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A WGU is a Waste Generation Unit measurement equivalent to one ton
<br />(2,000 pounds) of solid waste. Using the accepted conversion rate
<br />of one cubic yard for every 1,200 pounds of compacted solid waste
<br />generated, the 150,200 square feet of commercial development would
<br />be expected to generate 1,252 cubic yards of waste/year.
<br />A review of the solid waste capacity for the active segment of the
<br />county landfill indicates the availability of more than 850,000
<br />cubic yards. The active segment of the landfill has a 2 year
<br />capacity, and the landfill has expansion capacity beyond 2010.
<br />Based on staff analysis, it was determined that the county landfill
<br />can accommodate the additional solid waste generated by the
<br />Proposed amendment.
<br />- Drainage
<br />All developments are reviewed for compliance with county stormwater
<br />regulations which require on-site retention, preservation of
<br />floodplain storage and minimum finished floor elevations. In
<br />addition, development proposals must meet the discharge
<br />requirements of the county Stormwater Management Ordinance. The
<br />subject property is located within the M-1 Drainage Basin. Since
<br />the site is located within the Indian River Farms Water Control
<br />District (IRFWCD), development on the property will be prohibited
<br />from discharging any runoff in excess of two inches in a twenty-
<br />four hour period, which is the approved IRFWCD discharge rate.
<br />In this case, the minimum floor elevation level of service standard
<br />applies, since the property lies within a floodplain. Consistent
<br />with Drainage Policy 1.2, "all new buildings shall have the lowest
<br />habitable floor elevation no lower than six inches above the
<br />elevation of the 100 -year flood elevation as shown on the Federal
<br />Emergency Management Agency's Flood Insurance Rate Map, or as
<br />defined in a more detailed study report." Since the subject
<br />property lies within Flood Zone AE, which is a special flood hazard
<br />area located within the 100 -year floodplain, any development on
<br />this property must have a minimum finished floor elevation of no
<br />less than 22.5 feet above mean sea level.
<br />Besides the minimum elevation requirement, on-site retention and
<br />discharge standards also apply to this request. With the most
<br />intense use of this site, the maximum area of impervious surface
<br />under the proposed zoning classification will be approximately
<br />490,050 square feet, or 11.25 acres. The maximum runoff volume,
<br />based on that amount of impervious surface and the 25 year/24 hour
<br />design storm, and given the IRFWCD two inch discharge requirement,
<br />will be approximately 470,590 cubic feet. In order to maintain the
<br />county's adopted level of service, the applicant will be required
<br />to retain approximately 361,548 cubic feet of runoff on-site. With
<br />the soil characteristics of the subject property, the estimated
<br />pre -development runoff rate is 121.43 cubic feet/second.
<br />Based upon staff's analysis, the drainage level of service
<br />standards will be met by limiting off-site discharge to the
<br />IRFWCD's maximum discharge rate of two inches in twenty-four hours,
<br />requiring retention of the 361,548 cubic feet of runoff for the
<br />most intense use of the property, and requiring that all finished
<br />floor elevations exceed 22.5 feet above mean sea level.
<br />As with all development, a more detailed review will be conducted
<br />during the development approval process.
<br />- Recreation
<br />Recreation concurrency requirements apply only to residential
<br />development. Therefore, this comprehensive plan amendment/rezoning
<br />request would not be required to satisfy recreation concurrency
<br />requirements.
<br />Based on the analysis conducted, staff has determined that all
<br />concurrency -mandated facilities, including drainage, roads, solid
<br />waste, water, and wastewater have adequate capacity to accommodate
<br />the most intense use of the subject property under the proposed
<br />land use designation.
<br />Consistency with Co=rehensive 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, recreational, conservation, and commercial and
<br />industrial land uses and their densities.
<br />MARCH 189 1997
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<br />B009 100 FACE, 90
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