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GOOK �,%L k. ? aj Because the subject property is located within an area designated as L-1 on the county's future land use plan map and is located within the county's urban service area, and the proposed zoning district provides for residential uses less than 3 units/acre in accordance with the L-1 designation, the proposed request is consistent with Policies 1.11 and 1.12. While the referenced policies and objectives are particularly applicable to this request, other comprehensive plan policies and objectives also have relevance. For that reason, staff evaluated the subject request for consistency with all plan policies and objectives. Based upon that analysis, staff determined that the request is generally consistent with the comprehensive plan. Based on population projections and current development patterns, residential development in this area of the county is expected to increase and eventually become the dominant land use. Since the project area is located within the Urban Service Area and is designated for low-density residential development, the proposed rezoning is consistent with the comprehensive plan. • Compatibility Immediate Area There are three parcels that are adjacent to the development that will be impacted by the development. These parcels include the 10 acre area (contains 2 homes) at the northeast comer of the 58t' Avenue/9th Street SW intersection, the 25.7 acre parcel immediately east of that 10 acre parcel on 9' Street SW, and a .69 acre parcel with an existing home on 5th Street SW which forms an enclave "within" the development. Compared to the previous proposal, the current proposal reduces the development's impact on the 10 acre parcel by eliminating development immediately east of that parcel and by creating lake frontage for the other perimeters of the 10 acre parcel. The 25.7 acre "not -included" parcel should not be impacted greatly because it is vacant land. The greatest impact will be on the .69 acre enclave property which has the project's most intense detached single-family product type proposed adjacent to it. Staff recommends that the lots proposed adjacent to the .69 acre enclave parcel meet the minimum 12,000 sq. ft. lot size RS -3 zoning district criteria along with a Type "C" buffer, or be protected by a Type "B" buffer with 6' opaque feature. General Area The site is located near the intersection of two arterial roads (Oslo and 58th Avenue), with the property to the north, east and south lying within the urban service area. The property to the west, across 58te Avenue, lies outside the urban service area. At the present time, the area surrounding the proposed project site is sparsely developed. Staffs approach regarding compatibility for PDs, including this project, is to concentrate on perimeter uses, intensities, buffers and setbacks to ensure an adequate transition from adjacent properties. Staffs analysis assumes that adjacent properties Will develop with conventional zoning district lot sizes. In the case of Citrus Springs, staff assumes RS -3 development with 12,000 sq. R lots on adjacent property and the compatibility measures necessary to buffer such future "conventional" lots from Citrus Springs. The greater the deviation from conventional zoning standards, the greater the buffer and setback and transitional area staff has tried to achieve through the design review process. In staffs opinion, the buffers and setbacks recommended by staff ensure the compatibility of this project design and PD rezoning with the overall area and surrounding properties. January 11, 2000 34