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When the current comprehensive plan was adopted in 1990, the site was given the L-2 land use designation on the Future Land Use Map. The county, however, recognized that, because of the scale of the Future Land Use Map, the map provides generalized, not site specific information. For that reason, when the plan was adopted, the county also added a provision that required the boundaries of the C-2, Privately Owned Estuarine Wetland Conservation -2, land use designation to be based on a site specific environmental survey of estuarine wetlands on a site. In 1991, the county adopted Land Development Regulations (LDRs) which created the Con -2, Privately Owned Estuarine Wetland Conservation, zoning district for privately owned estuarine wetland areas. Although generally not depicted on the county's zoning atlas, the Con -2 district is established when development is proposed for a site containing estuarine wetland habitat. The boundaries of the Con -2 zoning district (like the boundaries of the C-2 land use designation) are then based on a site specific environmental survey of the property. This information is important because it indicates that the subject properties are currently zoned RS- I because of a past "broad brush" approach to designating environmentally sensitive land. Since the underlying comprehensive plan designation is L-2, the upland portion of Subject Property 2 may be rezoned to any of several residential districts, including the requested RS -6 district. Although not depicted on the zoning atlas, the small wetland portion of Subject Property 2 is zoned Con -2. In this section, an analysis of the reasonableness of the request will be presented. Specifically, this section will include: • an analysis of the request's impact on public facilities; • an analysis of the request's compatibility with the surrounding area; • an analysis of the request's consistency with the county's comprehensive plan; and • an analysis of the request's potential impact on environmental quality. Both subject properties are 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, Stormwater Management 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. For land use designation amendment and rezoning requests, this review is undertaken as part of the conditional concurrency determination application process. Conditional concurrency review examines the available capacity of each facility with respect to a proposed project. Since land use designation amendment and rezoning requests are not projects, county regulations call for the concurrency review to be based on the most intense use of the subject property based on the requested land use designation or zoning district. As per section 910.07(2) of the Concurrency Management Chapter of the County's Land Development Regulations, projects which do not increase land use density or intensity are exempt from concurrency requirements. For the land use amendment portion of the subject request, the density/intensity oft1.39 acres (Subject Property 1) will be reduced. For that reason, the land use amendment portion of this request is exempt from the concurrency review. March 21, 2000- &-I eil�Q�i �.,u. rel