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issue. That issue related to a lack of detail in the traffic analysis portion of the staff report. Based on comments by the Florida Department of Transportation (FDOT), the DCA's objections were that the analysis of the proposed amendment did not: o Indicate total p.m. peak hour, peak direction traffic impacts. c Specify methodology used to distribute traffic volumes to the impacted roadways (as shown on the Impacted Roadway Segment chart). o Specify how project demand data was determined in the chart. c Explain the reason for analyzing exiting trips and entering trips separately. ® Fully document and justify the procedure used to calculate "New Trips". Since receiving the ORC report, planning staff have reviewed DCA's objections and have revised the concurrency portion of the report. As revised, the analysis of the proposed amendment more clearly describes and analyzes the specific components of the traffic review. Existina Land Use Pattern The subject property falls within two zoning categories. Approximately 10# acres of the subject property, located immediately south of 37th Street, are zoned RM -31 Multiple -Family Residential; the southern 19± acres are zoned RS -3, Single -Family Residential. The entire parcel consists of vacant land. Based upon a review of the subject property, the environmental planning staff have indicated that a significant portion of the property may be jurisdictional estuarine wetlands. In accordance with county comprehensive plan policy 1.31 and county land development regulations, properties identified by an environmental survey (at -time of development) as jurisdictional estuarine wetlands will have a C-20 Conservation, land use designation, and a comparable Con -2, Conservation, zoning designation (1 unit per 40 acres/1 unit per acre TDR). The property to the west of the subject property is zoned MED, Medical District, and contains the Indian River Medical Center and the Indian River Memorial Hospital. Land to the south contains the Vero Beach Country Club Golf Course and is zoned RS -3. To the north lies 37th Street and vacant land zoned RM -8, Multiple -Family Residential District. Land to the east lies within the City of Vero Beach jurisdiction. The northeast corner of the subject property will be a part of the right-of-way for phase III of Indian River Boulevard, now under construction. Future Land Use Pattern The east 20 acres of the subject property are designated L-1, Low Density, on the County's Future Land Use map. The L-1 designation permits residential densities. up to 3 units per acre. Properties to the south also share the L-1 designation. Properties to the north have an M-1, Medium Density Residential (up to 8 units/acre)designation. The western t9 acres of the subject property and -adjacent property to the west are designated part of the hospital/commercial node area, which permits commercial and medical zoning designations. Property to the east lies within the City of Vero Beach. 37