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The applicant is proposing to construct a 1080 megawatt electrical power plant which will use natural gas as a fuel source. The plant will consist of four heat recovery steam generators , two support buildings, cooling towers , and a variety of other support structures and equipment . In contrast to the Vero Beach Power Plant, the generators at the Calpine facility will not be housed within a building, but will be located outside on concrete pads. The new facility will connect to, the existing 230 KV transmission lines that run along the west side of I-95 via overhead lines . The plant is to provide wholesale power to customers via the electrical grid . A new natural gas line is proposed to be constructed across the state, through St . Lucie County, and will connect to the Calpine site from the west. If all local and state approvals are obtained, the applicant is anticipating the plant going into service in 2004 . PLANNING: AND ZONING COMNIISSlOIS ACTION At its regular meeting of August 9th, 2001 , the Planning and Zoning Commission voted unanimously (6-0) to recommend that the Board of County Commissioners grant special exception use and conceptual site plan approval , with conditions . Those recommended conditions would require changes to the buffering along two sections of the west property line, adjacent to 1-95 . More details on the buffering is included in the aesthetics analysis section of this report. The staff' s recommendation differs slightly from the Planning and Zoning Commission ' s on the amount of plant material required in one of the buffer sections along the west property line. The Board of County Commissioners is to approve, approve with conditions , or deny the special exception use request. Pursuant to Section 971 . 05 of the land development regulations (LDRs), the Planning and Zoning Commission is to consider the appropriateness of the requested use for the subject site and surrounding area. The county may attach conditions and safeguards necessary to mitigate impacts and to ensure compatibility of the use with the surrounding area. If the conceptual site plan and special exception use are approved, the applicant will submit a major ("final") site plan application at a later date. That application will be reviewed by the Planning and Zoning Commission . ANALYSIS • 1 . Size of Site : 50 . 5 acres or 2 , 199, 780 sq . ft. 2 . Zoning Classification : A- 1 , Agricultural (up to 1 unit,5 acres) 3 . Land Use Designation : AG- 1 , Agricultural ( up to 1 unit/5 acres ) 4 . Building Area Proposed : 17, 000 sq . ft . Note : There is a substantial amount of unenclosed equipment area. 5. Phasing : The applicant is proposing to construct the improvements in a single phase . 6. Impervious Area : 19 . 70 acres or 857 , 914 sq . ft . 7. Open Space : Required : 60% Proposed : 61 % 8 . Traffic Circulation : The site is located at the south terminus of 74th Avenue, the road which will provide access to the site. The applicant will extend the 74th Avenue pavement SEPTEMBER 18 ' 2001 Oji ' - 60 -