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Based on an environmental survey submitted by the applicants, approximately 17.17 acres of the subject property are environ- mentally sensitive, and approximately 12.1 acres of the subject property are upland. Based on the designations of the subject property, the Comprehensive Plan would allow up to 113 dwelling units. The requested RM -8 zoning is in conformance with the MD -1 land use designation and is consistent with the MED zoning to the south which also allows up to 8 units/acre. Transportation System The subject property has direct access to 37th Street (classified as a secondary collector on the Thoroughfare Plan). Rezoning the subject property could generate up to 791 average annual daily trips (AADT) . Environment A little more than half of the subject property is designated as environmentally sensitive. The environmentally sensitive land contains kesson muck and typic hydraguents soil types which are common to wetlands. The vegetation includes black, white, and red mangroves, cordgrass, and sea oxeye. In addition, the subject, property is in an A9 flood zone (elevation 5) . The A-9 zone includes areas within the 100 year flood plain. Utilities County water is available for the subject property. City waste- water facilities might be available to the subject property on a temporary basis. The City and County have agreed to transfer 100,000 gallons of wastewater treatment allocation from the south county to the hospital/ commercial node. Future developments may apply for this allocation with the understanding that it is temporary. The County has tentative plans to provide wastewater facilities to this area in the future, but it will probably be at least two -to -five years before service is available. RECOMMENDATION Based on the above analysis, including the Planning and zoning Commission's recommendation, staff recommends approval. Planner Shearer explained that the applicants did submit an environmental survey to the Planning Department. Staff has reviewed it, and they modified their rezoning request to request RM -8 instead of the Medical District. Their long range plans are to develop this property for a total care facility which would be allowed in a Medical District and as a special exception use in RM -8 zoning. Based on their analysis, staff recommends approval. Commissioner Wodtke inquired about the location of the project as related to the right-of-way for Indian River Boulevard, and Administrator Wright stated that it will come 32 BOOK 1 PAGE AUG 211985 - J