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will not create any new nonconformities; it will in several cases, however, change the zoning district with which several uses are nonconforming. In all cases, existing nonconformities will be grandfathered in and allowed to remain as long as the use remains in continuous (does not cease for a period of ninety days or more) operation. Transportation System The subject property has direct access to Old Dixie Highway and North Indian River Drive (both classified as local streets on the Thoroughfare Plan). The maximum development of the subject property under the RM -4 zoning district would generate 3,024 average annual daily trips (AADT). The capacity on each street is 10,000 AADT. Estimated volumes are under 2,000 AADT each. Environment The subject property is not designated as environmentally sensitive. However, about one-half of the subject property is in a flood prone area. According to FIRM map 120119-0013C, the flood elevations on the subject property are: 1) Zone V12 (el 11) approximately 50' westward from the Indian River; 2) Zone A9 (el 9) approximately 250' westward from the west edge of Zone V12; 3) Zone A9 (el 8) approximately 100' westward from the west edge of Zone A9 (el 9). The flood elevations indicate the height at which flooding could occur. New buildings must be constructed to a height equal to the flood elevation plus one foot above the existing ground level. The total area subject to inundation by the 100 year flood constitutes approximately 400 feet, or about one-half of the subject property. Prior to any construction, a type B Stormwater Management and Flood Protection Permit will have to be obtained. Utilities The subject property is not served by County water and wastewater facilities. RECOMMENDATION The Planning Department originally recommended that the subject property be rezoned to R -2B, allowing up to 8 units/acre. This recommendation was based on the fact that this would be a down -zoning of almost all of the subject property which would reduce allowed densities by 46 percent and the fact that the County has approved two rezonings to R -2B in this area in the past few years. However, since area residents are concerned about high densities, the fact that the area is not served by County water nor wastewater facilities, the fact that the subject property is in a flood -prone area, and the Planning and Zoning Commission's recommendation, staff feels that a rezoning to RM -4, allowing up to 4 units/acre, would be more appropriate. Property owners would still be able to petition for rezoning to allow a higher density and the County could review this area for rezoning in the future if conditions change. 38 APR 10 1985 L BOOK 60 F''GE 469