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Given the fact that major water and sewer lines are programmed along 58th Avenue and other major roadways, there will probably be a need to expand the county's urban service area along several rights-of-way. As drafted, proposed Future Land Use.Policy 1.37 provides a structured means to review land located in proximity to urban service area boundaries to determine where the USA boundary. should be modified. Since proposed policy 1.37 ensures that any urban service area expansion will be done in a manner that discourages urban sprawl, staff feels that the proposed land use amendment is consistent with policy 4.1. Related to the urban sprawl issue is the residential allocation issue. This was discussed generally in the existing conditions section of this staff report. While that discussion indicates that the county's residential allocation factor is higher than recommended by DCA, it is staff's position that the population increase represented by the proposed amendment would not significantly affect the existing 4.48 ratio. With only forty acres, a proposed density of 1 unit/acre, and a conservative estimate of 2.5 persons per household, the proposed land use change would increase the county's population by only 100 persons. This would not change the 4.48 ratio. With respect to the effect of changing the land use designation for all similarly situated properties, proposed policy 1.37 ensures that this will have no adverse effect on the ratio. Among DCA's objections was the statement that the staff report should address the allocation of land uses in the county based on Bureau of Economic and Business Research's 2010 population projection of 140,000 for the county, compared to the county plan's projection of 177,000 persons for that year. The implication was that the county should consider reducing densities instead of increasing density. Through research, however, the planning staff determined that DCA's 177,000 number represented resident and seasonal population, while the BEBR number represents only resident population. Since resident population projections are the only figures used for calculation of residential allocation factors, it can be inferred that DCA's allocation factor objection was not based on correct data and analysis. Based upon that fact and the previous discussion regarding the minimal effect of the proposed amendment on the county's residential allocation factor, it is staff's position that this analysis supports the proposed land use change. - Drainage Policy 8.1 Drainage Policy 8.1 states that only low density and low intensity. uses are allowed in flood prone areas. The only exception is for existing platted subdivisions. The purpose of this policy is to promote adequate drainage and prevent flood damage to property in low lying lands. The subject property lies in a flood prone area and therefore should be developed with low density development. The proposed rural land use designation of the subject property is consistent with drainage policy 8.1. Alternatives Staff has identified several- alternatives available to the applicant and alternatives available to the Board of County Commissioners. - Alternatives for the Applicant - Based upon staff review, it is staff's position that the applicant has several alternatives for development of the subject property. These are as follows: 77 MAY 0 5 92