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velopment in accordance with the dominant land uses and the <br />health, safety, and welfare of area residents. In addition, <br />under the description of the Gifford MXD in the Comprehen- <br />sive Plan, the text states that the predominant land use in <br />the Gifford area is residential and that future expansion of <br />commercial uses shall be regulated by the County to ensure <br />that these uses will not be in conflict with one another. <br />Based on the existing land use pattern in this area (includ- <br />ing the police pistol range and the auto repair businesses) <br />and considering the recent site plans that have been <br />approved in this area (for the County jail and the Humane <br />Society), the RS -6 zoning of the subject property and the <br />land around it no longer appears to be appropriate. The <br />proposed C-2 zoning would not allow industrial uses but <br />would allow redevelopment in commercial uses. Moreover, <br />based on the existing land use pattern, the County should <br />consider rezoning additional property in this area to C-2. <br />Transportation System <br />The subject property has direct access to 43rd Avenue <br />(classified as a primary collector street on the Thorough- <br />fare Plan). The maximum development of the subject property <br />under the C-2 zoning would attract up to 103 average annual <br />daily trips (AADT). <br />Environment <br />The subject property is not designated as environmentally <br />sensitive nor is it in a flood -prone area. <br />T7+-4 1 4 +4 cc <br />County water is available at the intersection of 43rd Avenue <br />and South Gifford Road. County wastewater facilities are <br />not available for this area. <br />RECOMMENDATION <br />Based on the above analysis, particularly the existing land <br />use pattern, and the Planning and Zoning Commission's <br />recommendation, staff recommends approval. <br />Planner Shearer emphasized that staff feels the character of <br />the neighborhood has changed because of the new jail location, <br />pistol range, etc., and are moving ahead on rezoning additional <br />land in this area. This request came in in the interim, and <br />staff does recommend approval. <br />The Chairman asked if anyone present wished to be heard. <br />There were none. <br />ON MOTION by Commissioner Scurlock, SECONDED by <br />Commissioner Bowman, Commissioner Bird being delayed, <br />the Board unanimously (4-0) closed the public hearing. <br />29 <br />16._JUN 51985 <br />BOOK �. PF ;� 70 <br />