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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. Since the site is located within the M-1 Drainage Basin and 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 387,684 square feet, or 8.9 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 491,966 cubic feet. In order to maintain the county's adopted level of service, the applicant would be required to retain approximately 362,883 cubic feet of runoff on-site. With the soil characteristics of the subject property, it is estimated that the pre -development runoff rate is 69.28 cubic feet/second. 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 362,883 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 request would not be required to satisfy recreation concurrency requirements. Concurrency Summary 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 use designation. While all services and facilities have adequate capacity to accommodate the most intense use of the subject property under the proposed land use designation, this positive concurrency test is not an indication that the subject property is appropriate for commercial development. Passing the concurrency test justifies the proposed land use amendment only if the proposed land use designation is consistent with all other comprehensive plan policies and compatible with surrounding areas. In Indian River County, available capacity for services does not dictate development patterns; rather, the comprehensive plan dictates the location of services. Land use amendment requests are reviewed for consistency with all policies of the Comprehensive Plan. As per section 800.07(1) ofthe 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 JULY 119 2000 SK 114 PG 12 -110-