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dwelling units on 10 acres. While no units have been built, a Land Development Permit for the project has been issued by the county. Infrastructure is in place, but the improvements have not yet been inspected. East of Copeland's Landing West are groves and three subdivisions (Copeland's Landing Phase I, Phase II, and Riverside) in various stages of development. Future Land Use Pattern The subject property and property to the east are designated L-1, Low -Density Residential, on the county future land use map. The L- 1 designation permits residential densities up to 3 units/acre. Land north of the subject property is designated L-2, Low -Density Residential. The L-2 designation permits residential densities up to 6 units/acre. Properties to the west, across U.S. #1, and to the south of the subject site are designated C/I, Commercial/ Industrial Node, which permits commercial and industrial zoning designations. Environment The northern parcel of the subject property contains native upland hardwood/cabbage palm hammock. The southern parcel of the property has been previously cleared for agricultural production. A review of U.S. Fish and Wildlife Service National Wetland Inventory Maps (1984) indicates that no jurisdictional wetlands exist on site. A Florida Department of Transportation drainage outfall ditch runs between the parcels. Flood Insurance Rating Maps (FIRM) depict the subject property as being within three different flood zone categories: Zone X - outside of the 500 -year floodplain; Zone X - within the 500 -year floodplain but not in a designated flood hazard area; and Zone AE, within the 100 -year floodplain Special Flood Hazard Area (base flood elevation eight feet NGVD). The 100 -year flood plain (Zone AE) is located on the east -central portion of the site, constituting approximately one third of the overall subject property. Utilities and Services The site is within the Urban Service Area of the county. Wastewater- lines extend to the site from the North County Wastewater Plant. Water lines do not extend to the site. The subject property is located in the North County Water Service Area. Transportation System The property abuts U.S. #1 to the west and 73rd Street to the north. U.S. #1 is classified as an urban principal arterial road on the future roadway thoroughfare plan map. This segment of U.S. #1 is a four -lane paved road with approximately 120 feet of existing public road right-of-way. It is programmed for expansion to 6 lanes and 240 feet by 2010. Seventy-third Street is a two- lane paved road with approximately 50 feet of existing public road right-of-way. It is programmed for expansion to 60 feet of public road right-of-way by 2010. ANALYSIS In this section, an analysis of the reasonableness of the application will be presented. The analysis will address: • DCA objections; • concurrency of public facilities; • compatibility with the surrounding area; • consistency with the comprehensive plan; • potential impact on environmental quality; and • Approval Alternatives. This section will also consider alternatives for development of the site. 51 MAY 51993 �ooK 89 F�U. 652