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r BOOK 99 PAu 705 Sixty feet of public road right-of-way exists along the subject property's north boundary. That will be the new location of Lundberg Road, a local road which currently exists within the Main Relief Canal right-of-way. ANALYSIS In this section, an analysis of the reasonableness of the application will be presented. The analysis will address: • concurrency of public facilities; • compatibility with the surrounding area; • consistency with the comprehensive plan; and • potential impact on environmental quality. 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 Land Development Regulations 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 Comprehensive Plan amendment and rezoning requests, conditional concurrency review is required. Conditional concurrency review examines the available capacity of each facility with respect to a proposed project. Since Comprehensive Plan amendment and 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 or land use designation. For commercial Comprehensive Plan amendment requests, the most intense use (according to the county's Land Development Regulations) is retail commercial with 10,000 square feet of gross floor area per acre of land proposed for redesignation. The site information used for the concurrency analysis is as follows: 1. Size of Area to be Redesignated and Rezoned: 2. Existing Land Use Designation: 3. Proposed Land Use Designation: 4. Most Intense Use of Subject Property under Current Land Use Designation: ±15.02 acres L-1, Low -Density Residential - 1 (up to 3 units/acre) C/I, Commercial - Industrial Node 120 Dwelling Units S. Most Intense Use of Subject Property under Proposed Land Use Designation: 150,200 sq. ft. of Retail Commercial (Shopping Center in the 5th Edition ITE Manual). - Transportation A review of the traffic impacts that would result from the development of the property indicates that the existing level of service "D" or better on 58th Avenue and other impacted roads would not be lowered. The site information used for determining traffic impacts is as follows: Existing Land Use Designation 1. Residential Use Identified in 5th Edition ITE Manual: Single -Family NOVEMBER 12, 1996 s 40