requires a minimum 1600. -.square foot house. Requiring the applicants to build 1600 square foot houses on this property would be un- reasonable considering the surrounding land uses. Alternative #2: Establishing a Mixed Use District A second alternative is establishing a Mixed Use District (MXD) for the subject property and the land around it. Such a district should, at a minimum, cover the area between 63nd Avenue and 64th Avenue, and extend 300 feet south of Wabasso Road. The Mixed Use District designation was created to address areas possessing a broad mixture of land uses, many of which are incompatible with good land -use patterns and effective transition buffers. While there is a mixture of commercial and residential uses around the subject property, this is a relatively small area to be designated as a Mixed Use District. Alternative #3: Designating the area as a Neighborhood or "Mini" Node Another alternative is establishing a Neighborhood or "Mini" Node in this area to include the existing commercial properties and the undeveloped land around them. This designation may be premature because the -criteria for establishing Neighborhood Nodes has not been finalized. However, this area may meet some of the criteria that have been discussed. The existing commercial uses.and infill property include an area of less than six acres, and this area is at least one mile from any other node. Alternative 44: Designating the Subject Property as Commercial The subject property could be designated as Commercial. While this practice of designating small parcels of land as com.*nercial should not be encouraged, it would allow the applicants to proceed with development of this property instead of waiting for the finalization of Neighborhood or "Mini" Node criteria and procedures. 39