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NO 12 1991 <br />mu 64 PA-u7bS) <br />creating a buffer between the medical area and residential uses to <br />the south. In addition, the site will be adequately buffered on <br />two sides by 37th Street and the future extension of Indian River <br />Boulevard, which provide physical barriers between the <br />residentially and medically zoned areas. - <br />Another means of ensuring compatibility will be through landscaping <br />and buffering. At the time of development review, this site will <br />be required to meet the county's landscaping requirements and to <br />provide adequate buffering between any commercial/medical <br />development and adjacent residentially designated properties. <br />Based upon the analysis performed on the subject property, staff <br />feels that the requested commercial/medical zoning would be. <br />compatible with the surrounding area. <br />ALTERNATIVES <br />Staff has reviewed the proposed amendment and has found that the <br />site is compatible with the surrounding area and that the amendment <br />request is consistent with applicable comprehensive plan policies. <br />Staff, however, do have environmental concerns relating to the <br />development of the site. Staff have therefore identified <br />alternatives available to the applicant, and alternatives for the <br />Board -of County Commissioners. - <br />Alternatives for the Applicant <br />Based -upon staff review, the applicant has two alternatives for the <br />subject property. These are as follows: <br />1.Develop the portion of the subject <br />property which is not <br />environmentally sensitive with the current residential land <br />-use designation, transferring density <br />from the wetlands to the <br />' uplands portion of the site. <br />,f <br />2., Pursue the land use plan amendment to <br />redesignate the subject <br />i;a <br />property for medical uses. <br />h <br />As indicated above, the staff has concerns <br />regarding the <br />environmental impacts of developing the <br />site. These potential, <br />environment impacts, however, may preclude <br />development of the site <br />with either the existing or proposed land <br />use designation. Since <br />environmental planning staff have determined that the site contains <br />a significant wetlands area, the applicant must prior to any land <br />development activity provide an environmental survey and written <br />verification from the Florida Department of Environmental -` <br />Regulation and the Army Corps of Engineers stating that this land <br />does not contain jurisdictional wetlands. Should the site be <br />_.y. determined to contain jurisdictional wetlands, the C-2, <br />Conservation designation will be applied to the wetlands areas, and <br />no medical development nor residential development other than one <br />single-family dwelling unit will be allowed in these wetlands <br />areas. If, however, it is determined that no jurisdictional <br />wetlands exist on-site, staff feels that medical development could <br />proceed on the property with fill and proper mitigation as required <br />in the county's land development regulations. _ <br />- Alternatives for the Board of County Commissioners <br />There are two alternatives for the county to take concerning the <br />requested land use amendment: <br />1. Approve the transmittal of this request to the Department of <br />Community Affairs; or <br />2. Deny the transmittal of this request to the Department of <br />Community Affairs. <br />38 <br />_ M W <br />