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ALTERNATIVES & ANALYSIS BOOK 66 P,�,UE 173 In this section, an analysis of the reasonableness of the appli- cation will be presented. The analysis will include a descrip- tion of the current and future land uses of the site and sur- rounding areas, potential impacts on the transportation and utility systems, and any significant adverse impacts on environ- mental quality. Existing Land Use Pattern The subject property is presently undeveloped. There is vacant land and a Cumberland Farms convenience store, zoned CL, located south of the subject property at the northeast corner of Oslo Road and 27th Avenue. There are also several retail establishments and vacant land, zoned CL, located west of the subject property. Several single-family residences, also zoned CL, are located south of the subject property on the west side -of 27th Avenue. North of the subject property is undeveloped property zoned RM -6. The property to_ the east of the subject site is also undeveloped and zoned RS -6, Single -Family Residential District (up to 6 units/acre). Approximately 15 acres of the node are presently being utilized for commercial activities which represents less than 1/3 of the acreage allocated to this node. Future Laffif OWce_ Pattern The .,ubjec-L r_..,- _.- _j is presently designated as LD -2, Low -Density Residential 2 (up to 6 units/acre) on the Comprehensive Plan and is located adjacent to the Oslo Road/27th Avenue Commercial Node. The property to the south and west of the subject property is part of the Oslo Road/27th Avenue Commercial Node. The land located west of the node is designated as LD -1, Low -Density Residential 1 (up to 3 units/acre). The land to the north and east of the subject property is designated as LD -2, Low -Density_ Residential 2 (up to 6 units/acre). The County created a 50 acre Commercial Node at Oslo Road and 27th Avenue in 1984 to recognize the existing commercial uses and to allow properties situated between existing commercial uses to be developed for commercial use. Transportation System The subject property has direct access from 27th Avenue, classified as an Arterial on the County's Thoroughfare Plan. Maximum development of the site based on the proposed commercial land use designation could generate up to 3,121 Average Annual Daily Trips (AADT). This additional traffic would not alter the level -of -service "A" that presently exists along 27th Avenue. Environment The subject property- is not designated as environmentally sensitive nor is it in a flood -prone area. Utilities A County watermain runs along the north side of Oslo Road. No wastewater facilities are available at the present time. CONCLUSIONS The proposed property is and west of boundaries o encroach on site plans h Commercial land use designation for the. subject consistent with the commercial zoning to the south the subject property and would neither extend the f the node more northerly than they already are nor any existing residential development. However, no ave been submitted for any commercial establishment 62