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time, the majority oflots in that approximately 2,500 acre subdivision are vacant. Immediately north of Vero Lake Estates, on the west side of 90`h Avenue, is Sebastian River High School. Future Land Use Pattern The subject property and properties to the north are designated R, Rural Residential on the county's future land use map. The R designation peintits residential uses with densities up to 1 unit/acre. 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 east and west of the subject property, land is designated L-1 Low -Density Residential -1. Land more than a quarter mile north of the subject property is also designated L-1. The L-1 designation penults residential uses with densities up to 3 units acre. E nvironment B eing 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. Utilities and Services 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. Transportation System 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. ANtiLYSIS 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. Concurrency of Public Facilities 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, Stormwater Management, and Recreation (Future Land Use Policy 3.1) The adequate provision of these services is necessary to ensure the continued quality of life enjoyed March 19, 2002 34