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the county is high due to its relatively large size, its association with other complementary habitats, and its presently undisturbed/unencroached status. Other xeric scrub areas in the developing portion of Indian River County have been largely isolated by urban development, are relatively small in size or are not part of a bigger, diverse ecological system such as the St.. Sebastian River area. Thus, the St. Sebastian River area xeric scrub community has been given extra consideration in its conservation designation. Outside of - the St. Sebastian River conservation area, lands designated as C-2 in the existing comprehensive plan are limited to privately owned wetlands and islands associated with the Indian River Lagoon. In such cases, a 1 unit/40 acre development density with a 1 unit/acre density transfer credit is appropriate. Wetlands are inherently not conducive for development based on their environmentally sensitive characteristics. The low density serves to deter development within the C-2 wetlands while still providing relief via the density transfer credit. The intent of the established 1 unit/40 --acre C-2 density was primarily to provide needed protection to sensitive wetlands. In reassessing the C-2 density as it applies to the scrub upland along the St. Sebastian River, the appropriateness of the density restriction is subject to scrutiny. Contrary to wetlands, xeric scrub upland physical characteristics are highly conducive for land development. The land is "high and dry" and, as such, xeric scrub has been largely developed elsewhere in the county and in Florida as a whole. Thus, the conflict of development vs. preservation is greater than with wetlands. An increase in the density allowance for the scrub uplands adjacent to the St. Sebastian River, however, may be appropriate in striking a reasonable balance between private development rights and public preservation interest. It is staff's position that the 1 unit/2J acre density as proposed by the applicant is too substantial of a density increase for the uplands of the St. Sebastian River conservation area, particularly as it would apply to the west bank of the south fork. The area west of the river is physically isolated from existing infrastructure and access, and the proposed density would substantially increase development pressure in the face of conservation objectives. A majority of the W.W. Ranch is agriculturally designated with a density of 1 unit/5 acres. The original intent of the C-2 District around the St. Sebastian River was to provide additional protection for the environmentally significant areas than would be afforded to the agriculturally designated lands. The applicant is proposing a higher density (1 unit/2 1 acres) in the conservation area than when the area was originally designated as agriculture (1 unit/5 acres). A 1 unit/5 acre density would be more compatible with the adjacent, similar density of agriculturally designated lands in the vicinity. Moreover, the county would retain its percent set-aside purview over created parcels within the conservation area. The present C-2 designation does not allow agricultural use. The purpose of the agricultural use exclusion is to prevent the potential for unregulated conversion of the environmentally significant St. Sebastian River area natural communities to grove or pasture. Planning staff support the continued restriction on agricultural use within the conservation area. 75 BUUKF,1 �c J� L