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MAR 2 2 1994 WOK 91 PACE 102 1 Zoning District Differences As noted in the county's Land Development Regulations (LDRs), the IL zoning district is intended to accommodate employment centers in the form of limited manufacturing and industrial activities. In contrast, the CG zoning district is programmed to accommodate general retail sales and selected service activities. The difference between the IL and CG zoning districts is best illustrated by the respective purpose statements of each of the two districts. These purpose statements are as follows: • IL, Light Industrial District, is intended to provide opportunities for limited manufacturing and industrial uses and to promote the establishment of employment centers which are accessible to urban services and facilities, the area labor force, and local industrial and business markets while minimizing the potential for any adverse impacts upon nearby properties. CG, General Commercial District, is intended to provide areas for the development of general retail sales and selected service activities. The CG district is not intended to provide for heavy commercial activities, such as commercial service uses, heavy repair services nor industrial uses. ANALYSIS In this section, an analysis of the reasonableness of the application will be presented. The analysis will include a description of: • concurrency of public facilities; • compatibility with the surrounding area; • consistency with the comprehensive plan; • potential impact on environmental quality; and • the appropriateness of the CG district. Concurrency of Public Facilities This site is located within the county Urban Service Area, an area deemed suited for urban scale development. The Comprehensive Plan establishes standards for: Transportation, Potable Water, Wastewater, Solid Waste, Drainage and Recreation (Future Land Use Policy 3.1). The adequate provision of these services is necessary to ensure the continued quality of life enjoyed by the community. The Comprehensive Plan and LDRs also require that new development be reviewed to ensure that the minimum acceptable standards for these services and facilities are maintained. Policy 3.2 of the Future Land Use Element states that no development shall be approved unless it is consistent with the concurrency management system component of the Capital Improvements Element. For rezoning requests, conditional concurrency review is required. Conditional concurrency review examines the available capacity of each facility with respect to a proposed project. As per section 910.07(2) of the Concurrency Management Chapter of the County's LDRs, projects which do not increase density or intensity of use are exempt from concurrency requirements. The 109.5 acre IL zoned portion of the subject property is exempt from concurrency review because the requested zoning would not increase the use intensity'of that portion of the subject property. 16