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JUK 1 GENERAL ANALYSIS - Current and Future Land Uses BOOK Currently, the St. Sebastian River area is designated C-2, Conservation -2 district, a designation which allows up to 1 unit/40 acres. As identified in Policy 1.4 of the Future Land Use Element, the main purpose of the conservation district is to "protect areas which contain or possess lands with qualities and features which play vital or essential roles in the normal functioning of the ecdsystems". The C-2 district provides that protection by limiting residential densities and prohibiting intense non-residential uses. The= C-2 designation in this area applies to the St. Sebastian River, associated wetlands, and xeric (dry) scrub upland adjacent to the river. According to the Florida Game and Fresh Water Fish Commission (GFC), approximately 900 acres of "viable" (relatively undisturbed) scrub habitat exists along the south fork of the St. -Sebastian River. Approximately 300 acres along the east bank are dominated by xeric hammocks undergoing sporadic development. The remaining 600 acres along the west bank are a mosaic of xeric hammock, scrubby flatwoods, sand pine scrub, dry prairie, pine flatwoods, and forested wetlands. The combination of the mentioned natural communities provides significant biological benefits beyond each individual, separate community type. Ospreys, bald eagles, and river otters are examples of wildlife found in the St. Sebastian River area that utilize the combined upland/wetland St. Sebastian River ecosystem. The GFC describes the area as one of the most valuable natural areas remaining in'the county. - Environmental Impacts The requested Comprehensive Plan amendment would affect not only the Coraci property, but all property presently designated as C-2 along the St. Sebastian River. As such, environmental planning staff have studied the implications of the proposed changes as they pertain to the entire St. Sebastian River C-2 area. Following is a comparison of existing comprehensive plan policies applicable to the St. Sebastian River C-2 area vs. the proposed amendment as approved by the BCC in December 1990, pertinent to environmental protection. • " EXISTING C-2: 1 unit/40 acres (uplands & wetlands) Transfer of Density Incentive• 1 unit/acre, off-site (scrub uplands & wetlands) Planned Development encouraged; clustering encouraged 50' upland vegetation buffer along river for unplatted parcels, 25' buffer for platted parcels measured from M.H.W. of river 10/15% upland preservation set aside requirement for property 5 ac. or larger PROPOSED AMENDMENT C-3:1 unit/5 acres (upland) 1 unit/40 acres (wetlands) Transfer of Density Incentive 1 unit/5 acres on-site (internal transfer); - 1 unit/acre off-site Planned Development required; development contained to 20% of scrub 100' upland vegetation buffer measured from M.H.W. of river, or 50' from jurisdiction wetlands, whichever is greater 80% of scrub to be preserved References restriction of boat access as may conflict w/manatee protection 8M M