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- Future Land Use Element Policy 1.11 Future Land Use Element Policy 1.11 states that the L-1, Low - Density Residential -1 land use designation is intended for areas which are: 1. suitable for urban and suburban scale development; 2. within the urban service area; and 3. located in proximity to existing urban centers. Located within the urban service area, on a major road, and with potable water service currently available and sanitary sewer service programmed to be available in approximately one year, the subject property meets each of Future Land Use Element Policy 1.11's criteria. Additional nearby public services that are under construction include the North County Reverse Osmosis Plant and the St. Sebastian River High School. The subject property borders the City of Sebastian and lies one half of a mile from Vero Lake Estates which has the same land use designation as that requested for the subject property. Additionally, the zoning of the land in the City of Sebastian that abuts the subject property permits a higher density than that requested for the subject property. For these reasons, the proposed amendment is consistent with Future Land Use Element Policy 1.11. - Mass Transit Element Policy 1.2 Mass Transit Element Policy 1.2 states that the County will, through the future land use element, provide higher densities along major transportation corridors in order to facilitate future mass transit provision. Since the proposed amendment will increase the allowed density along C.R. 510, which is a major transportation corridor, this request is consistent with Mass Transit Element Policy 1.2. As part of its consistency analysis, staff compared _the proposed request to all the policies in the plan and found no conflicts. Therefore, it is staff's position that the proposed amendment is consistent with the comprehensive plan. Compatibility with the Surrounding Area It is staff's position that granting the request to redesignate the subject property to L-1 would result in development which would be compatible with surrounding areas. Although bordered on all sides by groves or the St. Sebastian River, the subject property, at approximately 159 acres, is large enough to buffer itself from the adjacent agricultural uses (as required in Future Land Use Element Policy 6.3 and in section 911.04(3)(c)5b of the County LDRs). Despite the fact that it is currently used for groves, the land to the north, east, and west- is designated for future residential development. In fact, the adjacent land in the City of Sebastian is designated for a higher density than that requested for the subject property. For these reasons, staff feels the requested L-1 land use designation would be compatible with the surrounding area. 39 DEC - 71993, BOOK 91 PAGF 141