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MAR 27 1985 Transportation Svstem BOOK 0 F,4GF 335 The subject property has direct access to Roseland Road (classified as a Primary Collector street on the Thoroughfare Plan). The maximum development of the subject property under the LD -2 land use designation would generate up to 384 average annual daily trips (AADT). If the property was designated LD -1, it would allow development generating up to 192 AADT. The current RR -2 designation would allow development generating up to 60 AADT. Environment The subject property is not 'designated as environmentally sensitive on the land use map. Moreover, the subject property does not meet the Comprehensive Plan's general criteria for environmentally sensitive land because it does not contain productive wetlands nor mangroves. However, it is adjacent to the Sebastian River, and the first 100 feet of the property from the .river is in an A7 flood hazard zone, indicating an area within the 100 year flood plain. Utilities County water and wastewater facilities are not available for the subject property. RECOMMENDATION The Planning and Zoning Commission voted unanimously to deny the applicants' original request to redesignate the subject property as LD -2 for the reasons cited in the description and conditions section of this memorandum. While conditions have not changed in this area since the Comprehensive Plan was adopted, the Planning Department does feel that this property may logically be designated as LD -1. The justification supporting a redesignation to LD -1 includes designation of surrounding land as LD -1; lack of environmental sensitivity of the subject property; and proximity of property to existing higher density development and the City of Sebastian. For these reasons, staff recommends that the subject property be redesignated as LD -1, Low -Density Residential 1 (up to 3 units/acre). Commissioner Scurlock understood that staff is proposing that everything along the Sebastian River in that area be a designated as LD -1 and that the area further south would be looked at separately. Commissioner Bowman objected to staff's opinion that this area is not environmentally sensitive land because she felt that the Sebastian River contains.very productive wetlands. Mr. Shearer pointed out that there are large oak trees on the river's edge here in comparison with other areas where there are sensitive mangroves, marshes, etc. Chairman Lyons recalled that there had been considerable debate at the public hearings when the Comp Plan was adopted and 37