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BOOK 103 FACE334 - Solid Waste Solid waste service includes pick-up by private operators and disposal at the county landfill. For a 187,000 square foot commercial development on the subject site, solid waste generation will be approximately 956 waste generation units (WGU) annually. A WGU is a Waste Generation Unit measurement equivalent to one ton (2,000 pounds) of solid waste. Using the accepted conversion rate of one cubic yard for every 1,200 pounds of compacted solid waste generated, the 187,000 square feet of commercial development would be expected to generate 1,594 cubic yards of waste/year. A review of the solid waste capacity for the active segment of the county landfill indicates the availability of more than 840,000 cubic yards. The active segment of the landfill has a 2 year capacity, and the landfill has expansion capacity beyond 2010. Based on staff analysis, it was determined that the county landfill can accommodate the additional solid waste generated by the proposed amendment. - Drainage All developments are reviewed for compliance with county stormwater regulations which require on-site retention, preservation of floodplain storage and minimum finished floor elevations. In addition, development proposals must meet the discharge requirements of the county Stormwater Management Ordinance. The subject property is located within the M-1 Drainage Basin. Since the site is located within the Indian River Farms Water Control District (IRFWCD), development on the property will be prohibited from discharging any runoff in excess of two inches in a twenty-four hour period, which is the approved IRFWCD discharge rate. In this case, the minimum floor elevation level of service standards do not apply, since the property does not lie within a floodplain. However, both the on-site retention and discharge standards apply. With the most intense use of this site under the proposed amendment, the maximum area of impervious surface would be approximately 692,386 square feet, or 15.9 acres. The maximum runoff volume, based on that amount of impervious surface and the 25 year/24 hour design storm. and given the IRFWCD two inch discharge requirement, would be approximately 591,617 cubic feet. In order to maintain the county's adopted level of service, the applicant would be required to retain approximately 456,160 cubic feet of runoff on-site. Based upon staffs analysis, the drainage level of service standard would be met by limiting off-site discharge to the IRFWCD's maximum discharge rate of two inches in twenty-four hours, and requiring retention of the 456,160 cubic feet of runoff for the most intense use of the property. As with all development, a more detailed review will be conducted during the development approval process. - Recreation Recreation concurrency requirements apply only to residential development. Therefore, this comprehensive plan amendment/rezoning request would not be required to satisfy recreation concurrency requirements. Based on the analysis conducted, staff has determined that all concurrency -mandated facilities, including drainage, roads, solid waste, water, and wastewater have adequate capacity to accommodate the most intense use of the subject property under the proposed land usu- designation. Consistency with Com=hensive Plan Land use amendment requests are reviewed for consistency with all policies of the Comprehensive Plan. As per section 800.07(1) of the County Code, the "Comprehensive Plan may only be amended in such a way as to preserve the internal consistency of the plan pursuant to Section 163.3177(2)F.S." Amendments must also show consistency with the overall designation of land uses as depicted on the Future Land Use Map, which includes agricultural, residential, recreational, conservation, and commercial and industrial land uses and their densities. The goals, objectives and policies are the most important parts of the Comprehensive Plan. Policies are statements in the plan which identify the action which the county will take in order to direct the community's development. As courses of action committed to by the county, policies provide the basis for all county land development related decisions—including plan amendment decisions. While all Comprehensive Plan policies are important, some have more applicability than others in reviewing plan amendment requests. Of particular applicability are the following objective and policies: NOVEMBER 4, 1997 38 � o r