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APR 121994 BOOK 92 IF ',A ra 1,5 On December 7, 1993, the Board of County Commissioners voted 5 to 0 to transmit the proposed land use amendment request to DCA for their review. Consistent with state regulations, DCA reviewed the proposed amendment and prepared an Objections, Recommendations and Comments (ORC) Report, which planning staff received on February 28, 1994. The DCA ORC Report contained three objections to this proposed amendment. These objections relate to inconsistencies between the proposed amendment and provisions in the County Comprehensive Plan, state law (Rule 9J-5, F.A.C. and Chapter 163, F.S.), the State Comprehensive Plan, and the Comprehensive Regional Policy Plan. Specifically, DCA cited the following three objections: • The proposed amendment does not discourage the proliferation of urban sprawl and does not ensure the separation of urban and rural land uses consistent with Future Land Use Objective 1, because it would permit low density residential development in an area of existing agricultural land uses. Rules 9J- 5.006( -3)(b)2. and 7., F.A.C., and s.187.201(16)(b)2., F.S. • The proposed amendment is not consistent with Future Land Use Policy 1.11, which restricts low density residential to areas which are suitable for urban and suburban scale development, and Policy 4.3, which requires the FLUX to depict a concentration of urban land uses to discourage urban sprawl, because the subject property is located in an area of existing, viable agricultural land uses. Rules 9J-5.005(5) and 9J-5.006(3)(c)l., F.A.C. • The proposed amendment is -not supported by an adequate analysis, based on professionally acceptable methodology, which demonstrates that the proposed residential land use is necessary to accommodate the needs of the projected population. Rules 9J-5.005(2) and 9J -5.006(2)(c), F.A.C. As with all proposed amendments to the county's comprehensive plan, the Board of County Commissioners is now to decide whether or not to adopt the requested land use designation. Existing Land Use Pattern Used exclusively as a grove, the subject property and all unincorporated lands surrounding it are zoned A-1, Agricultural District (up to 1 unit/5 acres). Except for the St. Sebastian River Floodway and isolated residences, the land surrounding the subject property is used exclusively for groves. A portion of the subject property and surrounding land may contain wetlands associated with the St. Sebastian River. Within the unincorporated parts of the county, any wetlands associated with the St. Sebastian River are deemed to be zoned Con -2, Wetland Conservation District (up to 1 unit/40 acres). The limits of Con -2 zoning are determined by an environmental survey conducted by an applicant at the time of site development and based upon soils, vegetation, and hydrology. Consequently, the Con -2 zoning district may apply to parts of the subject property and adjacent lands. The portion of the City of Sebastian that is across the St. Sebastian River from the subject property is zoned RS -10, Residential Single -Family (10,000 square foot minimum lot size) on the City's zoning map. The City of Sebastian's RS -10 zoning district allows agricultural uses and single-family residential uses with densities up to four units/acre on lots at least 10,000 62