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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 Land Use Pattern The subject property 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 --tfie "subject` property - is" 'Vart-'of —the--Osza--Ro-ad-t27th---Averu-e----- 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 and Limited Commercial zoning 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 Commercial land use designation and Limited Commercial zoning for the subject property is consistent with the commercial zoning to the south and west of the subject property and would neither extend the boundaries of the node mores northerly than they already are nor encroach on any existing residential development. However, no commercial site plan applications have been submitted within the area of the existing node boundaries since the Comprehensive Plan was adopted in 1982, and there has been very little interest in this area for further commercial development since the Commercial Node was created in 1984. Due to the fact that the node is less than 1/3 developed, an increase in the amount of commercially zoned land in this area does not seem -to be justified at this time. RECOMMENDATION Based on the fact that less than 1/3 of the node is developed commercially at this time, the fact that no commercial development has been approved in this area since the Comprehensive Plan was adopted in 1982, and considering the Planning and Zoning Commission's recommendation, staff recommends that the Comprehensive Plan Amendment and rezoning applications be denied. 29 Boo7 F� U. 31 FB I'? r, � M