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• In this section, an analysis of the reasonableness of the application will be presented. Following a discussion of plan amendment review standards, this section will include the following: • an analysis of the proposed amendment's impact on public facilities; • an analysis of the proposed amendment's compatibility with surrounding areas; • an analysis of the proposed amendment's consistency with the comprehensive plan; and • an analysis of the proposed amendment's potential impact on environmental quality. Unlike most land use designation amendment requests, this request does not involve an increase in land use intensity. As proposed, the request involves a minor reconfiguration. rather than an expansion, of the commercial/industrial node. For this reason, the subject request can be characterized differently from most plan amendments. Typically, plan amendments involve increases in allowable density or intensity of development. As such, the typical amendment would result in impacts to public facilities and changes to land use patterns. Consequently, both the county comprehensive plan and state policy dictate that a high standard of review is required for typical plan amendments. This standard of review requires justification for the proposed change based upon adequate data and analysis. The subject amendment, however, differs significantly from a typical plan amendment request. Instead of proposing density or intensity increases, the subject amendment involves only a locational shift in future land uses with no overall increase in land use intensity. Staffs position is that these different types of plan amendments warrant different standards of review. Since the typical type of amendment can be justified only by challenging the projections, need assessments, and standards used to prepare the original plan, a high standard of review is justified For amendments involving just shifts in land uses and no intensity/density increase, less justification is necessary. This recognizes that no single land use plan map is correct and that many variations may conform to accepted land use principles and meet established plan policies. Both sites comprising this request 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, Stomtwater Management, and Recreation. The adequate provision of these services is necessary to ensure the continued quality of life enjoyed by the community. To ensure that the minimum acceptable standards for these services and facilities are maintained, the comprehensive plan requires that new development be reviewed. For land use designation amendment and rezoning requests, this review is undertaken as part of the conditional concurrency determination application process. 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 subject request, the size of the C/I node will not change, although the node's shape will be reconfigured. Therefore, this land use amendment and rezoning request is exempt from concurrency review because the requested land use designation and zoning changes would not increase the potential land use intensity that the sites could accommodate. June 20, 2000 53 BOCK hJ VAGE 9' c: