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BOOK 9 PAU owner occupied. All residents of Vista Royale Gardens Condominiums must be at least 55 years old. Any development of the subject property under the proposed zoning district would be similar to the Citrus Woods and Vista Royale Gardens developments. Since similar uses are usually compatible, development on the site under the proposed zoning district is expected to be compatible with adjacent development. Several other factors also indicate that the RM -10 district is the most appropriate zoning district for the site. Located near the urban center of the county and close to the U.S. #1 commercial/ industrial corridor, the subject property is particularly well suited to meet the demand for multiple -family housing generated by those uses. In effect, the proposed rezoning would increase the opportunities for people to live near their place of employment. Another important factor is the relationship of the subject property to Indian River Boulevard. Generally, multiple -family development is appropriate along arterial roadways. With buffering and clustering capabilities, multiple -family development is better suited adjacent to major roadways than is single-family development. The Indian River Boulevard corridor is particularly appropriate for multiple -family housing. As a new roadway constructed through mostly undeveloped areas, Indian River Boulevard is not characterized by strip commercial uses. By establishing multiple - family uses along the roadway, the residential character of the corridor can be preserved. For these reasons, staff feels that the requested RM -10 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. The county's 10/15% native upland plant community set aside requirement is not applicable to the subject property, due to the disturbed nature of the uplands. Prior to 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. Any jurisdictional wetlands determined to be located on the parcel are protected by federal, state, and county regulations. Moreover, in accordance with the county comprehensive plan and LDRs, any areas determined to be estuarine wetlands must retain a Con -2 zoning, consistent with a C- 2 future land use designation, which pertains to sites specifically determined to be estuarine wetlands. In the case of the subject property, the estuarine wetlands are generally defined by the west boundary dike of the mosquito control impoundment. As previously noted, the subject property is part of a larger 43 acre parcel that is being considered for public acquisition. The portion of the 43 acre parcel that is not included in the subject rezoning request consists of an undisturbed estuarine wetland. That wetland is the primary reason that the 43 acre parcel is being considered for public acquisition. The 27 acres comprising the subject property are disturbed and have environmental significance primarily as a buffer to the undisturbed wetland. Consequently, the 27 acre subject property is not a priority for acquisition. For these reasons, adverse environmental impacts associated with this request are anticipated to be minimal. FEBRUARY 7, 1995 70