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Alternative #1: RR -1 Land Use Designation Book 57 facE 34 The first alternative is to retain the present RR -1 land'use designation for the subject property. This designation would retain the status of the area as a holding zone between the _ areas planned for urban development in the MD -1 land use designation to the north and the lands in the AG land use designation to the south. However, since the Planning and Zoning Commission has recommended that 106 acres of land in Section 12 be redesignated to LD -1, parts of the subject property would be situated between lard designated MD -1 and land designated LD -1 which would result in an inefficient land use pattern. Alternative #2: Redesignate North Half of Section 12 to LD -1 A second alternative is to redesignate the remaining land in the north half of Section 12 from RR -1 to LD -1. The previous request to redesignate 106 acres from RR -1 to LD -1 left approximately 213 acres of the north half of the section in the RR -1 category. Redesignating these 213 acres to LD -1 would provide consistency in the north part of the section and still provide for a gradation in residential densities with MD -1 to the north, LD -1 for the north part of the section, RR -1 for the south half of the section, and AG south of the section. One problem with this alternative is that land in the southwest part of the section designated RR -1 would still abut MD -1 land. Alternative #3: Redesignate all of Section 12 to LD -1 Another alternative is to redesignate all of Section 12 to LD -1. This would provide a consistent land use designation for the entire section. In addition, all parts of the section which abut MD -1 property would be designated as LD -1. The LD -1 designation would not mandate a zoning classification allowing three units per acre for the entire section. Instead, a zoning pattern allowing densities of up to three units per acre could be allowed in the parts of the section abutting the MD -1 lands to the north and west with lower densities allowed adjacent to the AG land to the south and the RR -1 property to the east. Transportation System The subject property has direct access to 16th Street (Rosewood), 8th Street (Glendale), and 74th Avenue (Rangeline Road) (all classified as secondary collector s.treets on the - County's Thoroughfare Plan) and to 12th Street (Rosedale) and 82nd Avenue (Ranch Road) (both classified as primary collector streets). The development of the subject property at the maximum level of three (3) single-family dwellings per acre would generate about 16,000 average annual daily trips (AADT). The'Thoroughfare Plan has adequate provisions to serve this trip generation level. Environment The subject property is not designated as environmentally sensitive nor is it in a flood -prone area. Utilities The subject property is not served by County water nor wastewater facilities. However, the County has plans to extend water mains along State Road 60 to I-95 in the next year. 32