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0 <br />M M M <br />Conclusion <br />Staff has reviewed the proposed amendment and has found no <br />- <br />incompatibility between the proposed use and surrounding uses. In <br />addition, as previously discussed, the future extension of Indian <br />River Boulevard has provided a change in circumstances affecting <br />the subject property which would allow an amendment to the <br />comprehensive plan based upon Future Land Use Policy 13.3. <br />Despite 'these positive findings, staff has identified major <br />environmental issues which have not been addressed at this time. <br />These.issues relate to the location of estuarine wetlands on the <br />subject property. Since the comprehensive plan addresses estuarine <br />wetlands through the assignment of an overlay district (the C <br />-,,,,-,,district with a low one unit per 40 acre development density) to <br />those areas determined by environmental survey to be estuarine <br />Fl wetlands, the redesignation of the subject property to <br />Hospital/Commercial node is not incompatible with the potential �- <br />wetlands characteristics of the subject property. In fact, because <br />the entire property is not a wetlands, the proposed redesignation <br />would provide a viable use for uplands on the site, while the C-2 <br />.overlay will protect wetlands. <br />Staff supports the proposed land use amendment, recognizing that <br />the exact boundaries of the C-2 district will be determined at the <br />- <br />time of site development. The portion then determined to be <br />jurisdictional wetlands shall be subject to the C-2 conservation <br />`designation and associated development restrictions. <br />Y. <br />RECOMMENDATION <br />Based upon the analysis performed and the comprehensive plan <br />r` <br />.requirement• that estuarine wetlands delineated on the overall site <br />.(prior to site development) shall have a C-2 conservation land use <br />designation, :'.staff recommends that 'the Board of County`r4 <br />Commissioners transmit -the subject request to the Department of <br />Community Affairs (DCA) <br />Chairman Bird felt the node boundaries should be expanded to <br />stretch to the right-of-way of Indian River Boulevard so that it <br />doesn't leave a little sliver of land in between. <br />Director Keating advised that in reviewing the <br />transportation concurrency requirements, staff found that we had <br />an inaccuracy in the way we calculated trip generations. Their <br />trip generation is less than what we had identified here. As a <br />matter of fact, even though we said in this item that this <br />proposed request would reduce the level of service on one of <br />those segments, one of our recalculations showed that will not be <br />the case. All of the segments have available capacity. Director <br />Keating asked the Board for authorization to make some minor <br />adjustments to this and the other items today before they are <br />sent to the DCA. Based on staff's traffic analysis, each of the <br />segments will be able to accommodate the proposed development and <br />there will not be a need for the applicant to enter into a <br />developer's agreement. <br />NOV 121991 <br />39 maPAGE <br />I <br />