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F_ <br />r <br />BOOK <br />expand county facilities or pay for their expansion <br />needs of his development. With these conditions, <br />concurrency test has been met for the subject request. <br />d <br />4 �� p. <br />F',1WE <br />to meet the <br />the utility <br />Solid waste service includes pickup by private operators and <br />disposal at the county landfill. The active segment of the <br />landfill has a 5 year capacity, and the landfill has expansion <br />capacity beyond 2010. <br />- Drainage <br />All development is reviewed for compliance with county stormwater <br />regulations which require on-site retention, preservation of flood <br />plain storage and minimum finished floor elevations. In addition, <br />development proposals will have to meet the discharge requirements <br />of the county Stormwater Management Ordinance. Any development on <br />the property will be required to maintain its pre-existing <br />discharge rate for the design storm, as well as provide for <br />stormwater treatment and flood attenuation. Together, these <br />regulations limit the potential for on-site and off-site flooding <br />and damage. As with all development, a more detailed review will <br />be conducted during development approval. <br />- Recreation <br />Recreation levels of service apply only to residential <br />developments. Since the rezoning request is to change the zoning <br />designation to industrial, recreation levels of service would not <br />apply. <br />Environment <br />Staff suspects that the location of the proposed zoning may contain <br />environmentally important upland habitats and isolated wetlands. <br />As part of land development regulation requirements, staff will <br />review environmental impacts at the time of development review. At <br />that time, staff will require an environmental survey showing all <br />upland communities on-site. Among other requirements, the county <br />land development regulations require a.15% set-aside preservation <br />area of native vegetation. Moreover, if the site harbors listed <br />rare or endangered species, the applicant will be required to <br />coordinate with the Florida Game and Fresh Water Fish Commission <br />and the U.S. Fish and Wildlife Service to protect such species to <br />the extent feasible. <br />ANALYSIS <br />The proposed zoning represents a change in use from multi -family <br />residential to industrial. In assessing this request, three major <br />issues must be addressed: compatibility with the surrounding area, <br />consistency with the comprehensive plan and concurrency of the <br />public facilities. <br />Compatibility is not a major concern for this property. The area <br />is predominately overgrown land, and the subject property is a part <br />of an overall 21.35 acre parcel which already contains a small <br />concrete plant. The owner is planning to expand his plant in order <br />to move his Vero Beach plant to this location. The area west and <br />south contains active citrus groves and a single-family residence. <br />The proposed zoning is consistent with property to the north and <br />east of subject property. In addition, the proposed zoning will <br />allow the owner to "square -off" his industrially zoned property in <br />order to expand his existing business. The IG District contains <br />buffer requirements applicable to development abutting multi -family <br />zoning. <br />A review of this rezoning with the Future Land Use Map and <br />policies, as well as the policies of other plan elements, does not <br />reveal any inconsistency. Among the policies applicable to this <br />18 <br />