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M _ The environmental quality of the site may be enhanced by residential development, because site development would result in construction of a stormwater management system, installation of a shoreline protection buffer, and protection of jurisdictional wetlands on site. Due to the county's stormwater retention requirements for residential development, residential development on the subject property would also reduce the amount of stormwater runoff outfalling to the St. Sebastian River. The requirements for residential development contrast with the present agricultural design that allows drainage directly into the St. Sebastian River without any' stormwater retention. Therefore, t_he required stormwater management associated with residential development should reduce the amount of pollutants and freshwater runoff that is currently placed into the river via the approximately 159 acre agricultural operation. Additionally, in conjunction with subdivision plat approvals, the applicant would be required to maintain a shoreline protection buffer zone along the St. Sebastian River (929.06). Since the new subdivision parcels would be created after June 18, 1991, the applicant would be required to maintain a 100 foot shoreline protection buffer zone along the St. Sebastian River (measured from the mean high water mark). All jurisdictional wetlands located on the parcel are protected by federal, state, and county regulations. Wetlands associated with the St. Sebastian River must retain a Con -2, Wetlands Conservation District, (1 unit/40 acre) zoning designation, in accordance with the County Comprehensive Plan and LDRs (reference Future Land Use Policy 1.31, LDR Section 911.05(3)(x)). For these reasons, significant adverse environmental impacts associated with this request are not anticipated. Alternatives The applicant has three alternatives regarding development of the subject property. These alternatives are: 1. Create and develop a subdivision of one -acre single-family lots under the current land use designation. Because of infrastructure requirements, the total number of lots created will be less than one/acre. 2. Create a Residential Planned Development under the current land use designation. This alternative gives the applicant site design options such as the clustering of development. With respect to the subject property, up to 159 units could be built on a portion of the property, while the balance of the land would remain in agriculture or open space. The undeveloped land could be developed in the future if the underlying land use designation were ever changed to a higher density. 3. Request a land use designation amendment allowing more intense development of the subject property. This is the alternative the applicant has chosen. If this request is denied, the applicant's other two options for site development remain. With respect to this request, the Board of County Commissioners has two principal alternatives, approval or denial. The Board can also direct staff to examine the land use designation of the entire C.R. 510 corridor. Given changes, such as new utility lines that have been installed in that area, such an examination may be warranted. APR 121994 77 bOCIK 9 F,Avr168