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s - � <br />residential uses with densities up to 6 units/acre. In addition, <br />Future Land Use Element Policy 1.11 states that these residential <br />uses must be located within an existing or future urban service <br />area. <br />Since the subject property is located within an area designated as <br />L-2 on the county's future land use plan map and is located within <br />the county's urban service area, and the proposed zoning district <br />would permit residential uses less than the 6 units/acre permitted <br />by the L-2 designation, the proposed request is consistent with <br />Policies 1.11 and 1.12. <br />While policies 1.11 and 1.12 are particularly applicable to this <br />request, other comprehensive plan policies also have relevance. <br />For that reason, staff evaluated the subject request for <br />consistency with all plan policies. Based upon that analysis, <br />staff determined that the request is consistent with the <br />comprehensive plan. <br />Compatibility with the Surrounding Area <br />Staff's position is that granting the request to rezone the subject <br />property to RS -3 will result in development which will be <br />compatible with surrounding areas. Since land to the north is <br />currently zoned RS -3, the request is for an expansion of the <br />existing zoning pattern. <br />Based on population projections and current development patterns, <br />residential development in this area of the county•is'expected to <br />increase and eventually become the dominant land use. This <br />development pattern would be consistent with the comprehensive <br />plan, since the area is located within the Urban Service Area and <br />is designated for low-density residential development. <br />Any potential incompatibilities associated with residential <br />development on the subject property would be with the adjacent <br />areas that are currently used for agricultural purposes. These <br />incompatibilities, however, will be somewhat mitigated since the <br />subject site is large enough to buffer itself from adjacent <br />agricultural uses as required in section 911.04(3)(c)5b of the <br />county LDRs. That section states that where residential projects <br />in areas zoned for more than one unit/acre are adjacent to active <br />agricultural operations, the residential project must provide one <br />of the following: <br />• A 50 foot building (residence) setback; or <br />• A 25 foot buffer yard with a type "B" buffer and a six-foot <br />opaque feature. <br />This buffer/setback requirement will be addressed during the review <br />process for any development project proposed for the property. <br />Therefore, this is not an issue at this time. <br />For these reasons, staff feels that the requested RS -3 zoning would <br />be compatible with the surrounding area. <br />Potential Impact on Environmental Quality <br />The site has been cleared, and contains no environmentally <br />important land, such as wetlands or uplands. Therefore, <br />development of the site will have little or no impact on <br />environmental quality. For this reason, no adverse environmental <br />impacts associated with this request are anticipated. <br />DECEMBER 5, 1995 25 BOOK 96 mrE 72 <br />