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r MAY ® 5 1992 BOOK 1. Develop the subject property with the current agricultural land use density as a cluster development. 2. Wait until infill development promotes expansion of the USA before developing at a higher density. 3. Pursue the land use amendment request. As provided for by Future Land Use Policy 5.8, the subject property can be developed as a planned development with the present agriculture designation. Future Land Use Policy 5.8 gives three criteria for development as a planned development in an agriculture land use designation. The first criterion is that the density of the project -cannot exceed the maximum density of the agriculture land use designation. The second -criterion limits lot size; lots created through the planned development process cannot exceed one acre in size. The third criterion is that open space areas must be retained as natural or as agricultural uses with certain allowances for open space as recreational areas. Based upon these three criteria, the subject property could be developed in a cluster of eight,,. one acre or smaller lots. The advantage to developing this property as a planned development would be that a portion of the property could be developed at this time:,in a manner that would allow its further development if and when future conditions warrant an increase in density. If the subject property were developed as a cluster development, the applicant could wait to develop the remaining 32 acres at a higher density at that point in the future when the urban service area is expanded and the density increased. - Alternatives for the County There are two alternatives which the Board of County Commissioners can take concerning the applicant's request. * The first would be to deny this request to amend the Future Land Use Map and rezone the subject property. * The second would be to approve the amendment and the rezoning, as requested by the applicant. Conclusion It is staff's position that the applicant's request is consistent with adopted comprehensive plan policies and compatible with surrounding land uses. It is also staff's position that all of DCA's objections have been adequately addressed. For those reasons, staff supports the proposed amendment. RECOMMENDATION Based upon its analysis, staff recommends that the Board of County Commissioners approve this land use amendment request to expand the urban service area by forty (40) acres, to change the land use designation of the subject property from AG -1 to R, and to rezone the subject property from RFD to RS -1. In addition, staff recommends that the Board of County Commissioners adopt proposed Future Land Use Policy 1.37. 78 r