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P00K F,1E 1 �e east of the L-2 designation is the Hobart Road and U.S. #1 Commercial/Industrial corridor. Environment Most of the subject parcel has been substantially altered by a previously existing mine; environmental staff have also identified "environmentally important" xeric scrub habitat areas, as well as isolated wetlands, on the subject property. The property is not located within a floodplain as identified by the Flood Insurance Rating Maps (FIRM). Utilities and Services The site is within the urban service area of the county; however, water and sewer lines do not extend to the site. Transportation System The property abuts 77th Street (Hobart Road) to the north and 71st Street (Cemetery Road) to the South. Hobart Road is classified as an urban minor arterial road on the future roadway thoroughfare plan map. This segment of Hobart Road is a two lane unpaved road with seventy (70) feet of road right-of-way. Cemetery Road has a local road classification and has fifty (50) feet of road right-of- way at the present time. ALTERNATIVES AND ANALYSIS In this section, an analysis of the reasonableness of the application will be presented. The analysis will include a description of current and future land uses, potential impacts on the transportation and utility systems, and environmental impacts. This section will also consider alternatives for development of the site. Compatibility With Existing Services and Facilities This site is located within the County Urban Service Area (USA), an area deemed suited for urban scale development. The comprehensive plan establishes standards for: Transportation, Potable Water, Wastewater, Solid Waste, Drainage and Recreation. The adequate provision of these services is necessary to ensure the continued quality of life enjoyed by the community. The comprehensive plan also requires that new development be reviewed to ensure that the minimum acceptable standards for these services and facilities are maintained. Transportation A review of the traffic impacts resulting from the development of the property indicates that the existing traffic volumes on roadways serving the site will be increased significantly. The maximum buildout permitted by the existing zoning is 143 units; that amount of development would generate approximately 1,430 average daily trips. With the proposed zoning, the maximum buildout would increase to 605 units, resulting in an increase to 6,050 average daily trips. A standard two lane road can accommodate approximately 13,000 trips per day. Based upon a staff analysis, it was determined that Hobart Road and other roadways serving the project can accommodate the additional trips without decreasing their existing levels of service. A more detailed review of transportation impacts will be required as part of the development review process, and as part of any development project Hobart Road will have to be paved. 24