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E node expansion without sufficient justification to an inadequate description of the methodology used to estimate existing roadway capacity and projected traffic volumes. Specifically, DCA's objections were that the amendment was not consistent with the county plan's node expansion policy which requires a 70% level of node development prior to node expansion and that the Board Item Addendum attached to the staff report transmitted to DCA did not adequately justify the county's determination that the Humana Hospital site is developed. In addition, DCA stated that the roadway capacity analysis did not include a description of the methodology used. Finally, DCA stated that the staff report did not sufficiently address conservation Policies relating to the development of the site. Existing Land Use Pattern The subject property is zoned RM -6, Multiple -Family Residential District, and is currently undeveloped. The property northeast of the subject property is zoned CG, General Commercial District, and contains the Riverwalk Shopping Center. Property south and west of the subject property is zoned RM -6 and is mostly vacant land and scattered single-family homes. Property southeast of the subject property is zoned RMH-8 and contains the Shady Rest Mobile. Home Park. Future Land Use Pattern The northern portion of the subject property is designated as L-2, Low -Density Residential, on the county's future land use map, while the southern portion of the subject property is designated as M-1, Medium -Density Residential. The L-2 designation permits residential densities up to 6 units/acre, while the M-1 designation permits residential densities up to 8 units/acre. A•11 property to the northwest is also designated as L-2. Property southeast is designated -M-1. Land to the northeast of -the subject property is designated part,of the Roseland Road/U.S. #1 Hospital -Commercial Node, which permits.commercial zoning designations. Environment Environmental planning staff have identified the subject property as an "environmentally important" upland habitat community. According to the Florida Game and Fresh Water Fish Commission (GFC), the subject property is part of a larger (50 acre) sand pine scrub habitat. The property is less than 10% disturbed, and at least two rare endemic species have been identified on-site; these are the gopher tortoise and the Florida scrub lizard. The subject property is not within a floodplain as identified by Flood Insurance Rating Maps (FIRM). Utilities and Services The site is within the urban service area. Wastewater lines do extend to the existing Riverwalk Shopping Center and lie within } mile of the site. Riverwalk Shopping Center, as part of its franchise agreement, will connect to the north county wastewater system upon completion of the collection system. Water lines do not extend to the site; however, the existing Riverwalk Shopping Center will provide water to the subject property from its existing on=site treatment plant. Transportation System The subject, property is an expansion of the Riverwalk II commercial 17 BOOK FtW 84 � NOV 191991 �