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is designated on the Future Land Use Map as LD -2, Low -Density Residential 2, permitting up to 6 units/acre. The Gifford Small Area Plan designates the property as RS -6, Single -Family Residential, up to 6 units/acre. Transportation System The subject parcel has access on 49th Street (Lindsey Road) which is a designated collector road on the County Thoroughfare Plan. There are currently no operationial problems with this two lane road segment. Environment The Comprehensive Plan does not environmentally sensitive nor is area. Utilities designate the subject parcel as it located within a flood prone Public water lines are in place along 49th Street. Sewer service, while not currently available, is programmed for the area along 49th Street. Analysis In reviewing this request, staff has examined the existing land use pattern, and the land use patterns set forth in both the Comprehensive Plan and the Gifford Small Area Plan. The requested zoning is of a higher density than currently exists; however, the RM -8 is consistent with the MXD land use designation. A review of existing land uses in the area reveals a vacant site in a undeveloped area, in close proximity to a wide variety of uses. Several of these uses are high density uses generally incompatible with low density residential uses. In particular, these include a concentration of auto salvage or junk yards on North Gifford Road. Residential uses in the immediate vicinity are confined to single family residences and mobile homes. Higher density residential areas containing both single and multi -family developments are generally located east of 43rd Avenue. The Gifford Community Center and Park are located nearly at the intersection of 49th Street and 43rd Avenue. The MXD land use designation, which permits a broad range of uses, was applied to those areas of the county which have a mixture of land uses. Development and ,.redevelopment in the MXD's was intended to be compatible with the dominate land uses while at the same time permiting flexibility in dealing with these unique areas. The Gifford Small Area Plan was developed to provide additional guidance for future zoning and development review and to supplement the Comprehensive Plan. Among the major goals of this plan is increased housing opportunities and neighborhood development, decreased land use conflicts between industrial and residential areas and the discouragement of several undesirable land uses such as bars and auto salvage yards. The requested zoning change is not consistent with the precise use in the Gifford Plan; however, it does advance the objectives of the plan. Conclusion The subject parcel is located on the fringe of development in the northwest portion of Gifford. As such, it will serve in the future as a transition area between the broadly mixed and sometimes incompatible uses of the gifford area from the lower density residential area designated to the north and west. 11 BOOK F'iJL 71)-0