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• To the west of the site, across a 275 foot wide drainage canal right-of-way and 90th Avenue, land is zoned RS -3 and contains the Vero Lake Estates Subdivision of single-family residences. At this time, the majority of lots in that approximately 2,500 acre subdivision are vacant. Immediately north of Vero Lake Estates is Sebastian River High School. The subject property and properties to the northeast are designated R, Rural Residential, on the county's future land use trap. The R designation permits residential uses with densities up to 1 univacre. South of the subject property, land is outside the county's urban service area, and is designated AG -1, Agricultural -1, on the county's future land use map. The AG -1 designation permits agricultural uses and residential uses with densities up to 1 unit/5 acres. To the north, east, and west of the subject property, land is designated L-1, Low -Density Residential -1. The L-1 designation permits residential uses with densities up to 3 units/acre. Being a citrus grove, no native upland plant communities exist on the site. Examination of aerial photographs, however, indicate that there may be an emergent freshwater wetland associated with the St. Sebastian River on the site. Federal Emergency Management Agency maps indicate that the site is not within a flood hazard area. The site is within the Urban Service Area of the county. Potable water distribution lines extend from the North County Reverse Osmosis Plant along CR 510 adjacent to the site. Wastewater collection lines from the North Regional Wastewater Treatment Plant extend along CR 512, approximately half a mile from the site. The subject property abuts CR 510 which is classified as a rural minor arterial road on the future roadway thoroughfare plan map. This segment of CR 510 is a two lane paved road with approximately 100 feet of existing public road right-of-way. According to the comprehensive plan, this segment of CR 510 is programmed for expansion to four lanes and 160 feet of public road right- of-way by 2020. In this section, an analysis of the reasonableness of the land use amendment request will be presented. Specifically, this analysis will address: • the request's impact on public facilities; • the request's consistency with the county's comprehensive plan; • the request's compatibility with the surrounding area; and • the request's potential impact on environmental quality. This site is located within the county Urban Service Area, an area deemed suited for urban scale development. The Comprehensive Plan establishes standards for: Transportation, Potable Water, Wastewater, Solid Waste, Drainage and Recreation (Future Land Use Policy 3.1). The adequate provision of these services is necessary to ensure the continued quality of life enjoyed by the community. The Comprehensive Plan and Land Development Regulations (LDRs) require that new November 7, 2000 77 •