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Family District. Blocks 1 and 3 of Lord Calvert Estates Subdi- vision are located south of the subject property. These two blocks are devoted primarily to single-family houses, although there is a church and a few vacant lots in this area. The land west of the subject property is developed as single-family subdivisions. Future Land Use Pattern The Comprehensive Plan designates the subject property as part of the Gifford MXD, Mixed -Use District (up to 14 units/acre). All of the area immediately surrounding the subject property is also part .of the Gifford Mixed -Use District. The R -2B zoning, which is proposed for this area, would allow a maximum of 8.1 units/acre. This is a much lower -density than the 14 units/acre allowed in the R-2 zoning district, adjacent to the subject property to the east, and it is only slightly higher than the 6.2 units/acre allowed in the R-1 zoning district south and west of the subject property. However, most of the lots in the R-1 district south and west of the subject property are smaller than the minimum size required in the R-1 district. The R-1 district requires a minimum lot size of 7,000 square feet with a minimum lot width of 70 feet. The lots in these subdivisions are 50 or 60 feet wide with total lot areas of 6,000 square feet. These non -conforming lots allow a higher overall density than that permitted in an R-1 district. The Comprehensive Plan notes that in many cases it is difficult to provide effective transition buffers in MXD areas. However, in this case, it appears that rezoning the subject property to R -2B would provide a transition buffer between the four-plexes and the R-2 district north and east of the subject property and the single-family subdivisions south and west of the subject property. In addition, the Comprehensive Plan states that the County shall encourage redevelopment in accordance with the dominant land uses in MXD areas. Redevelopment of the subject property in duplexes would provide a good transition buffer and would improve the area -with new construction. Also, rezoning the subject property to R -2B would still allow the construction of single-family homes on the -.platted lots within the subject property boundaries. Roads/Traffic The subject property has direct access to 38th Avenue (clas- sified as a local street on the Thoroughfare Plan). If every undeveloped lot in "the subject property were developed in single-family housing, this would result in 181 average daily trips (ADT). If the subject property were rezoned to R -2B and the undeveloped lots were developed as duplexes, this would result in 85 ADT. Environment The subject property is not designated as environmentally sensitive, nor is it a flood -prone area. Utilities The subject property is served by County water and.wastewater facilities. However, the developer would need to install manholes and gravity flow lines to connect to the County sewer. 51 JAN 4 1984 PA wK 55 ON