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<br /> As structured , the proposal limits non - PD development to a maximum density of one unit/acre . Past
<br /> experience , however, indicates that development at one unit/acre or less is not feasible , especially
<br /> when water and sewer connections are involved . In fact. where a one unit/acre designation currently
<br /> exists in the county , there has been no development other than farmhouses , since the plan was
<br /> adopted . For those reasons , allowing densities of up to three units , rather than one unit per acre .
<br /> without a PD requirement is logical .
<br /> ■ Affected Areas
<br /> Based on existing parcel size and configuration conditions , as well as existing water and sewer line
<br /> placement, staff has determined that this alternative currently could be applied to up to 164 . 1 acres .
<br /> Those 164 . 1 acres , shown on Attachment 4 . include the Clontz site .
<br /> There are also two other parcels that currently meet all of the proposal ' s criteria . One of those
<br /> parcels is ±76 . 8 acres in size and is located at the northeast corner of 82nd Avenue and S" Street, SW
<br /> (Rebel Road) . Extending a half a mile north of 5' Street, SW and a quarter mile east of 82' Avenue .
<br /> that parcel is owned by Beuttell Development, Inc . In January , 2000 . Beuttell Development ,
<br /> represented by Mr. O ' Haire , applied for a comprehensive plan future land use designation map
<br /> amendment to redesignate its property to L- 1 , Low - Density Residential - 1 ( up to 3 units/acre ) . That
<br /> request was withdrawn after the Planning and Zoning Commission voted 6 to 0 to recommend
<br /> denial .
<br /> The other parcel that meets the proposal ' s criteria is X6 . 5 acres in size and is located at the northeast
<br /> corner of 13 " Street, SW ( Kelly Road ) and 74" Avenue (Range Line Road ) .
<br /> ■ Summary of Alternative 1
<br /> Mr. O' Haire ' s proposal, as structured, provides relief almost exclusively to his clients ( Mr. Clontz
<br /> and Mr. Beuttell ) . Alternative 1 ' s criteria for inclusion in the urban service area are illogical, non -
<br /> substantive , and arbitrary . While other properties may be more difficult to farm, and other property
<br /> owners may have a greater need for relief. they would not qualify for such relief under the proposal ' s
<br /> narrow criteria. Furthermore , it is reasonable to assume that the proposal would start a "domino
<br /> effect" by encouraging the owners of similarly situated land to apply for land use amendments .
<br /> Alternative 2 : Staff' s Transitional Area Proposal
<br /> ,
<br /> As drafted , this proposal would add significantly more land to the urban service area than Alternative
<br /> 1 . That fact, however, is balanced by the recognition that if Alternative 1 is adopted, then eventually
<br /> entire corridors along roads that serve as urban service area boundaries will be redesignated . Rather
<br /> than spending several vears constantly processing plan amendment requests from each of those
<br /> property owners , Alternative 2 proposes one large plan amendment.
<br /> Additionally , this proposal is structured to achieve the following four objectives :
<br /> • Provide relief for Mr. Clontz ;
<br /> • Provide relief for owners of agriculturally designated land located adjacent to fast growing
<br /> areas ;
<br /> • Limit the conversion of agricultural/rural land to urban land ; and
<br /> • Limit incompatibilities .
<br /> To those ends, this proposal incorporates Mr. O ' Haire ' s idea of a new T, Transitional Residential ,
<br /> land use designation, but with significant revisions . This T designation would apply only to land that
<br /> meets all of the following criteria :
<br /> 71
<br /> JUNE 59 2001 „
<br /> IV -
<br /> - 61 -
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