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• ANALYSIS In this section, an analysis of the reasonableness of the application will be presented. 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. Concurrency of Public Facilities All the sites 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, Stoiinwater 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. 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 requests, this review is undertaken as part of the conditional concurrency deteuniination 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, ±117 acres of L-2 designated land, ±116 acres of C-2 designated land, and ±1.5 acres of L-1 designated land with a total development potential of ±708 units will be replaced with ±234.5 acres of C-1 designated land. Since C-1 designated property has zero density, the proposed amendment will result in a decrease of±708 units in the overall development potential of the subject properties. Because of that overall decrease in land use intensity of ±708 units, this land use amendment request is exempt from concurrency review. It is important to note that adoption of the proposed land use amendment will not impact any public facilities or services. Compatibility with the Surrounding Area Under the requested C-1 land use designation, there will be no development on the subject properties except for minor facilities associated with passive recreation activities. For that reason, the subject request will enhance compatibility between the sites and surrounding land uses. In contrast to the ±708 units allowed under the existing land use designations, development under the requested land use designation will be limited to conservation uses and passive recreational uses. In teuiis of traffic noise, and aesthetics, the impacts associated with uses allowed under the proposed C-1 land use designation will be significantly less than those that would occur with development under the existing land use designations. In fact, the passive recreational uses allowed under the requested zoning district will serve as an amenity for nearby residential uses. Additionally, because these sites are located adjacent to or near existing conservation areas, the request may enhance the environmental quality of those areas. For these reasons, staff has determined that the requested land use amendment is compatible with the surrounding area. March 19, 2002 63 ' 0r, 07 14 •