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than the elevation of the -100 year flood elevation as shown on the <br />Federal Emergency Management Agency FIRM, or as defined in a more <br />detailed study report." Since the subject property lies within <br />Flood Zone AE, which is a special flood hazard area located within <br />the 100 -year floodplain, any development on this property must have <br />a minimum finished floor elevation of no less than seven (7) feet <br />above mean sea level. <br />Besides the minimum elevation requirement, on-site retention and <br />discharge level of service standards also apply to this request. <br />With the most intense use of this site, the maximum area of <br />impervious surface for the proposed request will be approximately <br />884,000 square feet. The maximum run-off volume, based upon that <br />amount of impervious surface and the 25 year/24 hour design storm, <br />will be 865,000 cubic feet. In order to maintain the county's <br />adopted level of service, the applicant will be required to retain <br />384,155 cubic feet of run-off on-site. It is estimated that the <br />pre -development run-off rate is 8.0 cubic feet per second. <br />Based upon staff's analysis, the drainage level of service <br />standards will be met by -limiting off-site discharge to its pre - <br />development rate of 8.0 cubic feet per second, requiring on-site <br />retention of 384,155 cubic feet of run-off for the most intensive <br />use of the property, and requiring that all finished floor <br />elevations exceed seven feet above mean sea level. <br />-Recreation <br />Concurrency for recreation is not applicable to this request, as <br />the request is for hospital/commercial development, and recreation <br />levels of service apply only to residential development. <br />With the <br />execution <br />of <br />the developer's agreements as referenced <br />above in <br />the water <br />and <br />wastewater sections, the concurrency test <br />has been <br />satisfied <br />for <br />the subject request. <br />Consistency with the Comprehensive Plan <br />Land use amendment requests are reviewed for consistency with all <br />policies of the comprehensive plan. As per section 800.07(1) of <br />the County Code, the "Comprehensive Plan may only be amended in <br />such a way as to preserve the internal consistency of the plan <br />pursuant to Section 163.3177(2)F.S." Amendments must also show <br />consistency with the overall designation of land uses as depicted <br />on the Future Land Use Map, which includes agricultural, <br />residential, recreation, conservation, and commercial and <br />industrial land uses and their densities. Commercial and <br />industrial land uses are located in nodes throughout the <br />unincorporated areas of Indian River County. <br />The goals, objectives and policies are the most important parts of <br />the Comprehensive Plan. Policies are statements in the plan which <br />identify the actions which the county will take in order to direct <br />the community's development. As courses of action committed to by <br />the county, policies provide the basis for all county land <br />development related decisions - including plan amendment decisions. <br />While all comprehensive plan policies are important, some have more <br />applicability than others in reviewing plan amendment requests. Of <br />particular applicability are the following policies. <br />-Future Land Use Policy 33.3 <br />In evaluating a land use amendment request, the most important <br />consideration is Future Land Use Element Policy 13.3. This policy <br />requires that at least one of three criteria be met in order to <br />approve a land use amendment request. These criteria are: <br />* a mistake in the approved comprehensive plan <br />47 <br />orgy <br />MAY 51992 pt <br />Ci F„,E,e:�e <br />