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M M In this case, a detailed concurrency analysis will be done in conjunction with site development. That concurrency analysis will address facility service levels and demand. Compatibility with the Surrounding Area - Subject Property 1 The proposed amendment will not increase potential incompatibilities associated with development of Subject Property 1. In fact, the proposed amendment would enhance the site's compatibility with the existing residential development abutting the site along 58th Avenue. Currently, residential and industrial zoning districts abut the site's northern and western borders as well as the westernmost portion the southern border. The proposed amendment will simply reduce the length of and move the location of the border where the two zoning districts abut. Furthermore, at ±15 acres the site is large enough for residential and/or .institutional development to buffer itself from adjacent industrial uses. For these reasons, the proposed amendment will not increase potential incompatibilities associated with development of Subject Property 1. - Subject Property 2 The proposed amendment is not anticipated to increase- potential incompatibilities associated with development of Subject Property 2. Since the site abuts C/I designated land on the west, the request is for an extension of an existing land use designation pattern. The primary impacts of commercial development on the site would be on the surrounding residentially designated and zoned properties, particularly on the parcel that borders the site on two sides. The active citrus groves to the north and east of Subject Property 2 range in site from approximately 8.5 acres to approximately 62 acres. If converted to residential uses, the resulting developments would be large enough to provide adequate buffers and to orient residences away from Subject Property 2. The parcels fronting on 82nd Street are smaller. The parcel that borders the site on two sides is approximately 1 acre in size. Five of the six lots on the south side of 82nd Street are approximately one quarter of an acre in size, while the sixth is approximately 0.42 acres in size. Five of those lots contain single-family residences. Several factors, however, can work to mitigate potential impacts on those properties. The first factor is required setbacks and buffers. Where commercial development on the site abuts single- family residential development, the commercial development must provide, at a minimum, a 25 foot wide front yard or a 10 foot wide side yard, and a type B landscaped buffer with a 6 foot high opaque feature. Additionally, building coverage for commercial development on the site would be restricted to a maximum of 408 of the lot, while a minimum of 25% of the site must be ---open, or green space. Through the site planning process for commercial development, the required open space can often be located adjacent to bordering residential areas. To take advantage of access from U.S. #1, and to reduce road paving costs, commercial development on Subject Property 2 would be particularly likely to be developed in this way. 97 October 24, 1995 BOOK 96 Pa . 481