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REZONING ANALYSIS: The project's 446.50 acres consist mostly of existing citrus groves, but also include 43.79 acres of native upland and 66.10 acres of wetlands. The native uplands exist in three separate areas within the project: those areas are located in the southwest comer, the east central area. and the northwest portion of the project site. The 66.10 acres of wetlands are located on the east side of the subject property and are considered estuarine wetlands. • South of the subject site is the North Relief Canal/Sedimentation Basin. Whisper Lakes golf course which is zoned CG and RM -6; and Grand Harbor's River Club golf course and Harbor area which are zoned RM -6 and CG, respectively. • East of the subject site is the Indian River Lagoon. North of the subject site is 63rd Street and citrus groves zoned RM -3, RS -3, and RS -1. Also, there is a 5 acre "not included" parcel along the site's 63'° Street boundary that is zoned RS -3 and contains a single-family home and citrus trees. This not included parcel is surrounded on three sides by the River Bend project. West. The project's west boundary is irregular. with the project having some US #1 frontage on the north and south ends of its western perimeter. The properties across (west of) US #1 are zoned industrial. IL, with some of the property vacant and some developed as storage or contractors trades buildings. Where the subject project does not extend to US #1, the majority of the property between the project's western boundary and US #1 is zoned RM -3 with a small segment zoned CG. As is standard for PDs, the development will have a minimum 25' setback from all perimeter property lines. •Future Land Use Pattern: The subject site has L-1, C-2. and CA land use designations. South of the subject site, the Whisper Lakes golf course has a C/I. Commercial/Industrial land use designation along US #1 and an M-1, Medium Density (up to 8 units/acre) designation on the remainder. The River Club golf course has an M-1 land use designation. while the Harbor area has a C/I land use designation. East of the subject property is the Indian River Lagoon. West of the subject site. all of the property west of US #1 has a C/I land use designation. The majority of the property east of US #1, lying adjacent to the west perimeter of the subject property has an L-1 designation. with a small portion at the south end of the west perimeter having a CA land use designation. North of the subject site. the upland property has an L-1 designation, while the wetlands have a C-2 designation. This is similar to the subject property. •Consistency with the Comprehensive Plan Rezoning requests are reviewed for consistency with the policies of the comprehensive plan and must also be consistent with the overall designation of land uses as depicted on the Future Land Use Map. Consistency with goals. objectives, and policies is also essential. The goals. objectives and June 20, 2000 64