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ANALYSIS In this section, application will be include: an analysis of the reasonableness of the presented. Specifically, this section will • an analysis of the proposed amendment's impact on public facilities; • an analysis of the proposed amendment's impact on the county's residential allocation ratio; • an analysis of the proposed amendment's consistency with the county's comprehensive plan; • an analysis of the proposed amendment's compatibility with the surrounding area; and • an analysis of the proposed amendment's 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?(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 land use 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 land use 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 land use designation or zoning. For residential land use amendment and rezoning requests, the most intense use (according to the County's LDRs) is the maximum number of units that could be built on the site, given the size of the property and the maximum density under the proposed land use designation and zoning. To account for the most intense use, the concurrency review will consider the development potential of the entire 30.3 acre parcel. The site information used for the concurrency analysis is as follows: 1. Size of overall parcel: ±30.3 acres 2. Size of Area to be Redesignated: 115.2 acres 3. Existing Land Use Designation: ±15.2 acres of L-1, Low - Density Residential -1 (up to 3 units/acre) and ±15.1 acres of M-11 M e d i u m- D e n s i t y Residential -1 (up to 8 units/acre) 4. Proposed Land Use Designation: 30.3 acres of M-11 Medium -Density Residential -1 (up to 8 units/acre) S. Most Intense Use of Subject Property Under Existing Land Use Designation: 166 dwelling units 6. Most Intense Use of Subject Property Under Proposed Land Use Designation: 242 dwelling units - Transportation A review of the traffic impacts that would result from the development of the maximum number of units allowed on the subject property under the proposed land use designation indicates that the existing level of service "D" or better on impacted roadways would not be lowered. The site information used for determining traffic impacts is as follows: NOVEMBER 12, 1996 53 6UOK