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To the southeast of the subject property are many 'small commercial/industrial buildings zoned IL, Light Industrial. To the south of the property is vacant land zoned CH and IL. Further to the south is an auto body shop zoned IL. To the west of the subject parcel is a plant nursery currently zoned CH and RS -6. Future Land Use Pattern The Comprehensive Plan designates the south 240 feet of the 5.6 acre parcel as follows: 1. The south 90 feet of the south 240 feet - MXD 2. The north 150 feet of the south 240 feet (subject land) - LD -2. All land within 600 feet of Oslo Road and south of the subject land is designated as the Oslo Road MXD. All land surrounding the subject land and north of the 600 foot dimension is LD -2. Analysis Generally, the staff does not recommend approval of expanding an MXD. Expansion of an MXD can often lead to commercial/industrial encroachment into residential districts. Since MXD's were created specifically for areas of mixed uses, expansion is usually not consistent with the purpose of the MXD designation. However, this particular situation is unusual. The existence of the single-family structure and its use as an office gives this parcel a mixed use character. This is a situation where a nonresidential use extended beyond the delineated MXD boundaries. Various safeguards are currently in place which would mitigate any adverse effects on the surrounding residential areas: First, the illegal office would be required to receive site plan approval for the change of use from residential to office. This will require that a nonencroachable bufferyard be established and visual screening be put into place. This action -would actually improve the existing conditions by decreasing any existing adverse effects. Second, the County could initiate, or entertain requests for, rezoning to multi -family for the lands north of this property and surrounding the County's water plant. Multi -family zoning would permit variations in site design to further buffer residential development from the commercial/industrial uses in this area. Third, the County can control additional requests for expansion of the MXD through the land use amendment/rezoning process. Although this request appears to lend itself to setting a precedent for additional MXD expansion on adjacent property, the staff does not feel that this is the case. First, this request will remedy an existing problem, that being the current operation of a business on the property included in this request. This is not the same as a similar amendment request for vacant property. Second, the 150 feet of additional MXD depth for this portion of the district is not a major encroachment into a residential area, and it only includes that portion of the overall 5.6 acre parcel which has•been operating as a business for at "least 10 years. Third, the 1.11 acres involved in this request is not a substantial increase in land with an MXD designation. Transportation System The site currently has access to 12th Avenue S.W.) designated as a local road on the County's Thoroughfare Plan. The increase of 1.11 acres of land zoned CH will not have any substantial impact on the current traffic situation. 21 APR 2 6 1988 BOOK 72 F►OE 180