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� ® r development based upon the number of units or intensity of development permitted by the approved zoning of the property. With these conditions, the utility concurrency test would be met for the subject request. Solid waste service includes pickup by private operators and disposal at the county landfill. The active segment of the landfill has a 5 year capacity, and the landfill has expansion capacity beyond 2010. - Drainage All developments are reviewed for compliance with county stormwater regulations which require on-site retention, preservation of floodplain storage and minimum finished floor elevations. In addition, development proposals will have to meet the discharge requirements of the county Stormwater Management Ordinance. Any development review will be required to maintain a pre-existing discharge rate for the design storm. Together, these regulations limit the potential for on-site and off-site flooding and damage. As with all development, a more detailed review will be conducted during the development approval. - — - Recreation Not applicable for commercial land use development. ANALYSIS In assessing this request, three major issues must be addressed. These are the compatibility with the surrounding area, consistency with the comprehensive plan, and concurrency of public facilities. Compatibility with surrounding land uses is an important issue concerning this property. The existing adjacent land uses to the south and west of the subject property are non -conforming uses in the current zoning district (RS -6). Changing the zoning to CH would lessen the existing non -conformities. Some of the existing uses, such as the mini -warehouse facility, have been in place for over 10 years. The purpose and intent of the Heavy Commercial District is to provide areas for establishments engaging in wholesale trade, major repair services and restricted light manufacturing activities. In addition, the district permits a variety of commercial uses including: business and commercial services; eating and drinking establishments; furniture and appliance sales; and vehicular sales, service and storage. Staff recognizes that the property in question may not be suitable for single-family residential development, due to its location, size, and existing non -conforming uses. Although in the past the staff has opposed extending commercial to the west side of Old Dixie Highway, this situation is unique because the small size of the subject property and its location with respect to existing non- conforming uses make it unfeasible for single-family residential development. With property across Old Dixie Highway to the east designated as Commercial/Industrial on the county's land use map, and zoned CH, there is additional justification for the request. In reviewing this request, the staff determined that it would be appropriate to amend the land use and zoning for the entire Block (U), not just the ±0.32 acres requested by the applicant. The entire block is ±1:20 acres in size. This land use change and rezoning does require a change .to the adopted Future Land Use Map in the county's Comprehensive Plan. However, a review of these changes does not reveal any inconsistencies with the Future Land Use Element or other Comprehensive Plan element policies. 119 nor