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Future Land Use Pattern The Comprehensive Plan designates the subject property and the lands west and south of it as MD -1, Medium -Density Residential 1, (up to 8 units/acre). The land north of -the subject property is designated as AG, Agricultural (up to .2 units/acre), and the land east of the subject property is designated as LD -2, Low -Density Residential 2 (up to 6 units/acre). The MD -1 land use designation, as defined in the Land Use Element of the Comprehensive Plan,'provides for residential development characterized by densities of an urban nature. Thus, the subject property and the area west of it are planned for medium -density residential development. The proposed development is a primarily residential use with a nursing home and other facilities as accessory uses. Because the County's residential zoning districts only allow accessory uses that are customarily associated with the principal use of the property, the only zoning district in which this type of development would be allowed is the R -3A district, a category which allows nursing homes and multi- family residential development. When the Planning and Zoning Commission considered the administrative_ inquiry concerning the consistency of the R -3A zoning district with the MD -1 land use designation, the Planning staff recommended that the R -3A zoning not be considered cons,istent. However, since the Commission has determined that the two are consistent, the Planning Depart- ment recommends that the R -3A zoning district be amended sometime in the future to more closely conform to the MD -1 land use designation, that the density of the R -3A district be limited to eight (8) units per acre, and that the permitted uses in the district be limited to residential with medical types of facilities allowed as accessory uses. Transportation System Multi -family residential development of the subj.ect property at a density of 8 units/acre would generate approximately 4,498 average annual daily trips (AADT). However, the type of facility proposed for the subject property should generate about 1,740 AADT. Environment The subject property is not designated as environmentally sensitive nor is it in a flood -prone area. Utilities County water and wastewater facilities are not available for the subject property. However, the County does have plans to extend water facilities to this area in the near future. RECCMMENDATION i Based on the above analysis, including the Planning and Zoning Commission's recommendation, staff recommends that this rezoning request be approved with the provision that a cap of eight (8) units/acre will be maintained for this site. 32 APR4 1984 BOOK 56 pA-' 543