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Summary of Consistency with the Comprehensive Plan While the referenced objectives 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 plan policies and objectives. Based upon that analysis, staff determined that the request is not consistent with the Comprehensive Plan. Compatibility with the Surrounding Area Staffs position is that granting the request to redesignate the subject property to R, Rural Residential, could result m development that would be incompatible with surrounding areas. Past experience suggests that incompatibilities are more likely to occur where residential land borders agricultural land. Because active agricultural operations often involve noise, odors, and spraying, agricultural operations canhave adverse impacts on residential development. Conversely, residential development can impact agricultural operations. Currently, lands bordering the subject property on the north and east are, like the subject property, agriculturally designated. Therefore current land use designations ensure compatibility between the subject property and lands to the north and east. Property to the south is also compatible with the existing land use designation ofthe subject property. Although designated for urban use, lands bordering the subject property on the south contain active citrus groves. Even when the property to the south is developed, there should not be any incompatibilities with the agricultural use of the subject property. That is because the property to the south is designated commercial/industrial, and commercial/industrial uses are more compatible with agricultural uses then are residential uses. While the property to the west is designated residential, 5'h Street S.W. provides an effective buffer and separation between that property and the agricultural uses on the subject property. That physical separation reduces any potential incompatibilities between agricultural use ofthe subject property and residential uses to the west. If the subject property's land use designation were changed from AG -1 to R, the length of the agricultural/residential interface would increase significantly. Whereas current land use plan designations ensure that residential and agricultural uses will not directly abut, that would not be the case with the proposed amendment. Instead of 82`a Avenue separating residential and agricultural land use designations, the amendment if adopted, would create a±2,600 foot unbuffered, unseparated agncultural interface on the east boundary of the subject property. That could result in potential incompatibilities. For these reasons, urban development ofthe subject property, at this time, would be incompatible with surrounding areas Potential Impact on Environmental Quality Generally, development of the site is anticipated to have relatively minor impacts on environmental quality. Regardless of land use designation, the wetlands on the site are protected by federal, state and local regulations. While residential development is subject to the county's 10-15% native upland plant community preservation requirement, agricultural uses are exempt from that requirement. Consequently, JULY 16, 2002 -72- rte os\ ty 57