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• up to 10 units/acre. Properties to the east and north of the subject property are designated C/I, a designation that permits commercial and industrial zoning districts. The subject property is not designated as environmentally important nor environmentally sensitive by the Comprehensive Plan. No wetlands nor native upland plant communities exist on site. The subject property is not within a 100 -year floodplain. The site is within the Urban Service Area of the county. Centralized potable water service is available to the site from the South County Reverse Osmosis Plant. Wastewater service is available to the site from the Central Regional Wastewater Treatment Plant. Abutting the subject area on the north is 45`h Street. Classified as an urban collector roadway on the future roadway thoroughfare plan map, this segment of 45`h Street is a two-lane road with approximately 30 feet of public road right-of-way. No improvements are scheduled for the portion of 45`h Street that abuts the subject area. The site is bounded on the west by 24`h Avenue right-of-way. While platted as a local road, 241h Avenue is unimproved, and there are no plans to improve the roadway. Along the east boundary of the subject property is the Florida East Coast (FEC) railway line. In this section, an analysis of the reasonableness of the land use amendment request will be presented. Specifically, this analysis will address: • the DCA's ORC Report objections; • concurrency of public facilities; • consistency with the county's Comprehensive Plan; • compatibility with the surrounding area; and • potential impact on environmental quality. All four of the DCA's ORC Report objections are related, and therefore will be addressed together. Specifically, objections A, B, C, and D all relate to the fact that the county's Comprehensive Plan does not contain land use intensity standards for the Commercial/Industrial land use designation. Although the county's Comprehensive Plan limits residential development intensity, it does not directly limit the intensity of development for areas designated as commercial/industrial. Like most local governments, Indian River County uses density, usually reported in units/acre, as its measure of residential land use intensity. For measuring non-residential land use intensity, however, Floor Area Ratio (FAR) is the generally accepted standard. FAR is a measure of non-residential land use intensity expressed as the ratio of building floor space on a parcel to total parcel area. For example, a 10,000 square foot building on a 1 acre parcel has a.23 FAR (10,000/43,560 =.23). In such a case, a 5,000 square foot second story would increase the FAR to .34 (15,000/43,560 = .34). Just as density limits are usually incorporated in comprehensive plans or zoning district regulations to control residential development intensity, FAR's are often established to control non-residential September 22, 1998 39 • BOOK lg