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• • 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 26th Street. Similarly, incompatibilities between the subject property and adjacent A-1 zoned land are not anticipated. The A-1 zoned land to the north, east and west of the subject property is within the urban service area, is designated L-2, and is expected to be eventually converted to residential uses. With respect to zoning, the county's policy has always been to retain agricultural zoning on property located within the Urban Service Area rather than changing it when the underlying land use designation changes. This not only reflects the county's policy of using agricultural zoning within the Urban Service Area 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 a C/I node, a regional mall, Dodgertown and Vero Beach Municipal Airport, the site is within a fast growing corridor. 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 RN1-6 and RS -6 zoning districts would be compatible with development in the surrounding area. P otential Impact on Environmental Quality The environmental impacts of development on the subject property are not a major concern. Being a citrus grove, the site has been altered 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. CONCLUSION B ased on the analysis, staff has deteiinined that the requested zoning districts are compatible with surrounding areas, are consistent with the comprehensive plan, meet all concurrency criteria, will have no negative impacts on environmental quality, and meet all applicable rezoning criteria. Most importantly, the subject property is located in an area deemed suited for low-density single-family and multiple -family residential uses. For these reasons, staff supports the request. RECOMMENDATION B ased on the analysis conducted, the Planning and Zoning Commission and staff recommend that the Board of County Commissioners approve this request to rezone the subject property from A-1 to RS -6 and RM -6 by approving the attached ordinance. ATTACHMENTS 1. Rezoning Summary 2. Rezoning Application 3. Minutes of the January 24, 2002 meeting of the Planning and Zoning Commission 4. Ordinance March 5, 2002 73 B •