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According to the County's comprehensive plan and zoning code, the maximum permissable number of units for the 237.7 acres of upland would be 713 units. If the applicant utilizes the density transfer, permissable under the PRD, Planned Residential Development ordinance, an additional 16 units could be transferred from the environmentally sensitive land to the uplands. The transfer would permit a total development of 729 units for the uplands, a density of 2.86 units/acre for the entire 254.3 acres of land included in this request. Transportation System To the east, the site has access to A1A, classified as an arterial road by the County Thoroughfare Plan. The site also has access to Jungle Trail to the south and west. Jungle Trail is listed in the Comprehensive Plan as an historic and scenic trail. That portion of Jungle Trail south of the site is currently classified in the Thoroughfare Plan as a secondary collector. However, the County intends to initiate a comprehensive plan amendment to change the classification of this road from a secondary collector to a subdivision collector. Subdivision collectors are intended to serve specific development areas and carry less traffic than a secondary collector. The roadway design for subdivision collectors also requires less right-of-way than a secondary collector. That portion of Jungle Trail lying west of the site is classified as a local road. Environment As stated, the comprehensive plan designates 16.6 acres of the site along Jungle Trail as undesignated environmentally sensitive land. Even though not specifically shown on the Future Land Use Map, this area falls under the category of "not being included on the map due to the inability to graphically display it due to its size". However, once identified, this area is to be treated as other lands designated on the map as environmentally sensitive. The west portion of the land under consideration in this request is within an area lying within the 100 year flood plain. To meet the County's Stormwater and Flood Protection Ordinance, additional engineering will be required for any proposed development. Also lying west of the subject property, and situated within the Indian River, is the Pelican Island National Wildlife Preserve. This area is designated as environmentally sensitive land, and the water surrounding the islands within the preserve are considered Class II Outstanding Florida Waters. Any development which occurs along this preserve will be closely monitored to mitigate any adverse environmental impacts. Utilities This area is not currently being serviced by public water and sewer facilities. This area lies north of the North Beach Water Co. franchise and the Sea Oaks Wastewater franchise areas. RECOMMENDATION Based on the analysis performed, staff recommends approval. • 38 FEB 23 1988 BOOK 71 FACE 38