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I districts. Residentially zoned land was designated M-2, while commercially or industrially zoned land was designated C/I. Because of the historically mixed zoning and land uses in that area of the county, designation of a contiguous node was not feasible at that time. Since the subject property was zoned for residential uses, it was given a residential land use designation. In addition to citrus groves on most of the site, the RS -6 zoned subject property contains a pacidnghouse and several accessory buildings. To the north, across 4111 Street, land is zoned RM -10, Multiple -Family Residential District (up to 10 unitstacre) and consists of one or two single-family houses on wooded lots. To the west, land is zoned RS -6 and contains approximately 10 acres of citrus groves. West of that is the Indian River County Sheriffs Administration Complex and the County Jail. Land to the south of the subject property is zoned IL and contains a wooded area and the Gateway Center Industrial Subdivision. Land to the east of the site is within the City of Vero Beach. That land, zoned ALI-A2, Airport Light Industrial -A2, consists of large wooded areas. Portions of the ALI-A2 district east of the site, although not adjacent to the site, contain environmentally important xeric scrub and prime aquifer recharge areas. For that reason, the City is studying what, if any, uses should be allowed within that district. The subject property, the 10 acre tract abutting the subject property on the west, and properties to the north are designated M-2, Medium -Density Residential -2, on the county future land use map. The M-2 designation permits residential densities up to 10 units/acre. Properties to the south of the subject property are designated C/l, CommerciaVIndustrial, a designation which permits commercial and industrial zoning districts. Land to the east, within the City of Vero Beach, is designated CV, Conservation. The subject property is currently used for agricultural purposes, being a citrus grove with a packinghouse. No wetlands or native upland plant communities exist on site. The subject property is not within a 100 year floodplain. To the east of the site, within the City of Vero Beach, is undeveloped wooded property. The site is within the Urban Service Area of the county. Wastewater service is available to the site from the Central Regional Wastewater Treatment Plant. Centralized potable water service is available to the site from the South County Reverse Osmosis Plant. Abutting the site on the north is 41' Street. Classified as an urban minor arterial on the future roadway thoroughfare plan map, 41' Street is a two lane road with approximately 40 feet of public road right-of-way. This segment of 41st Street is programmed for the addition of a left turn lane during Fiscal Year 1998-99 and for expansion to 80 feet of public road right-of-way by 2010. In this section, an analysis of the reasonableness of the application will be presented. The analysis will address: • concurrency of public facilities; • compatibility with the surrounding area; • consistency with the comprehensive plan; and • potential impact on environmental quality. 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 Comprehensive Plan amendment and rezoning requests, conditional concurrency review is required MARCH 10, 1998