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policy states that these residential uses must be located within an existing or future urban service area. Since the subject property is located within an area designated as L-1 on the county's future land use plan map and is located within the county's urban service area, and the proposed zoning district would permit residential uses no denser than three units/acre, the proposed request is consistent with Policy 1.11. While policy 1.11 is particularly applicable to this request, other comprehensive plan policies also have relevance. For that reason, staff evaluated -the subject request for consistency with all plan policies. Based upon• that analysis, staff determined that the request is consistent with the comprehensive plan. Compatibility with the Surrounding Area Staff's position is that granting the request to rezone the subject property to RS -3 will result in development which will be compatible with surrounding areas. Since land to the north and east (with the exception of the previously referenced fifty foot wide strip) is currently zoned RS -3, the request is for an expansion of the existing zoning pattern. Based on population projections and current development patterns, residential development in this area of the county is expected to increase, and eventually become the dominant land use. This development pattern would be consistent with the comprehensive plan since the area is located within the Urban Service Area and is designated for residential development with densities of up to three units/acre. Any potential incompatibilities associated with residential development on the subject property would be with' the adjacent agricultural areas. These incompatibilities, however, will be somewhat mitigated since the site is large enough to buffer itself from adjacent agricultural uses as required in Future Land Use Element Policy 6.3 of the comprehensive plan and section 911.O4(3)(c)5b of the County LDRs. For these reasons, staff feels that the requested RS -3 zoning would be compatible with the surrounding area. Potential Impact on Environmental Quality Environmental impacts of residential development on the subject property would be essentially the same under either the existing or the proposed zoning district. In fact, changing the zoning of the subject property from A-1 to RS -3 may enhance environmental quality by encouraging residential development of the site which is currently a grove. The environmental quality of the site may be enhanced by residential development, because site development would result in construction of a stormwater management system, and protection of jurisdictional wetlands which may be on site. Due to the county's stormwater retention requirements for residential development, residential development on the subject property would reduce the amount of stormwater runoff from the site. The requirements for residential development contrast with the present agricultural design that allows runoff to occur without any stormwater retention. Prior to residential development of the site, the applicant would be required to complete an environmental survey to determine the extent of any jurisdictional wetlands and. native upland plant 35 � p�,� �' 800 9 1pm'l045 July 26, 1994