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APR -16 1966 Boor 64 pvur 164 Future Land Use Pattern The Comprehensive Plan designates the subject property and all of the land immediately adjacent to it as part of the Oslo Road MXD, Mixed -Use District (up to 6 units/acre). The land 100 feet south of the subject property is designated as LD -2, Low -Density Residential 2 (up to 6 units/acre). The applicant originally requested rezoning to IG, General Industrial District. However, after the staff and the appli- cant's attorney discussed this rezoning, it was determined that the CH district could accommodate the applicant's proposed use of the property and the applicant agreed to amend his application. The requested CH zoning is consistent with the development on the north side of Oslo Road in this area. However, the land on the south side of Oslo Road around the subject property is almost exclusively developed for single-family residences. The Compre- hensive Plan states that within MXD areas, "the County shall encourage, where appropriate, redevelopment -.in accordance with the dominant land uses and the health, safety and welfare of area residents." The staff does not feel that the proposed zoning is in accordance with the dominant land uses in this area. Transportation System The subject property has direct access to Oslo Road (classified as an arterial street on the Thoroughfare Plan). The maximum development of this property under CH zoning could generate up to 56 average annual daily trips (AADT). Oslo Road currently functions at level -of -service A and this additional traffic would not significantly impact this level -of -service. Environment The subject property is not designated as environmentally sensi- tive nor is it in a flood -prone area. Utilities A County watermain runs along the north side of Oslo Road. County wastewater facilities are not currently available. RECOMMENDATION The Planning and Zoning Commission voted 4 -to -1 to recommend approval of this request. While the Planning Department respects their opinion, based on the above analysis, particularly the existing land use pattern on the south side of Oslo Road, and the staff's previous recommendations for zoning in this area, staff recommends that this request be denied. Commissioner Lyons did not understand sticking just a little dot of heavy commercial in with the RM -6. He felt if we are going to go to heavy commercial, we should not have just a little piece here and there. Chairman Scurlock believed this could lend itself to a county -initiated request to square off the heavy commercial, but 28