6/18/1991 - Laserfiche WebLink

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r I JUM Is 1991 PAGE lid � i �J While the C-3 district would result in an increase in density from the ldu/40 acre C-2 district, the C-3 district does contain additional restrictions to provide environmental protection. One such restriction is the establishment of a required upland buffer abutting the St. Sebastian River and associated wetlands. Given a substantial increase in development density potential, the proposed 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. As structured, the proposed amendment includes planned development/cluster requirements for any development in the C-3 -district. This requirement of clustered development is a more effective habitat protection measure (for conforming parcels of record) than a lower density, non -required clustering alternative, in that the benefits of natural area protection associated with clustering would occur in all development cases and would restrict unnecessary habitat modification. Besides clustering, the -C-3 district related revisions also address infrastructure. New Conservation Element Policy 6.14 includes wording as follows: "appropriate infrastructure such as central sewer service and surface water management systems may be required for the protection of the St. Sebastian River ecosystem". While central sewer service (and/or central potable water service) is a viable option east of the river, the west side -of the river is outside of the county's Urban Service Area, and therefore central service is not an option (reference Sanitary Sewer Sub -Element Policy 6.1). However, the soil west of the river (largely Electra .fine sand) , while not ideal for individual septic systems, has been identified by local soil scientists as one of the better soils in the county for septic drainfields, provided river setback and soil modification- precautions are taken. As development occurs, planning staff would coordinate closely with such agencies as the Environmental Health Department/HRS and the FDER to ensure that potential negative water quality impacts associated with septic systems are minimized P 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 western 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 eastern 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, the lands determined not to be within the C-3 District are proposed to revert to R, Rural, 1 unit/acre, which is the area's historic density. 86 - M