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_I BOOK 96 PACE 629 - Mass Transit Element Policy 1.2 Mass Transit Element Policy 1.2_ states that the county will, through the future land use element, provide higher densities along major transportation corridors in order to facilitate future mass transit provision. Since the proposed amendment will increase the allowed density along and near several major transportation corridors, this request is consistent with Mass Transit Element Policy 1.2. As part of its consistency analysis, staff compared the proposed request to all the objectives and policies in the plan and found no conflicts. Therefore, staff's position is that the proposed amendment is consistent with the comprehensive plan. Compatibility with the Surrounding Area Staff's position is that granting the request to redesignate the subject property to M-1 and to rezone it to RM -8 would result in development which is appropriate for the site and that such development would be compatible with surrounding areas. Because the area is located near an'urban center of the county, with convenient access to employment and shopping, the area is particularly suited for medium -density multiple -family development. Since land -to the west is designated M-1, the request is for the continuation of an existing land use designation pattern. The primary impacts of development on the site would be on the abutting single-family zoned area to the east. The western portion of that area, containing the partially developed Walkers Glen West subdivision, is presently in the platting process. While considering the impacts of multiple -family development, staff considered that the site plan approval process can somewhat mitigate those impacts on adjacent single-family lots. Through required separation and buffers, county LDRs can often lessen the impacts of development. In this case, single-family zoned lots east of the subject property would likely abut the subject property with their front or rear yards which would be required to be a minimum of 20 feet wide. The approved preliminary plat for Walkers Glen West shows only 2 lots abutting the subject property. Both of those lots contain a 20 foot wide drainage easement along their border with the subject property. Additionally, the preliminary plat depicts a 6 foot high fence located 20 feet east of the subject property along the entire length of the subdivision. Finally, both lots are at least 90 feet wide, which allows the option of siting the buildings further from the subject property. Under the requested RM -8 zoning district, development on the subject property would be required to provide a landscaped buffer yard that is at least 10 feet wide along the property's eastern border. Additionally, building coverage for multiple -family development on the site would be restricted to a maximum of 25% of the lot, while a minimum of 40% of the site must be open, or green, space. Finally, LDR chapter 926 requires perimeter landscaping, as well as landscaping of parking lots, and open space. For these reasons, staff feels the requested land use designation and zoning district would be compatible with the surrounding area. Potential Impact on Environmental Quality Environmental impacts of residential development on the_ subject property would be the same under either the existing or the proposed land use designation. The site has been cleared, and contains no environmentally important land, such as wetlands or NOVEMBER 21, 1995 26