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MAY 051992 intrusion of residential development into agricultural areas will result in additional pressures for conversion of agricultural uses to urban uses. The proposed land use amendment would change the density and change the Urban Service Area (USA) boundary in the south portion of the county, along 58th Avenue. In this portion of the .county, the urban service area boundary is -58th Avenue, except for a westerly Protrusion which encompasses the Pine Tree Park subdivision. This portion of the urban service area that incorporates Pine Tree Park extends west of 58th Avenue to .66th Avenue and is bounded by 4th Street to the south and 8th Street to the north. This area was included in the urban service area because Pine Tree Park is an existing subdivision with substantial development. With the USA boundary being 58th Avenue, lands east of 58th Avenue retain an urban designation and have a density of three units to the acre, while lands to the west of 58th Avenue are non -urban and have a density of 1 unit per 5 -acres. Transportation The property abuts 58th Avenue to the east. This two lane, paved segment of 58th Avenue is classified as an urban principal arterial on the future roadway thoroughfare plan map and has approximately 80 feet of public road right-of-way. Utilities and Services The site is outside the urban service area of the county; therefore water and wastewater lines do not extend to the site, This portion of the county is serviced by individual wells and septic tanks. Environment The Property is not designated as environmentally sensitive nor environmentally important by the comprehensive plan. The property is within floodplain zone AE as identified by the Flood Insurance Rating Maps (FIRM). ALTERNATIVES AND ANALYSIS In this section, an analysis of the reasonableness of the application will be presented. The analysis will include a description of: o Changes to address the DCA Objections o Concurrency of public facilities o Consistency with the Comprehensive Plan o Potential impact on environmental quality o Compatibility with the surrounding area This sectionwill also consider alternatives for development of the site. Summary of Changes to Address the DCA Objections and Comments In order to address DCA's objections and comments, planning staff coordinated with the DCA staff. As a result identified various revisions which will resolve ICA' s concerns These revisions include changes to both the policies of the comprehensive plan and the data and analysis section of the staff report. It is staff's position that these changes will resolve DCA's objections and retain the intent of the proposed amendment. RCA's principal objection to this encouragement of development in agriculturally aosed desamendment focused on the the proliferation of urban sprawl. y gnated areas and planning staff has revised the data and analysis section ess this joftthis 66 � � r