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Future Land Use Pattern <br />The Comprehensive Plan designates the subject property and <br />the land north, south, and east of it as LD -2, Low -Density <br />Residential 2 (up to 6 units/acre). The land to the west, <br />across 27th Avenue, is designated as LD -1, Low -Density <br />Residential 1 (up to 3 units/acre). The commercial needs of <br />this part of the County will be served by the proposed <br />commercial node at the intersection of 27th Avenue and Oslo <br />Road and the recently designated neighborhood commercial node <br />at 27th Avenue and the County line. Since the C-1 zoning of <br />the subject property is not in conformance with the <br />Comprehensive Plan, and the property north and east of the . <br />subject property is zoned R-1 (which is in conformance with the <br />LD -2 designation), the most appropriate zoning for the subject <br />property is the R-1 district. <br />Transportation System <br />The subject property has direct access to 27th Avenue <br />(presently classified as a primary collector street but <br />proposed to be an arterial street on the County's Thoroughfare <br />Plan). Rezoning the subject property from C-1 to R-1 would be <br />consistent with the Comprehensive Plan policy of..discouraging <br />strip commercial development along major streets. Residential <br />development is an acceptable use in this location because the <br />County's Subdivision Regulations prohibit single-family lots <br />from having direct access to primary collector and arterial <br />streets, and the regulations also require buffering of a <br />subdivision from an arterial roadway. <br />Environment <br />The subject property is not environmentally sensitive nor is -it <br />in a flood -prone area. <br />Utilities <br />The subject property is not served by County water nor <br />wastewater facilities. However, County water facilities are <br />scheduled to be extended to the Oslo Road/27th Avenue <br />intersection in August. <br />RECOMMENDATION <br />The Planning and Zoning Commission recommended approval of this <br />rezoning with the exception of two lots for the reason outlined <br />in the Description and Conditions section of this memorandum. <br />While the Planning Department respects the Commission's <br />position of not creating a nonconforming use, excepting these <br />two lots from this rezoning would result in spot zoning. <br />Based on the above analysis, <br />subject property be rezoned <br />R-1, Single -Family District. <br />WS <br />staff recommends that all of the <br />from C-1, Commercial District, to <br />11 <br />BOCK 57 P�-JE815 <br />