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in the Comprehensive Plan, the text states that the predominant land use in the Gifford area is residential and that future expansion of commercial uses shall be regulated by the County to ensure that these uses will not be in conflict with one another. The applicants discussed this rezoning proposal with the staff several times before submitting their application. The staff recommended that the applicants request rezoning of just enough land to accommodate their proposed uses and apply for the more restrictive C -1A zoning district rather than the C-1 Commercial District. The reason for these staff recommendations was to minimize any adverse impacts on the existing residential uses in the area. However, since the subject property is surrounded on three sides by vacant land, there should be little conflict between the existing residential uses in the area and the development of the subject property for restricted commercial uses. Transportation System The subject property has direct access to 43rd Avenue (clas- sified as a primary collector street on the Thoroughfare Plan) and to 45th Street (classified as a secondary collector street). The development of the subject property for commer- cial uses could attract up to 1,300 average annual daily trips (AADT). North Gifford Road currently carries 8,000 AADT. If all of these trips were assigned to North Gifford Road, it would still maintain level -of -service "C". Environment The subject property is not designated as environmentally sensitive nor is it in a flood -prone area. TT+ 4 l i +- 4 n c County water is available for the subject property, but County wastewater facilities are not available. RECOMMENDATION: Based on the above analysis, including the Planning and Zoning Commission's recommendation, staff recommends approval. Planner Shearer informed the Board that the Planning & ZoningCommission has considered three requests for Commercial at this intersection over the last two years, and the two others were denied. When the third applicant came in, they began looking into whether there was a need and requested they keep it to a small size. One concern was that this might represent spot zoning. The area to the west is currently zoned R-1; however, it is a small area, and immediately west of that is M-1. Based on the uses to the west, Mr. Shearer believed this would not represent spot zoning, and he reported that the Planning & Zoning Commission voted 4 to 1 in favor of the requested rezoning. 15 OCT 1 '7 19 4 BOOK 8 F,�rE 650 J