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M <br />M <br />r—� <br />requirements of Chapter 929 of the County Land Development <br />Regulations will be applied. <br />- Parcels 1 & 3 <br />Parcels 1 & 3 -contain approximately 2.5 acres of a temporarily <br />flooded scrub -shrub wetland that also runs through Parcel 2 and the <br />adjoining property to the east. The remaining portion of Parcels <br />1 S 3 consists of native upland habitat. <br />- Parcel 2 <br />Parcel 2 contains two wetland areas. There are approximately five <br />(5) acres of temporarily flooded, scrub -shrub wetland in the <br />northeast corner of Parcel 2. The southwest corner of Parcel 2 <br />contains approximately four (4) acres of temporarily flooded <br />forested wetlands. The remainder of Parcel 2 consists of varying <br />types of native upland habitat areas. <br />Together, the three parcels contain a diverse range of ecological <br />communities including temporary flooded scrub -shrub wetlands, <br />forested wetlands, forested uplands, scrub uplands and <br />wetland/upland transitional areas. As a result, any development <br />plans for this site will be required. to address wetland <br />preservation, upland habitat preservation and wetland protection <br />buffers. <br />ANALYSIS <br />In this section, an analysis of the reasonableness of the <br />application will be presented. The analysis will include a <br />description of: <br />O concurrency of public facilities <br />o compatibility with the surrounding area <br />C consistency with the comprehensive plan <br />o potential impact on environmental quality <br />This section will also consider alternatives for development of the <br />site. <br />Concurrency of Public Facilities <br />The site is located within the county Urban Service Area (USA), an <br />area deemed suited for urban scale development. The Comprehensive <br />Plan establishes standards for: Transportation, Potable Water, <br />Wastewater, Solid Waste, Drainage and Recreation (Future Land Use <br />Policy 3.1). The adequate provision of these services is necessary <br />to ensure the continued quality of life enjoyed by the community. <br />The Comprehensive Plan also requires that new development be <br />reviewed to ensure that the minimum adopted level of service <br />standards for these services and facilities are maintained. <br />Policy 3.2 of the Future Land Use Element states that no <br />development shall be approved unless it is consistent with the <br />concurrency management system component of the Capital Improvements <br />Element. For comprehensive plan amendments and rezoning requests, <br />conditional concurrency review is required. <br />Conditional concurrency review examines the available capacity of <br />each facility with respect to a proposed project. Since <br />comprehensive plan amendments and rezoning requests are not <br />projects, county regulations call for the concurrency review to be <br />based upon the most intense use of the subject property based upon <br />the requested zoning district or land use designation. For <br />residential rezoning requests, the most intense use (according to <br />the county's LDR's) is the maximum number of units that could be <br />built on the site, given the size of the property and the maximum <br />density under the proposed zoning district. The site information <br />used for the concurrency analysis is as follows: <br />41 <br />BOOK bu 'I.i;(r'P <br />