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In reviewing this <br />Use Plan but also <br />the Comprehensive <br />County's recently <br />further review the <br />request, the staff not only considered the Land <br />relied on provisions in the housing element of <br />Plan and objectives and strategies in the <br />adopted overall Economic Development Plan to <br />applicants' request. <br />The Housing element of the Comprehensive Plan contains the <br />following objective: "The County will encourage the private <br />sector to offer housing with a wide range of housing costs in <br />order to satisfy the needs of all income levels within the <br />community." In addition, the Housing Element contains the <br />following implementation program: "Promote the construction of <br />rental housing throughout the County which is affordable for low <br />and moderate income families." The staff feels that rezoning the <br />subject property to RM -6 will facilitate the construction of <br />affordable housing. <br />The County's recently adopted Overall Economic Development Plan <br />(OEDP hereafter) lists the County's high cost of living as a <br />constraint to economic development. Realizing that the cost of <br />housing is a major determinant of the cost of living, the OEDP <br />lists the following objective: "Ensure that adequate, affordable <br />housing is available for the County's citizens." Moreover, the <br />OEDP lists the following strategies in order to implement this <br />objective: 1) Designate some land or create incentives such as <br />higher allowable densities for developers interested in building <br />lower-cost housing; 2) Direct higher residential densities to <br />areas with necessary utilities to reduce cost per unit and <br />thereby provide more affordable housing. <br />Based on the LD -2 land use designation and the availability of <br />utilities along the State Road 60 corridor, staff feels that the <br />RM -6 zoning is the most appropriate zoning for the subject <br />property. <br />Transportation System <br />The subject property has direct access to State Road 60 (clas- <br />sified as an arterial street on the Thoroughfare Plan). The <br />maximum development of the subject property under RM -6 zoning <br />could generate up to 3,262 average annual daily trips (AADT). <br />Environment <br />The subject property is not designated as environmentally sensi- <br />tive nor is it in a flood -prone area. <br />Utilities <br />A County watermain runs along the north side of State Road 60. <br />County wastewater facilities will be in place in February. <br />County water and wastewater capacity is available on a first- <br />come, first-served basis in this area. The applicants have paid <br />impact fees of $750,000 to reserve the necessary capacity from <br />these facilities. <br />RECOMMENDATION <br />Based on the above analysis, particularly the availability of <br />water and wastewater facilities in this area and the Planning and <br />Zoning Commission's recommendation, staff recommends that the <br />subject property be rezoned to RM -6. <br />44 <br />OCT 16 1985 BOOK FAUE 4300 <br />