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r Summary of Consistency with the Comprehensive Plan While the referenced objective and policies are particularly applicable to this request, other comprehensive plan policies and objectives also have relevance. For that reason, staff evaluated the subject request for consistency with all applicable plan policies and objectives. Based upon that analysis. staff determined that the request is consistent with the Comprehensive Plan. Compatibility with the Surrounding 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 three sides by L-1 designated land the request is for the expansion of an existing land use designation pattern. At ±180 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 A-1 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 designations allow for more cost efficient, compact and affordable development. The land use designation 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 pan 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 enough 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 Quality 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. 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 and zoning district are compatible with surrounding areas, consistent with the comprehensive plan, meet all concurrency criteria, will have no negative impacts on environmental quality, and meet all applicable land use designation amendment and rezoning criteria. Most importantly, the subject property is located in an area deemed suited for low density residential uses. For these reasons. staff supports March 20, 2001 B i e 58L 112 07, 4