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F 77 incorporated in the zoning code to allow group homes to have more units than would normally be allowed by zoning district regu- lations. This provision was established to reflect the lower intensity of group homes, e.g. smaller units, fewer vehicle trips, and fewer persons per unit. The units were anticipated- to be small and the clientele dependent on the facility. According to the residential center group home density provision, the five acres proposed for the dormitory use could accommodate the following number of students [Sec. 25.1(F)(d)(3)]. 6 units per acre (RM -6) x 2.0 persons per dwelling unit x 11 the normal density = 18 people per acre. 18 people x 5 acres = 90 people. . The maximum number of students for the proposed dormitory therefore totals ninety. The site plan submittal identifies two phases, each consisting of an identical dormitory structure that provides accommodations for 72 students. Since the special exception density provision permits a maximum of 90. people on the subject 5 acre tract and the inclusion of the second phase provides for total site development to serve 144 students, the second phase must be deleted from the site plan so that the plan provides for no more than 90 people. Although the special exception process allows the Board of County Commissioners to impose any additional conditions to ensure compatibility of the proposed use with surrounding property, the staff does not recommend the imposition of any special conditions in this case. Appeal of Site Plan Approval The Planning and Development Division is appealing the action of the Planning and Zoning Commission to the Board of County Commis- sioners for the following reasons: 1. The Indian River County Thoroughfare Plan identifies this segment of 16th Street (Lundberg --Road) as a secondary collec- - tor. The Indian River County Thoroughfare Plan is the official standard for determining R.O.W. dedication [Sec. 23.3(d)(1)1; 2. The minimum R.O.W. width for a secondary collector is 80 feet [Sec. 23.3 (d) (1) c] ; 3. The Indian River Farms Drainage District main relief canal abuts the subject property to the south and the drainage district, although willing to cooperate with the County, is not willing to dedicate any of the existing width of canal R.O.W. to the County for roadway purposes [Conversation between drainage district engineer, Marvin Carter and staff on November 24, 1986]; 4. The applicant is compensated for R.O.W. dedication through either applying to the County for credit against traffic impact fees or transferring the density from the strip of R.O.W. to the remainder of the property; 5. In 1976 the Indian River Community College obtained a strip of land 61.7 feet wide by 1330 feet long that connects the present campus and dormitory site to Kings Highway. The strip of land abuts the north edge of the canal R.O.W. and is in alignment with the 80 feet of R.O.W. that County code requires be dedicated; 56