11/12/1991 - Laserfiche WebLink

Home Browse Search

Potential Impact on Environmental Quality In contemplating the proposed land use designation amendment, the presence of estuarine wetlands on the subject property is an important factor to consider. Conservation element policy 5_:4 of the comprehensive plan provides that all estuarine wetlands are deemed environmentally sensitive, and shall have a 1 unit per 40 acre development density, with a development density transfer credit of 1 unit per acre (being a C-2 conservation designation). For purposes of identifying the areal extent of wetlands on a site, policy 5.1. of. the. conservation element provides that wetland delineation "shall be consistent with federal, state, and regional jurisdictional regulatory agencies". Additionally, LDR Chapter 928, Wetlands and Deepwater Habitat Protection, states that the landward extent of wetlands shall be determined "based on the broadest jurisdictional line of reviewing regulatory state and '7 federal agencies" (Section 928.06(1)(a)). It is important to distinguish between the regulatory agencies' "broadest jurisdictional line" and permitting requirements or exemptions. A wetland that satisfies an agency's criteria for wetland delineation but falls short of the agency's permitting threshold is still deemed an environmentally sensitive wetland for county -land use and zoning designation purposes. "Future ~land use element policy 1.31 explains that the exact boundaries of the C-2 conservation district shall be determined by environmental survey. From the standpoint of timing, there are two alternatives regarding site specific determination of C-2 designation boundaries. The first approach would be to require the applicant to conduct an environmental survey (verified by staff) prior to land use amendment approval. The second approach would be to generally approve the land use amendment, with the exact boundaries of the C-2 district determined by an environmental survey prior to site development (as required ',by"coastal management policy 1.4 of the comprehensive plan). The portion of the property then determined to be federal or state ;;.,jurisdictional wetlands shall retain a C-2 conservation designation, with the remainder of the property having the "non - ;sensitive" upland designation. Environmental planning staff find the second approach acceptable, which is consistent with past county implementation policies. Conservation policy 6.12 of the comprehensive plan provides that 15% of upland native plant community existing on site shall be preserved _(reducible to loo if preserved in one contiguous "clump"). This policy is implemented via LDR Chapter 929, Upland Habitat Protection, at the time of site development. LDR Chapter 929 also implements the policies of conservation objective 7 of the comprehensive plan, by requiring the developer to conduct an environmental survey of the property prior to development, and by requiring coordination with local, state, and federal agencies to ensure that impacts to listed rare species are avoided or minimized, as applicable. CoTipatibility with -the Surrounding Area Compatibility is not a major concern for this property. Although the proposed request is for an expansion of the hospital/commercial land use designation, it is anticipated that medical development on the subject -site will maintain compatibility with the surrounding areas. The area is predominately vacant land, with the boulevard to be constructed on the eastern boundary of the site. Medical development exists to the west, which is consistent with the type of land use and zoning proposed for the subject site. The Vero Beach Country Club Golf Course lies directly south of the site, 37 tia -�,� ►`� BUOY. Ulf �E L_ NOV 121991