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<br />In negotiating this compliance agreement, county and DCA staff
<br />reviewed aerial photographs, identified active agricultural areas,
<br />and located undeveloped lands to determine areas for density
<br />reductions. The subject property was carefully considered, as were
<br />all areas in the vicinity. Therefore, it is staff's opinion.:that
<br />there was no mistake or oversight made in relation to designating
<br />the subject property Agriculture, AG -1.
<br />The third criterion of Policy 13.3 allows the county to amend the
<br />land use map if changes in circumstances affecting the subject
<br />property have occurred since the 1990 adoption of the comprehensive
<br />plan. Such changes could relate to the property itself, such as
<br />unforeseen adjacent incompatible uses being established, or
<br />significant changes in adjacent
<br />development patterns having
<br />occured. In this case, the densities of surrounding properties
<br />have not changed, and no incompatible uses have been established.
<br />°There has also not been - any new development in the area to
<br />' :.adversely affect the subject property. Lastly, there have been no
<br />;changes in public facilities (water, sewer, road improvements) to
<br />affect the subject property: For these reasons, the land use
<br />amendment request does not meet the criteria of Land Use Policy
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<br />"".13. 3. ..
<br />Future Land Use Policies 2.2 and 2.3'�
<br />Future` Land Use Policies 2.2 and 2.3 give two criteria for
<br />including land in the urban service area. First, the area must be
<br />defined as urban or suburban. Secondly, and most significantly,
<br />the area must have public infrastructure such as central water and _.
<br />sewer, improved roadways, solid waste collection, drainage, police "
<br />protection, . fire protection, - educational facilities, and
<br />�, recreational facilities, in place, or programmed to occur. The
<br />�-subject property does not meet the first criterion of being in an -.
<br />urban or suburban setting because it is not a logical extension of
<br />r� areas'developing with higher densities. The surrounding properties
<br />'are characterized by rural, low density, scattered development, not,--;,,;'';
<br />_yz ,the higher densities associated with urban or suburban development.
<br />Pine Tree Park is an island of higher density .residential
<br />development- within this area characterized by .;low density
<br />T, development.:"':
<br />y
<br />u:.Because central water and sewer are not in place,"the subject.
<br />y:property does not meet the second criterion. Of all the facilities
<br />;and services incorporated within the urban service area definition,
<br />water and sewer are probably the most important. In this case,
<br />sewer is not programmed to be extended to the site for several
<br />years, and water service is not presently available. So it would
<br />appear that expansion of the urban service area in this portion of
<br />the county is premature. Therefore, the requested land use change
<br />does not meet either criteria and is inconsistent with this policy.
<br />-Future Land Use Policy 4.1
<br />Future Land Use Policy 4.1 states that land use categories shall be
<br />designated in a manner which concentrates urban uses and
<br />'discourages urban sprawl.. Such a land use pattern depends on the
<br />projected population as well as the timing and intensity of
<br />development. As assigned, the low density agricultural land use
<br />designation of the subject property reflects an intent to maintain
<br />Lice rural , c haracter of the area in proximity to and including the
<br />subject property. The proposed land use change would result in
<br />higher density development in this area, encourage the spread of
<br />urban uses to the area, and consequently disperse rather than
<br />concentrate urban uses.
<br />The objective of concentrating urban uses is to prevent urban
<br />sprawl. Urban sprawl refers to scattered, untimely, poorly planned
<br />urban development that occurs in urban fringe or rural areas.
<br />Urban sprawl typically manifests itself by leapfrog development,
<br />strip development, or large expanses of low density, single
<br />73 nor..F.,1,uL c,9
<br />NOV 121991
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