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• Immediately to the north, a 20 acre parcel is zoned RS -6, Single -Family Residential District (up to 6 units/acre). The Vista Plantation Condominiums, zoned RM -4, Multiple -Family Residential District (up to 4 units/acre), are to the south of the subject property, East of th Vista Plantation Condominiums, across 66th Avenue, is the Indian River Mall, zonedtGenerale Gene e Commercial. Future Land Use Pattern Land along the north side of 26`h Street, including the entire subject property, is designated L-2, Low -Density Residential -2, on the county Future Land Use Map. The L-2 desi atione residential uses with densities up to 6 units/acre. Land abutting the northwest comer of the site is designated L-1, Low -Density Residential -1, on the county Future Land Use Ma designation permits residential uses with densities up to 3 units/acre. Land to the south of the subject property, along the south side of26t Street, is designated M-1, Medium -Density Residential - 1, on the county future land use map. The M-1 designation permits residential uses with densities up to 8 units/acre The Indian River Mall is designated RC, Regional Commercial, on the county Future Land Use Map. The RC designation permits regional malls and associated retail shopping centers designed to serve markets beyond the county boundaries. Environment Being a citrus grove, the subject property is an altered site. The subject property is not designated as environmentally important nor environmentally sensitive by the comprehensive plan. No wetlands or native upland habitat exists on the site. According to Flood Insurance Rating Maps, the subject property does not contain any flood hazard areas. Utilities and Services The site is within the Urban Service Area of the county. Wastewater service is available to the site from the Central Regional Wastewater Treatment Plant, while potable water service is available to the site from the South County Reverse Osmosis Plant Transportation System The property s south boundary abuts 26th Street. Classified as a collector road on the future roadway thoroughfare plan map, this segment of26t Street is a 2 -lane paved road with approximately 60 feet of existing public road right-of-way. This segment of 26 Street is currently planned for expansion to 80 feet of public road nght-of-way by 2020. ANALYSIS In this section, an analysis of the reasonableness of the rezoning request will be presented. Specifically, this section will include: • an analysis of the request's impact on public facilities; • an analysis of the request's consistency with the county's comprehensive plan, • an analysis of the request's compatibility with the surrounding area, and • an analysis of the request's potential impact on environmental quality. MAY 21, 2002 -29- P" J!i •