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1 <br />FEB 26 19911 <br />P.,I'D E 75 -: <br />transportation impacts will be required as part of the development <br />review process. <br />- Utilities <br />The site is within the urban service area, and the area is serviced <br />by water and wastewater. The applicant, in order to meet the <br />concurrency test for water and sewer, has reserved ERU's for the <br />subject property. <br />Solid waste service includes pick-up by private operators and <br />disposal at the county landfill. The active segment of the <br />landfill has a 5 year capacity, and the landfill has expansion <br />capacity beyond 2010. <br />- Drainage <br />All development is reviewed for compliance with county stormwater <br />regulations which require on-site retention, preservation of flood- <br />plain storage and minimum finished floor elevations. In addition, <br />development proposals will have to meet the discharge requirements <br />of the county Stormwater Management Ordinance. Any development <br />will be required to maintain its pre-existing discharge rate for <br />the design storm. Together, these regulations limit, the potential <br />for on-site and off-site flooding and damage. As with all <br />development, a more detailed review will be conducted during <br />development approval. <br />- Recreation <br />A review of county recreation facilities and projected demand as a <br />result of this rezoning indicates that adopted levels of service <br />will be maintained. The existing multiple -family zoning would <br />permit approximately 226 units on the site. By multiplying the <br />number of units by the average number of persons per unit of 2 for <br />multiple -family units, the total population of the project is <br />projected to be ±452. The proposed zoning would permit <br />approximately 169 units on site; multiplying the average number of <br />persons per unit of 2.7 for single-family units produces a <br />projected population of ±456. As there is existing surplus acreage <br />available for each park type, and due to the decrease in density <br />with the proposed zoning, no additional park space will be needed. <br />ANALYSIS <br />The proposed zoning represents a decrease in density. In assessing <br />this request, three major issues must be addressed: compatibility <br />with the surrounding area, consistency with the comprehensive plan <br />and concurrency of the public facilities. <br />Compatibility is not a major concern for this property. As stated <br />previously, the applicant had rezoned the property from RS -6 to RM - <br />8 on May 8, 1989; and now the applicant requests to return the <br />property to RS -6 for development purposes. The proposed zoning is <br />consistent with property east and west of the subject site. <br />Residential uses in the immediate vicinity are confined to single- <br />family residences and mobile homes. Higher density residential <br />areas containing both single and multi -family developments are <br />generally located east of 43rd Avenue. The Gifford Community <br />Center and park are located nearby at the intersection of 49th <br />Street and 43rd Avenue. The proposed zoning is compatible with the <br />land use designation on all surrounding properties. <br />A review of this rezoning with the future land use map and <br />policies, as well as the policies of other plan elements, does not <br />reveal any inconsistency. Policy 1.14 of the Future Land Use <br />Element states that the medium density residential district (M-2) <br />allows a variety of residential development at 10 units/acre or <br />less including single-family development. Since the subject <br />18 <br />