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Fr BOOK 108 FACE 254 " - Drainage All developments are reviewed for compliance with county stor mwater 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. Any development on the subject property will be prohibited from discharging any runoff in excess of the pre -development rate. In this case, the minimum floor elevation level of service standard does not apply, since the property does not he within a floodplain. On-site retention and discharge standards, however, do apply to this request. With the most intense use of this site, the maximum area of impervious surface under the proposed zoning classification will be approximately 20.65 acres. The estimated runoff volume, based on that amount of impervious surface and the 25 year/24 hour design storm, will be approximately 882,350 cubic feet. In order to maintain the county's adopted level of service, the applicant will be required to retain approximately 241,930 cubic feet of runoff on-site. With the soil characteristics of the subject property, it is estimated that the pre -development runoff rate is 149.61 cubic feet/second. Based upon staffs analysis, the drainage level of service standards will be met by limiting off-site discharge to its pre -development rate of 149.61 cubic feet/second, and requiring retention of 241,930 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 A review of county recreation facilities and the projected demand that would result from the most intense development that could occur on the property under the proposed zoning district indicates that the adopted levels of service would be maintained. The following table illustrates the additional park demand associated with the proposed development of the property and the existing surplus park acreage. PARK INFORMATION LOS (Acres per 1,000 Population) Project Demand (Acres) Surplus Park Acreage 4.0 2.1712 232 Based upon the analysis conducted, staff has determined that all concurrency -mandated facilities, including drainage, roads, solid waste, recreation, water, and wastewater, have adequate capacity to accommodate the most intense use of the subject property under the proposed zoning district. Therefore, the concurrency test has been satisfied for the subject request. Rezoning requests are reviewed for consistency with all policies of the comprehensive plan. Rezonings must also be consistent with the overall designation of land uses as depicted on the Future Land Use Map, which include agriculture, residential, recreation, conservation, and commercial and industrial land uses and their densities. Commercial and industrial land uses are located in nodes throughout the unincorporated areas of Indian River County. The goals, objectives and policies are the most important parts of the comprehensive plan. Policies are statements in the plan which identify the actions 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 decisions. While all comprehensive plan policies are important, some have more applicability than others in reviewing rezoning requests. Of particular applicability for this request are the following objectives and policies. - Future Land Use Element Objective I Future Land Use Element Objective 1 states that the county will have a compact land use pattern which reduces urban sprawl. Since the proposed rezoning is to increase the allowed density of land within the urban service area, the request works to create a more compact land use pattern within the urban service area By increasing the allowed density of land currently within the urban service area, as opposed to expanding the urban service area, the proposed rezoning reduces the chances urban sprawl will occur. For these reasons, the request is consistent with Future Land Use Element Objective 1. FEBRUARY 2, 1999 -30- 0 0