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Staff s position is that multiple -family residential development is appropriate for the site and that such development would be compatible with surrounding land uses. Because adjacent land to the east of the subject property is zoned RM -6, the request is for a continuation of an existing zoning pattern. In fact, multiple -family and mobile home development are already prominent in this area of the county. Located near the SIR 60/53" Avenue commercial industrial node, the subject property is particularly well suited to meet the demand for multiple -family housing generated by development within that node. In effect, the proposed rezoning would increase the opportunity for people to live near their place of employment. Development of the subject property would be expected to have little or no impact on the Vista Plantation Condominiums to the south. That project, zoned RM -4, Multiple -Family Residential District (up to 4 units/acre), contains a vegetative buffer, golf course and ponds along its north boundary, which is 26" Street. Similarly, incompatibilities between the subject property and adjacent A-1 zoned land to the north are not anticipated. The land north of the subject property is designated L-1 and is expected to be eventually converted to residential uses. Regardless of the adjacent use, county regulations require that multiple -family residential buildings maintain a rear yard setback of at least 25 feet. At 9.55 acres in size and nearly a quarter mile in length, the subject property has sufficient dimensions to accommodate larger setbacks and buffers if desired by a developer. Additional county regulations apply to subdivision and planned development projects located within the urban service area and proposing new residential lots adjacent to active agricultural operations. In that situation, the residential project, at a minimum, must provide a 25 foot wide setback with a type B vegetative buffer and a six foot high opaque feature. With respect to zoning, the county's policy has always been to retain agricultural zoning on property rather than changing it when the underlying land use designation increases. This not only reflects the county's policy of using agricultural zoning as a "holding" category, but also recognizes that urbanization occurs incrementally with various tracts remaining agricultural for longer periods. Two factors, however, indicate that urban type zoning districts would be appropriate for this portion of the county. The first factor is the underlying designation on the future land use map. This area is within the urban service area and is deemed appropriate for residential development with densities of up to 6 units/acre. Equally important is the development pattern in that portion of the county. Located near two C/I nodes, a regional mall, Dodgertown, and Vero Beach Municipal Airport, the site is within one of the fastest growing areas of the county. Additionally, that area has convenient access to the county's transportation system. These factors indicate a trend toward continued urbanization in that portion of the county. For these reasons, staff feels that the requested RM -6 zoning would be compatible with development in the surrounding area. The environmental impacts of development on the subject property are not a major concern. Being a citrus grove, the site is disturbed and contains no environmentally important land, such as wetlands or sensitive uplands. For those reasons, no adverse environmental impacts associated with this request are anticipated. August 25, 1998 33 :100K 106PAGE O92