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property is a two lane road with approximately 50 feet of public <br />road right-of-way. This segment of 66th Avenue is programmed for <br />expansion to four lanes and 80 feet of public road right-of-way by <br />2010. <br />East of the subject property is 58th Avenue. From 9th Street S.W. <br />(Oslo Road) to C.R. 510 (Wabasso Road), south of Sebastian, 58th <br />Avenue is classified as an urban principal arterial on the future <br />roadway thoroughfare plan map. Presently a two lane road with <br />approximately 50 feet of public road right-of-way, this segment of <br />58th Avenue is programmed for expansion to four lanes and 100 feet <br />of public road right-of-way by 2010. <br />Located north of the subject property, 26th Street is a two lane <br />unpaved road with approximately 30 feet of public road right-of-way <br />and is classified as a collector road on the future roadway <br />thoroughfare plan map. This segment of 26th Street is programmed <br />for expansion to 60 feet of public road right-of-way by 1995. <br />ANALYSIS <br />In this section, 'an analysis of the reasonableness of the <br />application will be presented. The analysis will address <br />• concurrency of public facilities; <br />• compatibility with the.surrounding area; <br />• potential impact on environmental quality; <br />• the need for node expansion; and <br />• consistency with the comprehensive plan; <br />This section will also discuss the Board of County Commissioners' <br />alternatives. <br />Concurrency of Public Facilities <br />This site is located within the county Urban Service Area, an area <br />deemed suited for urban scale development. The Comprehensive Plan <br />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 and Land Development Regulations also <br />require that new development be reviewed to ensure that the minimum <br />acceptable standards for these services and facilities are <br />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 amendment 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 amendment 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 />commercial Comprehensive Plan amendment requests, the most intense <br />use (according to the county's Land Development Regulations) is <br />retail commercial with 10,000 square feet of gross floor area per <br />acre of land proposed for redesignation. However, since this <br />request is associated with a DRI application for a 11397,000 square <br />foot retail development, the concurrency analysis will consider <br />35 <br />