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_I BOOK 59, NCE 3?® part of the Gifford MXD, Mixed -Use District (up to 14 units/ acre). The Gifford MXD allows residential, commercial, or industrial land uses which will be regulated by the zoning ordinance. The Comprehensive Plan states that, within MXD areas, the County shall encourage redevelopment in accordance with the dominant land uses and the health, safety, and welfare of area residents. In addition, under the description of the Gifford MXD 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. Based on the existing land use pattern in this area (including the police pistol range and the auto repair businesses) and considering the recent site plans that have been approved in this area (for the County jail and the Humane Society), the R-1 zoning of the subject property and the land around it no longer appears to be appropriate. The proposed C-2 zoning would not allow industrial uses but would allow redevelopment in commercial uses. Moreover, based on the existing land use pattern, the County should consider rezoning additional property in this area to C-2. Transportation System The subject property has direct access to 43rd Avenue (classified as a primary collector street on the Thoroughfare Plan). The maximum development of the subject property under the C-2 zoning would attract up to 112 average annual daily trips (AADT). Environment The subject property is not designated as environmentally sensitive nor is it in a flood -prone area. r7i-i 1 i f -i ac County water is available at the intersection of 43rd Avenue and South Gifford Road. County wastewater facilities are not available for this area. RECOMMENDATION Based on the above analysis, particularly the existing land use pattern and the Planning and Zoning Commission's recommenda- tion, staff recommends approval. Mr. Shearer noted that staff feels this is an area that is in transition and, therefore, recommends approval of the rezoning since they feel the R-1 is no longer appropriate. Commissioner Bowman asked whether they anticipated Gifford growing to the North. Mr. Shearer felt possibly there would be some growth to the north, but noted there still is undeveloped land to the east of 43rd Avenue. Further, there is scattered industrial to the west of 43rd and the airport flight pattern 30