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Compatibilitv with the Surroundin.a Area Development under the requested land use designation and zoning district is anticipated to be compatible with surrounding areas. Because the site is bounded on two sides by L-1 designated land, the request is for the expansion of an existing land use designation pattern. At +12 acres, the site is large enough to provide buffers if necessary. Other factors indicate that the subject property is an appropriate site for L-1 designated land. For example, the large lot size required under the R designation often makes development prohibitively expensive, especially where utility service is available. This is demonstrated by the fact that, other than agricultural buildings on Al zoned land, there has been no development on R designated property in the county since the plan was adopted. In contrast, other residential land use desi.anations allow for more cost efficient, compact and affordable development. The land use desicynation closest to R, in terms of permitted density, is L-1, which is clearly feasible for normal residential development. The 1994 redesignation from R to L-1 of the land along the subject property's east boundary resulted in part from a determination by the county that the 1 unit/acre maximum development allowed under the R land use designation neither contributes to agricultural preservation nor allows enouah density for feasible, normal single family residential development. Therefore, redesignating other similar areas along CR 510 to L-1 is appropriate. For these reasons, redesignating the subject property to L-1 is anticipated to be compatible with surrounding areas. Potential Impact on Environmental Qualitv Environmental impacts of residential development on the subject property would be essentially the same under either the existing or the proposed land use designation. Being a citrus grove, the site contains no native upland plant habitat. Any wetlands that are located on the site and are identified in an approved environmental survey are protected by federal, state, and county regulations. There is one primary environmental benefit associated with developing the site as a single-family subdivision. That benefit is the county requirement that stormwater runoff be treated (usually via detention areas) prior to being discharged. In contrast, there are no such county requirements for active agricultural operations. For these reasons, significant adverse environmental impacts associated with this request are not anticipated. CONCLUSION Based on the analysis, staff has determined that the requested land use designation is compatible with surrounding areas, consistent with the comprehensive plan, meets all concurrency criter- _Ia, will have no negative impacts on environmental quality, and meets all applicable land use designation amendment criteria. Most importantly, the subject property is located in an area deemed suited for low density residential uses. For these reasons, staff supports the request to amend the land use designation of the subject property from R to L-1. RECOMtiIENDATION Based on the analysis, staff recommends that the Board of County Commissioners transmit the proposed land use amendment to the Florida Department of Community Affairs for their review, by approving the attached Transmittal Resolution. November 13, 2001 35