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mAY ? 1 1991 POOK 83 Fa1,1 E07 Existing,Land Use Pattern The subject property is zoned RM -6, Multiple -Family Residential District, and is currently undeveloped. The property northeast of the subject property is zoned CG, General Commercial District, and contains the Riverwalk Shopping Center. Property south and west of the subject property is zoned RM -6 and is mostly vacant land and scattered single-family homes. Property southeast of the subject property is zoned RMH-8 and contains the Shady. Rest Mobile Home Park. -Future Land Use Pattern -The northern portion of the subject property is designated as L�-2, Low -Density Residential, on the county's future land use map, while `.the southern portion of the subject property is designated as M-1, Medium -Density residential. The L-2 designation permits residential densities up to 6 units/per acre, while the M-1 designation permits residential densities up to 8 units/acre. All property to the northwest is also designated as L-2. Property southeast is designated M-1. Land to the northeast of the subject property is designated part of the Roseland Road/U.S. #1 Hospital- Commercial•Node, which permits commercial zoning designations. Environment Environmental planning staff have identified the subject property as an "environmentally important" upland habitat community. According to the Florida Game and Fresh Water Fish Commission (GFC), the subject property is part of a larger (50 acre) sand pine scrub habitat. The property is less than 10% disturbed, and at least two rare endemic species have been identified on-site; these are the gopher tortoise and the Florida scrub lizard. The subject property is not within a floodplain as identified by Flood Insurance Rating Maps (FIRM). Utilities and Services The site is within the urban service area. Wastewater lines do extend to the existing Riverwalk Shopping Center and lie within mile of the site. Riverwalk Shopping Center, as part of its franchise agreement, will connect to the north county wastewater plant upon.completion of the collection system. Water lines do not extend to the site; however, the existing Riverwalk Shopping Center will provide water to the subject property from its existing on- site treatment plant. Transportation System The subject property is an expansion of the Riverwalk II commercial subdivision which abuts U.S. #1 via a feeder road. U.S. #1 is classified as an urban principal arterial on the future roadway thoroughfare plan map. This segment of U.S. #1 is a four lane divided, paved road with approximately one -hundred -twenty (120) feet of existing public road right-of-way. ANALYSIS In this section, an analysis of the reasonableness of the application will be presented. The analysis will include a description of: * concurrency of public facilities * compatibility with the surrounding areas * consistency with the comprehensive plan * potential impact on environmental quality This section will also consider alternatives for development of the site. Concurrency of Public Facilities The site is located within the county Urban Service Area (USA), an area deemed suited for urban scale development. The Comprehensive Plan establishes standards for: Transportation, Potable Water, Wastewater, Solid Waste, Drainage and Recreation. The adequate provision of these services is necessary to ensure the continued quality of life enjoyed by the community. The Comprehensive Plan ...also requires that new development be reviewed to ensure that the :,,minimum adopted level of service standards for -these services and facilities are maintained. 20