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Potential Impact on Environmental Quality As stated previously in the Description and Conditions section, there are temporarily flooded freshwater wetlands located on the subject property. While agricultural development as permitted in the requested A-1 zoning district generally impacts such wetland areas, any wetland alteration will require permits from the county, St. Johns River Water Management District, and the U.S. Army Corps of Engineers. It is important to note that the native habitats present on the subject- property will not be protected as thoroughly under the A-1 zoning as they are presently protected under the RS -3 zoning. If an agricultural operation is established in an agricultural zoning district, the operation is exempt from the county land clearing and tree removal criteria and the native habitat preservation requirements. Since the subject property contains a unique mixture of wetland and native upland habitats, environmental planning staff are concerned that rezoning the parcel to A-1 would result in agricultural development of the site, with the consequent loss of the property's native habitat. Under the present RS -3 zoning, improvements to the subject property would require the preservation of approximately three acres of native uplands and three acres of wetland habitat. If an agricultural operation is established under the proposed agricultural zoning, the county may lose the opportunity to preserve the native uplands which would have been protected under the present zoning and applicable environmental regulations. Although the A-1 zoning, if approved, will probably result in the loss of the site's native upland habitat, this is partially balanced by the other characteristics of agricultural land usage. These include the open space benefits of agricultural uses, the greenbelt functions of agricultural uses, and others. So while there will be a loss of uplands with the A-1 zoning and subsequent agricultural development, the other potential benefits of the proposed rezoning more than compensate for the loss. Compatibility with the Surrounding Area In reviewing this request, staff has examined the existing land use pattern and the future land use pattern set forth in the Comprehensive Plan. It is staff's position that the future land use pattern in the area will complement the proposed A-1 zoning for the site. Because the property to the west of the subject site has recently been designated AG -1 and will soon be rezoned to A-1, this will ensure compatibility between that area and the subject property. In essence then, the subject site will be an extension of the A-1 to the west. Similarly, the undeveloped area to the north of the site and the north relief canal to the south of the site serve to mitigate any potential compatibility problems. Conclusion The rezoning is generally compatible with the surrounding area, is consistent with the goals, objectives and policies of the comprehensive plan, and is exempt from concurrency review. The subject property is _located in an area deemed suitable for low density residential uses and has met all applicable criteria. Staff support the subject request. RECOMMENDATION Staff recommends that the Board of County Commissioners approve this request to rezone the subject property from RS -3 to A-1. 19