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I J U N 18 1991 BOOK 83 f',�Ut i ' The east side of the St. Sebastian River is within the Urban Service Area (USA), and is projected to be fully served by public sanitary sewer by the year 2010. On the other hand, the west side of the river is outside of the USA. While the soils, on their face, have substantial limitations for septic drainfield use, they are actually some of the better soils in the county for septic use. Modifications to the soil, such as the common practice of supplementing the soils with fill, in combination with river setbacks, will minimize any potential pollution problems. Staff have drafted revisions the Conservation Element analysis section to address DCA's objection on this issue. - Character/Management of Vacant Land Staff have drafted revisions the Conservation Element analysis section to address DCA's concern regarding vacant land analysis, which is focused on the east side of the St. Sebastian River. As previously explained under "Justification of 1 unit/acre East of the River", staff estimates that approximately 75-175 acres of non - scrub uplands exist between the river and Roseland Road that would be subject to the 1 unit/acre density. Other undeveloped land in the area will be subject to C-3 and C-2 standards and development densities. - Residential Development vs. Projected Population As previously indicated, only the east side of the St. Sebastian River falls within the USA for purposes of projected population/residential development ratio calculations. Following is a comparison of potential residential development units east of the river under the existing 1 unit per 40 acre density vs. a combination of 1 unit/40 acres (wetlands), 1 unit/5 acres (xeric scrub), and 1 unit/acre (non -scrub uplands), as proposed. Existing C-2 Proposed C-3 (E. of River) (E. of River) Approx. Total Acres 500-600+ 500-600± Potential Units 12-15 125 Ac. Wetl. x 0.025 at Allowed Density = 3 300 Ac. Scrub (-125 Pres.) x 0.20 35 _.. - 75-175 Ac. Non -scrub Upl. x 1.00 = 75-175 Total Potent. Units 12-15 113-213 The above calculations are approximate, and do not take into account those parcels already developed or those nonconforming parcels of record that are "grandfathered" and subject to a 1 unit per parcel density, rather than the present 1 unit per 40 acre density. As such, the estimates are conservative, and the variation between the two scenarios is in all likelihood much less than the approximately 100 to 200 unit gap. However, even with these figures, the -difference in the number of units, when viewed on a county -wide scale of projected population, is not significant enough to warrant concern of promoting urban sprawl. - Consistency with Conservation Policy 6.2 Policy 6.2 of the Conservation Element identifies the xeric scrub on the western bank of the St. Sebastian River as one of several scrub sites that the county will consider acquiring, to fulfill a