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• Stormwater Management All developments are reviewed for compliance with county stornrwater regulations which require on-site retention. preservation of floodplain storage and minimum finished floor elevations In addition, development proposals must meet the discharge requirements of the county Stormwater Management Ordinance. The site is located within the R-2 Drainage Basin In this case, the minimum floor elevation level -of -service standards do not apply, since the properties do not lie within a floodplain. However, both the on-site retention and discharge standards apply. With the most intense use of this site under the proposed amendment, the maximum area of impervious surface would be approximately 129,591 square feet, or 2.975 acres. The maximum runoff volume, based on that amount of impervious surface and the 25 year/24 hour design storm would be approximately 105,366 cubic feet. In order to maintain the county's adopted level -of - service the applicant would be required to retain approximately 68,991 cubic feet of runoff on-site. With the soil characteristics of the subject properties, the estimated peak pre -development runoff rate is 9 2 cubic feet/second. Based upon staff's analysis, the drainage level -of -service standards will be met by requiring retention of the 68,991 cubic feet of runoff for the most intense use of the property. As with all development, a more detailed review will be conducted during the development approval process Recreation Recreation concurrency requirements apply only to residential development. Therefore, this comprehensive plan amendment request would not be required to satisfy recreation concurrency requirements. Concurrency Summary Based upon the analysis conducted, staff has determined that all concurrency -mandated facilities, including stormwater management, roads, solid waste, wastewater, and water, have adequate capacity to accommodate the most intense use of the subject properties under the proposed land use designation. Therefore, the concurrency test has been satisfied for the subject request. Compatibility with the Surrounding Area Given the subject property's location, between a residential neighborhood and a middle school, compatibility with the surrounding area is an important concern associated with this request. Although the middle school has a residential designation, the school is a public use. For that reason, the request is for an expansion of an existing use pattern. Although the requested PUB designation allows a variety of uses, the site characteristics indicate that the most likely uses would be public office and service related uses on the north 3.5 acres of the site. Such uses are usually busiest during daytime working hours when many residents are away from home. In contrast to retail uses, office type uses operate during fewer hours, and generate less traffic, noise, and other impacts. Any potential impacts associated with development of the site would most directly affect the residences abutting the site's western boundary However given the rectangular shape of the site and the location of existing streets, buildings on the site are likely to be located towards the eastern portion of the site, away from adjacent residences. Similarly, other "soft" features such as required open space and stomrwater management areas are likely to be located close to the subject property's • January 15, 2002 49