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- M Compatibility with the Surrounding Area _The.potential impact of the subject request upon surrounding land uses is an important issue concerning this property. The subject property is -located across 73rd Street from Copeland's Landing West. This is an approved, but as yet unfinished, Planned Residential Development subdivision. Additionally, the area adjacent to and east of the subject property is designated for low density residential development. A land use change for the subject property would have two negative impacts upon ,existing and proposed residences in the area. First, there would be a lack and residential development. land use and zoning district question that the resulting adjacent residential areas. neighborhood quality of life. of compatibility between commercial Given the* type of uses allowed by the requested for the site, there is no uses would be incompatible with the It would be an intrusion into the The second negative impact from "the proposed land use amendment involves more than the property itself; it relates to all residentially designated areas along U.S. Highway #1. These areas would be affected, because the requested change would provide an impetus for other property owners to request that their land use designation be changed to commercial/industrial. The result would be commercial/industrial land use designations all along the east side of U.S. Highway #1. This would cause compatibility problems along the east side of U.S. Highway #1. Potential Impact on Environmental Quality In addition to a review of compatibility with surrounding uses and consistency with the comprehensive plan, environmental impacts of the proposed change have also been reviewed. In implementing the policies of the county comprehensive plan, LDR Chapter 929 requires that 15% of the native upland plant community existing on site be preserved via the establishment of a conservation easement in conjunction with site development. The 15% may be reduced to 10% if the native preserve area is one contiguous "clump", rather than a linear buffer strip or multiple, noncontiguous areas. County regulations allow the option of a fee - in -lieu payment instead of a set-aside, based on the assessed value of the subject property. The upland set-aside requirement would apply to the subject property under the proposed commercial designation as well as under the present residential zoning and land use category. Therefore, from the regulatory standpoint, the proposal would not affect the minimum amount required by the county for native upland protection. The subject property has not been surveyed for rare or endangered plant or animal species. An environmental survey will be required prior to site development, under either the present or proposed zoning and land use designation. If the environmental survey reveals the presence of listed rare or endangered species, the applicant would be required to coordinate with jurisdictional wildlife agencies to ensure compliance with all applicable federal, state, and local requirements concerning such species' (and habitat) protection. 35 No La I��Z BOOK