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BOOK 100 PAGE 949
<br />approximately 858,132 square feet, or 19.7 acres. The maximum
<br />runoff volume, based on that amount of impervious surface and the
<br />25 year/24 hour design storm, and given the IRFWCD two inch
<br />discharge requirement, would be approximately 926,461 cubic feet.
<br />In order to maintain the county's adopted level of service, the
<br />applicant would be required to retain approximately 706,129 cubic
<br />feet of runoff on-site. With the soil characteristics of the
<br />subject property, it is estimated that the pre -development runoff
<br />rate is 245.29 cubic feet/second.
<br />Based upon staff's analysis, the drainage level of service standard
<br />would be met by limiting off-site discharge to the IRFWCD's maximum
<br />discharge rate of two inches in twenty-four hours, and requiring
<br />retention of the 706,129 cubic feet of runoff for the most intense
<br />use of the property.
<br />As with all development, a more detailed review will be conducted
<br />during the development approval process.
<br />- Recreation
<br />A review of county recreation facilities and the projected -demand
<br />that would result from the most intense development that could
<br />occur on the property under the proposed amendment indicates that
<br />the adopted levels of service would be maintained. The table below
<br />illustrates the additional park demand associated with the proposed
<br />development of the property and the existing surplus acreage by
<br />park type.
<br />Based upon the analysis conducted, staff has determined that all
<br />concurrency -mandated facilities, including drainage, roads, solid
<br />waste, recreation, water, and wastewater have adequate capacity to
<br />accommodate the most intense use of the subject property under the
<br />proposed amendment. Therefore, the concurrency test has been
<br />satisfied for the subject request.
<br />Imnact on the Residential Allocation Ratio
<br />Of particular importance to this request is the impact of the land
<br />use change on the county's Residential Allocation Ratio (RAR). A
<br />RAR is the measure of total residential units allowed under the
<br />land use plan compared to -the number of residential units expected
<br />to be needed through the plan's planning horizon, based on
<br />population projections.
<br />In 1990, when the comprehensive plan was adopted, the plan allowed
<br />over 119,000 units. In this case, the proposed amendment would
<br />increase the maximum number of residential units allowed on the
<br />site by 76. That increase would have an insignificant impact on
<br />the county's RAR.
<br />More than off -setting the 76 unit increase that would occur with
<br />the proposed amendment is the reduction in build -out units that has
<br />resulted from land use plan amendment approvals since plan
<br />adoption. Since plan adoption, several land use amendments
<br />involving residentially designated land within the urban service
<br />area have been approved. The effect of these amendments has been
<br />a net decrease of 1,141 units in the county's build -out projection.
<br />The following table depicts the information used to determine the
<br />change in the number of units. Since the Commercial/ Industrial
<br />(C/I), Regional Commercial (RC), and Conservation -1 (C-1)
<br />designations are not intended for residential uses, land use
<br />amendments redesignating land from residential to C/I, RC, or C-1
<br />reduce the number of units allowed. Similarly, land use amendments
<br />redesignating land from one type of residential to a lower density
<br />residential reduce the number of units allowed.
<br />In contrast, amendments redesignating land from C/I, RC, or C-1 to
<br />residential, or from -one type of residential to a higher density
<br />residential, increase the number of units allowed. Since staff
<br />estimates that 25% of land designated for residential ubes is used
<br />for infrastructure such as roads and stormwater retention, the net
<br />developable acreage of any residential land use plan amendment is
<br />75% --of the total acreage.
<br />MARCH 18, 1997 76
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<br />LOS
<br />Project
<br />(Acres per --
<br />Demand
<br />Surplus
<br />Park Tyne
<br />1000 population)
<br />(Acres)
<br />crea e
<br />Urban District
<br />5.0
<br />2.79
<br />170.661
<br />Community (north)
<br />3.0
<br />1.67
<br />15.895
<br />Beach
<br />1.5
<br />0.84
<br />61.598
<br />River
<br />1.5
<br />0.84
<br />22.595
<br />Based upon the analysis conducted, staff has determined that all
<br />concurrency -mandated facilities, including drainage, roads, solid
<br />waste, recreation, water, and wastewater have adequate capacity to
<br />accommodate the most intense use of the subject property under the
<br />proposed amendment. Therefore, the concurrency test has been
<br />satisfied for the subject request.
<br />Imnact on the Residential Allocation Ratio
<br />Of particular importance to this request is the impact of the land
<br />use change on the county's Residential Allocation Ratio (RAR). A
<br />RAR is the measure of total residential units allowed under the
<br />land use plan compared to -the number of residential units expected
<br />to be needed through the plan's planning horizon, based on
<br />population projections.
<br />In 1990, when the comprehensive plan was adopted, the plan allowed
<br />over 119,000 units. In this case, the proposed amendment would
<br />increase the maximum number of residential units allowed on the
<br />site by 76. That increase would have an insignificant impact on
<br />the county's RAR.
<br />More than off -setting the 76 unit increase that would occur with
<br />the proposed amendment is the reduction in build -out units that has
<br />resulted from land use plan amendment approvals since plan
<br />adoption. Since plan adoption, several land use amendments
<br />involving residentially designated land within the urban service
<br />area have been approved. The effect of these amendments has been
<br />a net decrease of 1,141 units in the county's build -out projection.
<br />The following table depicts the information used to determine the
<br />change in the number of units. Since the Commercial/ Industrial
<br />(C/I), Regional Commercial (RC), and Conservation -1 (C-1)
<br />designations are not intended for residential uses, land use
<br />amendments redesignating land from residential to C/I, RC, or C-1
<br />reduce the number of units allowed. Similarly, land use amendments
<br />redesignating land from one type of residential to a lower density
<br />residential reduce the number of units allowed.
<br />In contrast, amendments redesignating land from C/I, RC, or C-1 to
<br />residential, or from -one type of residential to a higher density
<br />residential, increase the number of units allowed. Since staff
<br />estimates that 25% of land designated for residential ubes is used
<br />for infrastructure such as roads and stormwater retention, the net
<br />developable acreage of any residential land use plan amendment is
<br />75% --of the total acreage.
<br />MARCH 18, 1997 76
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