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With the exception of two small C/I, Commercial/ Industrial Node, designated areas near CR 510, the land to the east of the subject property is designated M-1, Medium -Density Residential -1, on the future land use map. The M-1 designation allows residential uses with densities of up to 8 units/acre. The C/I designation allows commercial and industrial uses. To the south of the subject property, across CR 510, land is designated L-1, Low -Density Residential -1, on the future land use map. The L-1 designation allows residential uses with densities of up to 3 units/acre. Environment Consisting of approximately 54 acres of sand pine scrub, 42 acres of pine flatwoods, and 15 acres of fresh water wetlands, the subject property is an environmentally important site. Approximately 2.4 acres, located primarily along the site's east and west boundaries, are environmentally disturbed. Portions of the site are within an "A" 100 -year flood plain for which no minimum base flood elevation requirement has been determined. Approximately 34 acres of the property's scrub have been identified by the U.S. Fish and Wildlife Service (FWS) as occupied territory of the federally threatened Florida scrub jay. FWS considers this property to be one of the "core" scrub jay territories in the county critical to the long term survival of the county's scrub jay population. Moreover, the site contains mature sand pine scrub that, if properly managed, could expand the area of scrub jay habitat on the property. Other rare listed species documented or expected to occur on site include the gopher tortoise, eastern indigo snake, and gopher frog. Overall, the scrub native plant community is recognized as endangered regionally and statewide. Utilities and Services Potable water service is available to the site from the South County Reverse Osmosis Plant. When it is complete, the North County Reverse Osmosis Plant will (if necessary) provide potable water to the site. Although wastewater lines from the North County Wastewater Treatment Plant are planned to extend to the site by 2010, wastewater service is not currently available to the site. Transportation System The property abuts CR 510. Classified as an urban principal arterial roadway on the future roadway thoroughfare plan map, this segment of CR 510 is a 2 -lane road with approximately 80 feet of existing public road right-of-way. This segment of CR 510 is programmed for expansion to 4 lanes and 160 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 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. To ensure that the minimum acceptable standards for these services and facilities are maintained, the comprehensive plan also requires that new development be reviewed. For land use amendment and rezoning requests, this review is undertaken as part of the conditional concurrency determination application process. NOVEMBER 12, 199681 BOOK 99 PACE 746