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Fr- -7 <br />DEC 111990 <br />Impacts on Other Plan Elements <br />Any change in the land use element of the comprehensive plan has <br />the potential to affect other plan elements. For that reason any <br />proposed ,plan change must be evaluated in relation to the other <br />plan elements. In this case the proposed amendment was reviewed <br />for consistency with all other plan elements. This review found <br />that the proposed amendment was consistent with other plan <br />elements. Three elements, the traffic circulation, the <br />infrastructure element, and the conservation element, however <br />warrant special consideration. <br />- Traffic Circulation Element <br />Establishment of a mixed use designation which allows development <br />of self-sufficient communities will have a positive effect on the <br />county's traffic network. As mentioned above, large lot <br />development could lead to a ranchette type development pattern. <br />Such a land use pattern, creating 5, 10 or 20 acre lots with no <br />provision for other daily necessities such as work, shopping, <br />recreation and other needs, would add substantial trips to county <br />roadways. Due to the remote location of agricultural designated <br />lands, the length of these trips generally exceeds the average trip <br />length in the county. Creation of self sufficient communities <br />based on criteria established as part of attachment "A" will reduce <br />both the number of trips and trip length. A mixed use project will <br />capture most of the trips internally and will not have a negative <br />effect on the County's roadways. <br />- Infrastructure Element <br />The proposed mixed use designation has been structured to minimize <br />impacts on the county's infrastructure system. With the minimum <br />size requirement for a mixed use designation, it is anticipated <br />that public services and facilities will be provided on-site. The <br />proposed criteria for the mixed use designation, however, do allow <br />for extension of public services if the designation is established <br />adjacent to the urban service area. Together, these criteria <br />ensure that no adverse impacts to the county's infrastructure will <br />occur. <br />- Conservation Element <br />The mixed use land use designation will maximize the use of open <br />space by requiring residential and non-residential activities to be <br />clustered. Together with land use changes proposed through the <br />remedial action plan amendment, the proposed mixed use designation <br />will eliminate the potential for ranchette type of development in <br />the agricultural areas. With the mixed use designation,not only <br />will the opportunity exist to create self-sufficient communities in <br />the agricultural areas, but there will be an added incentive to <br />preserve natural areas and provide working open space which could <br />be used for agricultural uses and recreational uses. <br />While Policy 6.12 of the Conservation Element exempts agricultural <br />operations from setting aside native plant communities, a mixed use <br />planned development project will minimize environmental impacts by <br />preserving environmentally sensitive and environmentally important <br />lands. Through the planned development process which is requried <br />of any project in the mixed use designation, the county has more <br />control to ensure maximum protection of environmentally sensitive <br />and environmentally important lands, while allowing for mixed use <br />projects in the agricultural areas. <br />M M M <br />