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MAY 2 1984 Environment BOOK 511 The subject property is not environmentally sensitive nor is it in a flood -prone area. Utilities County water and wastewater facilities are.not available for the subject property. County water is scheduled to be avail- able in August if the owners pay to extend an 8 inch main from the Oslo Road and 27th Avenue intersection. RECOMMENDATION Based upon the above analysis, including the commercial node policies of the Comprehensive Plan and the Planning and zoning Commission's recommendation, staff recommends that this request be denied. Richard Shearer, Chief, Long -Range Planning, presented staff's recommendation for denial of this redesignation request and showed a slide of the land use map and an aerial photograph of the area. Staff is recommending denial of -this request because they feel it would encourage further strip commercial development on 27th Avenue. He explained that most of the existing commercial uses on 27th Avenue are located at intersections. The area has been zoned commercial for years during which there was limited demand. Based on the MXD areas along Oslo Road and the commercial node at US #1, staff does not feel there is a need for more commercial land. Commissioner Bird asked how we treat the intersection at 27th Avenue and Oslo Road, and Mr. Shearer explained that, as far as he knew, there never has been a designated node at that intersection. Originally, the Planning & Zoning Commission looked at the possibility of a general commercial node at that intersection, but that was two and a half years ago. Instead., they recommended that there be two MXD areas along Oslo Road to encompass the existing commercial uses. Commissioner Bird wondered if we are not being rather naive in trying to keep that area residential, and felt perhaps there should be a node. Mr. Shearer again explained 32