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r <br />Policy 2.4 BOOK Ci P u <br />This policy of the Future Land Use Element states that Urban <br />Service Area (USA) designations are shown as an overlay on the land <br />use map. In reality the USA is not shown as an overlay; instead, <br />it is designated "on" the future land use map. <br />New Policy 1.35 (Node Boundary Interpretation) <br />While preparing the Comprehensive Plan, the County analyzed each <br />commercial/ industrial node and its general market area; the county <br />then established each node's size based upon the amount of existing <br />development and potential growth'in the market area projected <br />through the year 2010. However, this node acreage determination <br />was general, and staff did not have adequate time to examine each <br />node in sufficient detail. <br />Consequently, there are instances in which it is not clear exactly <br />which parcels are included in a node; in other cases, the node <br />boundary splits small properties. At present, the County plan has <br />no policy addressing node boundary interpretation. When the County <br />encounters one of these minor problems, there is no established <br />mechanism, other than through the comprehensive plan amendment <br />process, to determine the exact node boundary line. <br />New Policy 1.36 (Agricultural/Residential Buffers <br />During the recent plan amendment process when the county adopted <br />alternative "A" to the county/DCA stipulated settlement agreement, <br />the staff had extensive consultations with DCA. At that time, DCA <br />made the point that the County's plan had inadequate policies to <br />buffer proposed residential development in agricultural areas from <br />active agricultural operations-. While staff noted that the <br />county's adopted land development regulations do contain buffering <br />and separation requirements applicable to new residential <br />developments proposed adjacent to active agricultural operations, <br />DCA correctly stated that such regulation should be based on a <br />comparable comprehensive plan policy. Therefore, DCA strongly <br />recommended that the county include such a buffering policy in its <br />next set of plan amendments. <br />Sanitary Sewer and Potable Water Sub -Elements <br />Besides the Future Land Use Element amendments, the county is also <br />proposing plan amendments to the water and sewer connection matrix <br />and policies 5.9 and 6.1 of the Sanitary Sewer and Potable Water <br />Sub -Elements. <br />Water and Sewer Connection Matrix <br />Table 3.A.16 of the Sanitary Sub -Element and table 3.B.19 of the <br />Potable Water Sub -Element constitute the water and sewer connection <br />matrix. Since adoption of the plan, County staff, the Professional <br />Services Advisory Committee and project applicants have identified <br />some shortcomings with this matrix. <br />Because the water and sewer connection matrix applies to all <br />development within the unincorporated portion of the County, the <br />matrix has a major effect on land development. As structured, the <br />matrix contains different criteria for residential developments <br />versus non-residential developments and considers the density and <br />intensity of developments. <br />The purpose of the water and sewer connection matrix is to serve as <br />a growth management tool and guide growth and development in the <br />County; to discourage urban sprawl and encourage infill development <br />by limiting developments where centralized water and sewer are not <br />available; and to encourage the expansion of centralized utility <br />-services by requiring connection to a centralized water and sewer <br />system. <br />120 <br />