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Environment The subject property is not designated as environmentally sensitive on the Comprehensive Plan, nor is it located within a flood prone area. Utilities Public water and sewer are not available or programmed for the subject property. Analysis In reviewing this request, staff has examined the existing land use pattern and the land use pattern set forth in the Comprehensive Plan. The requested zoning is of a lower density than the zoning which currently exists on the property, but the proposed zoning is not inconsistent with the existing land use pattern or designation. While the Rural Residential land use designation permits limited residential uses while protecting agricultural lands from growth pressures, this designation does not prohibit agricultural zoning or agricultural uses. The existing land use pattern of this area is primarily agriculture, consisting of citrus and open land with some residential uses. While it is unlikely that development will reach this area for some time into the future, the subject property's location along 66th Avenue places it in an area with direct access to the City of Sebastian to the north and the State Road 60 corridor to the south. Future commercial and residential growth and development in these areas is expected and will result in higher traffic usage on this secondary link between the north and south county. This access is likely to increase the desirability of the area for rural and very low density type housing. The Agricultural district permits those uses which are normally found in rural and agricultural areas. Some agricultural uses, while not incompatible with rural residential development, are permitted only as accessory uses in low density residential districts. As a result, many agricultural uses in areas such as this are non -conforming, while new or changed agricultural uses require rezoning. Conclusion The subject property is located in a rural area of the county dominated by agricultural and rural residential uses. While the subject property is designated for low density residential development, it is not likely that this type of use will occur for some time in the future. The presence of agriculturally zoned property to the west does not result in the creation of spot zoning or permit a highly noticeable change in uses. It is, therefore, the opinion of staff that the proposed zoning change would be reasonable and not limit the prospects for future residential development. RECOMMENDATION Based on the analysis performed, staff recommends that the Board of County Commissioners approve this request. JUL 1 1989 23 -1 r ,