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<br />BOOK loo PAGE 933
<br />- Solid Waste
<br />Solid waste service includes pick-up by private operators and
<br />disposal at the county landfill. For a 46,000 square foot
<br />commercial development on the subject site, solid waste generation
<br />will be approximately 230 waste generation units (WGU) annually.
<br />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 solid waste generated,
<br />the 46,000 square feet of commercial development would be expected
<br />to generate 383.3 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. Since
<br />the site is located within the M-1 Drainage Basin and the Indian
<br />River Farms Water Control District (IRFWCD), development on the
<br />property will be prohibited from discharging any runoff in excess
<br />of two inches in a twenty-four hour period, which is the approved
<br />IRFWCD discharge rate.
<br />In this case, the minimum floor elevation level of service
<br />standards do not apply, since the --property does not lie within a
<br />floodplain. However, both the on-site retention and discharge
<br />standards apply. With the most. -intense use of this site under the
<br />proposed amendment, the maximum area of impervious surface would be
<br />approximately 150,282 square feet, or 3.45 acres. The maximum
<br />runoff volume, based on that amount of impervious surface and the
<br />25 year/24 hour design storm, and given the IRFWCD two inch
<br />discharge requirement, would be approximately 145,836 cubic feet..
<br />In order to maintain the county's adopted level of service, the
<br />applicant would be required to retain approximately 112,378 cubic
<br />feet of runoff on-site. With the soil characteristics of the
<br />subject property, it is estimated that the pre -development runoff
<br />rate is 10.26 cubic feet/second.
<br />Based upon staff's analysis, the drainage level of service standard
<br />would be met by limiting off-site discharge to the IRFWCD's maximum
<br />discharge rate of two inches in twenty-four hours, and requiring
<br />retention of the 112,378 cubic feet of runoff for the most intense
<br />use of the property.
<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 Comcrehensive 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 />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 action 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 />MARCH 18, 1997 60
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