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The Indian River Farms Water Control District owns 30 feet of canal right-of-way between the subject property and 26* Street, along the property's north boundary. With District permission, 26`h Street could provide access to the subject property. Classified as a collector road on the future roadway thoroughfare plan map, this segment of 26`h Street is a two lane road with approximately 80 feet of existing public road right-of-way. Currently, there are no plans to expand this portion of 26`h Street. In this section, an analysis of the reasonableness of the application 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. 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 Element 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 Comprehensive Plan amendment requests, conditional concurrency review is required. Conditional concurrency review examines the available capacity of each facility with respect to a proposed project. Since Comprehensive Plan amendment 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. For commercial Comprehensive Plan amendment requests, the most intense use (according to Future Land Use Element Policy 1.1"6 and the county's Land Development Regulations) is retail commercial with 10,000 square feet of gross floor area per acre of land proposed for redesignation. The site information used for the concurrency analysis is as follows: 1. Size of Area to be Redesignated: 2. Existing Land Use Designation: 3. Proposed Land Use Designation: 4. Most Intense Use of Subject Property under Current Land Use Designation: *17.8 acres M-1, Medium -Density Residential -1 (up to 8 units/acre) CA, Commercial/Industrial 142 Dwelling Units (DUs) S. Most Intense Use of Subject Property under Proposed Land Use Designation: 178,000 sq. ft. of Retail Commercial (Shopping Center in the 6th Edition ITE JULY 119 2000 Manual). -108- K114PG124