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a � � cause an adverse effect would generally include those uses that are likely to be objectionable to neighboring properties because of noise, vibration, odors, smoke, amount of traffic generated, or other physical manifestations. • OCR, Office, Commercial, Residential District, is intended to provide areas for the development of restricted office, commercial, and residential activities in a manner which will be compatible with surrounding neighborhoods. The OCR district is further intended to provide land use controls for ensuring the separation of potentially incompatible activities, such as intense commercial uses, from established residential -areas. The MED and OCR districts are similar in several ways. Both districts are designed to accommodate office use and limit retail uses. In terms of permitted uses, the major difference between the districts is that OCR allows a wider variety of office uses, while the MED district permits more.retail 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 OCR 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 also requires 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. Since rezoning requests are not projects, county regulations call for the concurrency review to be based upon the most intense use of the subject property based upon the requested zoning district. For commercial rezoning requests, the most intense use (according to the county's LDRs) is retail commercial with 10,000 square feet of gross floor area per acre of land proposed for rezoning. The site information used for the concurrency analysis is as follows: 1. Size of Property: ±7.36 acres 2. Size of Area to be Rezoned: 17.36 acres MAY 241994 25 BOOK 92 F.,�F 470