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HOOK PA.,� D E C 111990 In comparing other aspects of the county's existing comprehensive plan and the proposed amendment, the proposal would increase a required upland buffer abutting the St. Sebastian River and associated wetlands. Given a substantial increase in development density potential, environmental planning staff support the proposed buffer revision. An extended upland buffer along the river would provide complementary habitat to river and wetland - utilizing wildlife, would contribute toward surface water runoff pollution control and erosion control, and would provide protection to the river from potential pollutants such as lawn herbicides, pesticides, and septic leachates. Regarding specific references to planned development/cluster incentives within the proposed amendment, the incentives already exist, although PDs are not mandated in the conservation designation. The requirement of PDs may not be appropriate to all existing parcels within the St. Sebastian River conservation area when reviewed as a whole, based on the existence of nonconforming parcels of record. A requirement of clustered development instead of an encouragement, however, may be a more effective habitat protection measure. For example, a cluster requirement of one acre lots on property with a 1 unit/5 acre density could effectively protect 80% of a natural community, as opposed to larger lots with no native upland protection. Planning staff support the proposed reference to required utility infrastructure and boat access restrictions as appropriate, although such reference would only reinforce existing county policies. In reviewing the appropriateness of utility infrastructure and boat access restrictions, planning staff would coordinate with such agencies as the Environmental Health/HRS and FDER to determine if a package plant would be more appropriate then individual systems, or if boat facility restriction would be necessary to minimize impacts to manatee habitat. Policy 1.31 of the Future Land Use Element' provides that the exact boundaries of the C-2 District shall be determined by environmental survey. Expanding the policy to also apply to the new C-3 Conservation District would be appropriate, defining the C-3 east and west boundaries based on scrub soils and/or scrub vegetation. In that the intent of a conservation designation is to protect relatively undisturbed resources, areas disturbed east of the St. Sebastian River within the general boundaries of the C-3 District - which no longer have wetland or scrub characteristics - could appropriately revert to a compatible higher density, such as R, Rural, 1 unit/acre. The 1 unit/acre density in such instances would be compatible with existing development density east of the river, which is included in the county's Urban Service Area. In adjusting the outer boundary of the C-3 District, that portion of the property which is not determined to be in the C-3 District shall revert to the same land use designation as the contiguous adjacent property. When considering the east boundary of the C-3 District, however, the adjacent contiguous property is largely incorporated lands of the city of Sebastian. Therefore, specific to the east boundary adjustment of the conservation area, staff recommends that the lands determined not to be within the C-3 District revert to R, Rural, 1 unit/acre, which is the historic density of the area. 76 ® M. M I