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i �a Boa _; PAUL, 79 ' - Mass Transit Element Policy 1.2 Mass Transit Element Policy 1.2 states that the county will provide higher densities along major transportation corridors in order to facilitate future mass transit provision. Since the request is for the county's second highest density and the subject property is located within one half of a mile from a major transportation corridor, the request implements Mass Transit Element Policy 1.2. While the referenced policies and objectives are particularly applicable to this request, other comprehensive plan policies and objectives also have relevance. For that reason, staff evaluated the subject request for consistency with all plan policies and objectives. Based upon that analysis, staff determined that the request is consistent with the comprehensive plan. Compatibility with the Surrounding Area Staf f Is -position is that multiple -family residential development is appropriate for the site and that such development would be compatible with surrounding land uses. Located near the S.R. 60/ I-95 commercial/ industrial node, the subject property is particularly well suited to meet the demand for multiple -family housing generated by development within that node. In effect, the proposed rezoning would increase the opportunity for people to live near their place of employment. Although a single-family subdivision is located to the east of the subject property, the single family area is separated from the subject property by 90th Avenue. Besides the 90th Avenue physical separation, the county's land development regulations provide that development of a multiple -family residential project on the subject property will be adequately buffered from the nearby single-family subdivision. Where a multiple -family project in the RM -8 district adjoins a single-family district, the county's land development regulations require that the multiple -family project provide either a six foot high opaque type D buffer or a three foot high opaque type C buffer. Separation distance is another factor that works to mitigate potential impacts. LDR mandated front setbacks of 25 feet in the RM -8 district and 20 feet in the RS -6 district combine with the 65 feet of public road right-of-way for 90th Avenue to ensure that there is at least 110 feet between buildings in the adjoining districts. For these reasons, staff feels that development under the requested RM -8 zoning district would not result in incompatibilities with the surrounding area. Potential Impact on Environmental Quality The proposed rezoning from A-1 to RM -8 would not result in an increase in potential adverse environmental impacts associated with site development. Since agricultural use is largely exempt from county permitting, the county, in fact, has more opportunity to regulate impacts associated with residential development than impacts associated with agricultural use. Residential development of the property will be subject to a number._ of environmental permits, including land clearing and tree removal APRIL 49 1995 42