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M M reviewing rezoning requests. Of particular applicability for this request are the following policies. - Future Land Use Element Policy 1.13 Future Land Use Element Policy 1.13 states that the M-1, Medium - Density Residential -1 land use designation is intended for residential uses with densities up to 8 units/acre. In addition, that policy states that these residential uses must be located within an existing or future urban service area. Since the subject property is located within an area designated as M-1 on the county's future land use plan map and is located within the county's urban service area, and the applicant proposes to develop the property with residential uses no denser than 8 units/acre, the proposed request is consistent with Policy 1.13 - Future Land Use Element Objective 4 and Policies 2.5 and 4.1-4.4. This objective and these policies all involve encouraging and concentrating development within the urban service area. Growth patterns, as well as the comprehensive plan, indicate that the area of the subject property will eventually be dominated by urban uses. By converting the subject property from an agricultural to an urban zoning district, the county would encourage efficient use of land within the urban service area. For that- reason, the proposed request implements Future Land Use Element Objective 4 and Policies 2.5 and 4.1-4.4. While these objectives and policies 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 -3 will result in development which will be compatible with surrounding areas. Although agriculturally zoned, land to the north, east and west of the site is used primarily for residential purposes. For that reason, development under the proposed zoning district is anticipated to be compatible with those properties. Although there are groves south of the site, several factors work to mitigate potential incompatibilities between those properties. The first factor is the 60 feet of physical separation provided by the 8th Street road right-of-way. Additionally, there is a vegetative buffer located south of 8th Street, between the subject property and the grove. With respect to zoning, the county's policy has always been to retain agricultural zoning on property rather than changing it when the underlying land use designation increases. This not only reflects the county's policy of using agricultural zoning as a "holding" category, but also recognizes that urbanization occurs incrementally with various tracts remaining agricultural for longer periods. 74 BUNK JULY 239 1996