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Although the Kirrie proposal involves Kirrie building Gibson Street to County standards, Kirrie does not propose to install water and sewer lines with the roadway construction. Since a fifteen acre industrial site will undoubtedly require water and sewer service, there will eventually be a need to extend water and sewer lines to the Kirrie tract. The best time to install those water and sewer lines would be as part of the roadway construction. As proposed, the Gibson Street improvements will not enhance access to the NSCA. That would occur only if the County proposed to build a parking lot along the Gibson Street extension. Because all of the land adjacent to the Gibson Street extension is resource land (either wetlands or native uplands), there are no such plans. In fact, the County's LSCA management plan depicts access to the NSCA at the south end of the conservation area. In that area, a parking lot accessed from Main Street will be built on non -resource land. • Land Use Because County acceptance of the Kirrie proposal will in all probability result in the fifteen acre parcel being changed from residential to industrial, it is necessary to consider the land use impacts of the change. At fifteen acres, the Kirrie tract can accommodate more than 328,000 square feet of industrial space at a floor area ratio of 0.50. That would increase to more than 430,000 square feet of industrial space if the adjacent Hensing parcel is annexed into the City of Sebastian and changed from its current County residential land use designation to industrial. Even if the Kirrie parcel is developed significantly less than its maximum potential, industrial uses on the property can cause impacts. Impacts from industrial uses often include noise, smoke, glare, and others. Heavy truck traffic associated with industrial uses causes some of these impacts. Given its configuration, the fifteen area Kirrie tract has 3,960 linear feet of perimeter. Half of that perimeter abuts unincorporated County property designated for residential use on the County's Future Land Use Plan Map. The other half of the Kime tract perimeter abuts NSCA property owned by the County, but located within the corporate limits of Sebastian. If the Kirrie proposal is approved by the Board and the City of Sebastian redesignates the property to industrial, land use conflicts could be expected to occur along the perimeter. While industrial uses are not generally considered to be compatible with conservation areas, land use incompatibilities are even more probable between industrial and residential uses. Of course, the degree of incompatibility will depend upon the nature of any future development on the residentially designated unincorporated County parcels. One of those parcels, the Mensing property, abuts the Kirrie tract along the Kirrie tract's east perimeter (660 feet) and its north perimeter (330 feet). While designated residential on the County's Land Use Plan Map, that parcel is currently zoned A-1, Agicultural, and is subject to a code enforcement lien of more that $55,000 for unresolved code violations. Unless the land use and zoning of this property is changed, however, it is reasonable to expect eventual residential development of the parcel. FEBRUARY 5, 2002 B -66- 1