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While policies 1.11 and 1.12 are 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 -6 will result in development which will be compatible with surrounding areas. Since land to the east is currently zoned RS -6, the request is for an expansion of the existing zoning pattern. Already the dominant land use, residential development in this area of the county is expected to increase. This development pattern would be consistent with the comprehensive plan, since the area is located within the Urban Service Area and is designated for low- density residential development. Any potential incompatibilities associated with residential development on the subject property would be with the adjacent areas to the west and north. Those areas are currently used for agricultural purposes. These incompatibilities, however, will be somewhat mitigated by the landscaping and buffering requirements of the PD approval. The planned development compatibility standards require a 25' perimeter building (residence) setback for all planned developments. For .this project, buffers are required as follows: North: Along the north property line, a double frontage buffer is required, since the proposed lots will have frontage on the internal subdivision street and the collector access road to SR AlA. The double frontage buffer requires a 6' opaque feature which the applicant proposes to satisfy by a 2' high earthen berm with 4' high continuous hedge (2' high at planting with 2 year grow -in period) . This proposal meets the section 913.09(3)(c)5 double frontage buffer requirements. These buffer improvements must be constructed prior to the issuance of a certificate of completion for Phase I. West: A Type "C" vegetative buffer will be provided. Development of the subject site with single-family uses would be compatible with property in the Marbrisa development to the south, since that property is also single-family residential in character. To somewhat mitigate potential impacts of development, however, the applicant, during the development approval process, agreed to the following buffer along the project's south property line: • On the subject property, the buffer will cover a 20' wide strip of land that will be planted with 80% of the plant material necessary to meet Type B buffer requirements. On adjacent Marbrisa property, which is beyond the scope of the PD proposal, the applicant will plant a 5' strip of land with the amount of plant material equal to�20k of a type B buffer. In addition, the developer has agreed to construct a 6' high green vinyl clad chainlink fence on the Marbrisa property during phase 1 construction. These private agreement provisions are not a part of the PD plan approval and cannot and will not be enforced by the county. Only the provisions affecting the subject property are part of the PD plan approval. 29 �DOK 9� JULY 239 1996