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The applicants propose to develop this property as a bowling alley and mini -mall. On March 22, 1984, the Planning and Zoning Commission voted 3 -to -0 to recommend that this request be denied. The Commission stated that they concurred with the staff analysis and recommendation. ALTERNATIVES & ANALYSIS In this section, an analysis of the reasonableness of the application will be presented. The analysis will include a description of the current and future land uses of the site and surrounding areas, potential impacts on the transportation and utility systems, and any significant adverse impacts on en- vironmental quality. Existing Land Use Pattern The subject property is undeveloped pasture land. North of the subject property is vacant land, a single-family residence on a one-third acre lot, a single-family residence on a one-half acre lot, and more vacant land. East of the subject property, across 27th Avenue, is Tanglewood Mobile Home Park and vacant land. South of the subject property is a mobile home park and vacant land. The land west of the subject property is undevel- oped and zoned R-1, Single -Family District. Future Land Use Plan The Comprehensive Plan designates the subject property and the land north, south, and west of it as LD -1, Low -Density Residen- tial 1 (up to 3 units/acre). The land east of the subject property is designated as LD -2, Low -Density Residential 2 (up to 6 units/acre). There are no commercial nodes in this area. However, there is a convenience grocery store at the corner of Oslo Road and 27th Avenue, one-fourth mile north of the subject property, and the west part of the Oslo Road Mixed Use District is located one-fourth mile west of 27th Avenue along Oslo Road. Additional commercial uses could locate in this Mixed Use District area based on the existing'C-1 and C-2, Heavy Commer- cial District, zoning. The Land Use Element of the Comprehensive Plan discourages strip commercial development along major streets such as 27th Avenue, but encourages compact commercial development in identified commercial nodes. The land along 27th Avenue from the South Relief Canal to the County line (a distance of 2 3/4 miles) has been strip zoned C-1 for many years. There is scattered commercial development along 27th Avenue, but most of it is located in a three-fourths mile long area between the South Relief Canal and Oslo Road or at the extreme south end of 27th Avenue at the County line. Redesignating the subject property from LD -1 to Commercial would encourage further strip commercial development along 27th Avenue contrary to the Comprehensive Plan. Transportation System The subject property has direct access to 27th Avenue (classified as a primary collector street on the County's Thoroughfare Plan). Utilizing the maximum development allowed under a plan amendment and current zoning, the, development of the property would attract approximately 3,955 average annual daily trips (AADT). Under the LD -1 land use designation, the subject property would generate 138 AADT. 31 MAY 2 1984 BOOK 56 PAGE 827