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800. 98 u ' 6.4 East of the subject property is an environmentally important wetland that is designated C-2, Conservation -2, on the county future land use map. The C-2 designation permits conservation uses, limited recreational uses, and residential uses with densities up to 1 unit/40 acres for on-site development or 1 unit/acre for transferable development rights. Environment Being a citrus grove, the subject property does not contain any environmentally important habitat such as wetlands or native uplands. The subject property is within an "AE" 100 year floodplain, with a minimum base flood elevation requirement of seven feet NGVD. Utilities and Services The site is within the Urban Service Area of the county. Water lines from the South County Reverse Osmosis Plant extend along 37th Street to within one quarter of a mile of the subject property. Centralized wastewater service is not currently available to the site. Transportation System The property abuts Indian River Boulevard which is classified as an urban principal arterial road on the future roadway thoroughfare plan map. This segment of Indian River Boulevard is a four -lane paved road with approximately 200 feet of public road right-of-way. There are no plans to expand Indian River Boulevard. 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 area; • consistency with the comprehensive plan; and • potential impact on environmental quality. Concurrency of Public Facilities This site is located within the county Urban Service Area, an area deemed suited for urban scale development. The Comprehensive Plan establishes standards for: Transportation, Potable Water, Wastewater, Solid Waste, Drainage and Recreation (Future Land Use Policy 3.1). The adequate provision of these services is necessary to ensure the continued quality of life enjoyed by the community. The Comprehensive Plan and Land Development Regulations also require that new development be reviewed to ensure that the minimum acceptable standards for these services and facilities are maintained. Policy 3.2 of the Future Land Use Element states that no development shall be approved unless it is consistent with the concurrency management system component of the Capital Improvements Element. For rezoning requests, conditional concurrency review is required. Conditional concurrency review examines the available capacity of each facility with respect to a proposed project. Since rezoning requests are not projects, county regulations call for the concurrency review to be based upon the most intense use of the subject property based upon the requested zoning district. 58 JULY 239 1996 M M