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More importantly, several factors indicate that the RM -8 district is the most appropriate for the site. Located near an employment center, a hospital, and various .other medical uses, the site is particularly suited for the multiple -family and institutional uses permitted in the RM -8 zoning district. Additionally, an RM -8 zoning district on the site woiuld provide a logical transition from the more intense uses south and east of the subject property (the medical commercial node and Indian River Boulevard) to the RS -6 zoning district bordering the site on the -north and west. Since the M-1 land use designation allows multiple -family and single-family development with densities of up to eight units/acre, several zoning districts are consistent with the M-1 land use designation. In the past, the Board has not zoned all property with the most intense zoning district allowed under its land use designation. The Board has often placed the densest multiple - family districts along the border of a high impact use such as a commercial/ industrial node or a major road, while reserving less dense, single-family districts for land bordering the multiple - family districts. In this way the intensity of the use of land is gradually decreased as the distance from the high impact use is increased. This strategy, which is consistent with the subject request, reduces the difference between the intensity of use of adjacent lands, thus reducing potential incompatibilities. For these reasons, staff feels that the requested RM -8 zoning would be compatible with the surrounding area. Potential Impact on Environmental Quality Environmental impacts of residential development on the subject property would be essentially the same under either the existing or the proposed zoning district. In fact, changing the zoning of the subject property from RS -6 to RM -8 may enhance. environmental quality by encouraging residential development of the site which is currently a grove. The environmental quality of the site may be enhanced by residential development, because site development would result in construction of a stormwater management system, and protection of jurisdictional wetlands which may be on site. Due to the county's stormwater retention requirements for residential development, residential development on the subject property would reduce the amount of stormwater runoff from the site. The requirements for residential development contrast -with the present agricultural use that allows runoff to occur without any stormwater retention. Prior to residential development of the site, the applicant would be required to complete an environmental survey to determine the extent of any jurisdictional wetlands on the site. That survey would have to be approved by the county's environmental planning staff. Any jurisdictional wetlands determined to be located on the parcel are protected by federal, state, and county regulations. For these reasons, no significant adverse environmental impacts associated with this request are anticipated. CONCLUSION The requested zoning is compatible with the surrounding area, consistent with -the comprehensive plan, meets all concurrency criteria, and will have no negative impacts on environmental quality. The subject property is located in an area deemed suited for medium -density residential uses and meets all applicable rezoning criteria. For these reasons, staff supports the request. 59 September 6, 1994 BOOK 93 PAGE