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The site is within the Urban Service Area of the county. Wastewater service is available to the site from the Central Regional Wastewater Treatment Plant. Centralized potable water service is available to the site from the South County Reverse Osmosis Plant. Abutting the site on the north is 41' Street. Classified as an urban minor arterial on the future roadway thoroughfare plan map, 412 Street is a two lane road with approximately 100 feet of public road right -of --way. Indian River Boulevard borders the site on the east. Classified as an urban principal arterial on the future roadway thoroughfare plan map, Indian River Boulevard is a four lane road with approximately 200 feet of public road right-of-way. No improvements to these roads are currently programmed. 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. 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 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 rezonings, 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 rezoning. The site information used for the concurrency analysis is as follows: 1. Size of Area to be Rezoned: 2. Existing Zoning District: 3. Proposed Zoning District: 4. Most Intense Use of Subject Property under Current Zoning District: 5. Most Intense Use of Subject Property under Proposed Zoning District: - Transportation +46.6 acres RS -6, Single -Family Residential District (up to 6 units/acre) MED, Medical District 279 Single -Family Units 466,000 sq, & of Retail Commercial (Shopping Center in the 6th Edition ITE Manual). As part of the concurrency review process, the applicant -has submitted a Traffic Impact Analysis (TIA). The county's Traffic Engineering Division has reviewed and approved that TIA. A TIA reports the number of peak hour/peak season/peak direction trips that would be generated by the most intense use of the subject property under the proposed zoning district, and assigns those trips to impacted roads. Impacted roads are defined in section 910.09(4)(b)3 of the county's LDRs as roadway segments which receive five percent (5%) or more of the project traffic or fifty (50) or more project trips, whichever is less. APRIL 14, 1998 -56-