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1 <br />Compatibility with the Surroundina Area <br />Compatibility is not a major concern for this property. Although <br />the proposed request is for an expansion of the hospital/commercial <br />land use designation, it is anticipated that medical development on <br />the subject site will maintain compatibility with the surrounding <br />areas. The area is predominately vacant land, with the boulevard <br />to be constructed on the eastern boundary of the site. Medical <br />development exists to the west, which is consistent with the type <br />of land use and zoning proposed for the subject site. The Vero <br />Beach Country Club Golf Course lies directly south of the site, <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 has 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 property which is not <br />environmentally sensitive with the current residential land <br />use designation, transferring density from the wetlands to the <br />uplands portion of the site. <br />2. Pursue the land use plan amendment to redesignate the subject <br />Property for medical uses. <br />As indicated above, the staff has concerns regarding the <br />environmental impacts of developing the site. These potential <br />environment impacts, however, may preclude development of the site <br />with either the existing or proposed land 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 theFlorida Department of Environmental <br />Regulation and the Army the. <br />of Engineers stating that this land <br />does not contain jurisdictional wetlands. Should the site be - <br />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 />51 <br />9 i <br />�,,�o� b FIDE _. -� <br />