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Future Land Use Element Policy 2.2 Future Land Use Element Policy 2.2 states that the county shall encourage and direct growth into the urban service area through zoning and LDRs. Since the proposed rezoning would allow and encourage more development on the subject property, and the subject property is within the urban service area the request implements Future Land Use Element Policy 2 2. Transportation Element Objective 11 and Policy 11.1 Transportation Element Objective 11 and Policy 11.1 state that the county will increase densities in the urbanized area and along major transportation corridors in order to facilitate future mass transit provision. Since the proposed rezoning will increase the allowed density along and near several major transportation corridors this request implements Transportation Element Objective 11 and Policy 11.1. Consistency Summary As part of its consistency analysis, staff compared the proposed request to all applicable objectives and policies in the plan and found no conflicts Therefore, staffs position is that the request is consistent with the comprehensive plan. Compatibility with the Surrounding Area Staff's position is that the requested zoning district is appropriate for the site and that development under this zoning district would be compatible with surrounding land uses. Because land directly south of the subject property is zoned RS -6, the request is for a continuation of an existing single-family residential zoning pattern. Land to the east of the subject property, across 66th Avenue, is also zoned single-family residential. Although currently undeveloped and zoned RS -3, that property is separated from the subject property by 66th Avenue. Consequently, the proposed RS -6 zoning would not be incompatible with that site. Similarly, incompatibilities between the subject property and adjacent A-1 zoned land are not anticipated. Land to the west is within the urban service area, is designated L-1, and is expected to be eventually converted to residential uses. To the north, the property is zoned A-1 and lies outside the urban service area. Since the urban service area line delineates the boundary between urban type development and agricultural uses, the line establishes an interface between residential uses and agricultural uses. At a residential/agncultural interface, there is a need to closely consider compatibility issues. In this case, 33rd Street separates the subject property from the agricultural area to the north. Increasing that separation even more is an Indian River Farms Water Control District canal located on the south side of 33rd Street. With both the roadway and canal, sixty feet of right-of- way separate the subject property from the agricultural land to the north. Since the county's land development regulations require a minimum front yard setback of twenty feet, the minimum separation between urban and agricultural uses will be eighty feet in this area. That separation distance should minimize noise, spray drift, and other potential agricultural impacts on the subject property. Generally accepted planning principles dictate that there be a clear separation between urban and rural uses. This rezoning will ensure that. By establishing the RS -6 zoning line consistent with the L-2 land use designation line, 33rd Street and the adjacent canal will constitute the clear separation between urban and rural uses and will provide the necessary setback/buffer to minimize impacts. JULY 16, 2002 -48- {