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These measures will likely decrease, but not eliminate, incompatibilities. In fact, placing suburbar, type residential development near agricultural uses and large residential lots may actually generate incarnpatibilities. ■ Affected Areas Based on existing water and sewer line placement, staff has determined that this alternative currentl°a applies to approximately 652 acres, including the Clontz site. Those acres are shown on Attachment 6 and are located in the following three groups: • 172 acres Iacated on the west side of 5$`'' Avenue, between the Main Canal and $`" Street. • 400 acres located on the east side of 82"d Avenue, between 16`'' Street and �'� Street, SW; an i • $0 acres located on the east side of 74'" Avenue, between 9`� Street, SW and 13`� Street, SVS'. Additional land could be added as more water and sewer lines are constructed. Alternative 3: Rural Villages This is an innovative approach that is being discussed and may be implemented in several counties in Florida. This alternative is similar in many ways to two concepts already found in t} -e comprehensive plan. Those concepts are Traditional Neighborhood .Design (TND} projects and Ne^v Town projects. Pointe West, cutrently under construction near 16`h Street and 74`h Avenue, is apt example of a TND project. TNDs are intended to be pedestrian friendly, mixed use communities. TNDs, however, require that a least a portion of the project area be Iacated within the urban service azea. In contrast, New Towns are generally much target and must be located entirely outside tl,e urban service azea. As with Alternative 2, this alternative involves the creation of a new land use designation and a ne w zoning district. As proposed, projects approved as Rural Villages would be located entirely autsiale the urban service area with a minimum separation distance from the urban service area. Rural Villages would have to meet certain requirements, including the following: • the project must contain a minimum of 504 acres: • $0% of the project area must be open space (greenbelt); • development must be compact and contiguous (clustered); • project streets must be designed to accommodate and promote pedestrian and bicycle trips, as well as automobiles; • the project must contain a mix of residential, retail, office, and institutional uses; • the residential density must be between 1 and 6 unitsiacre. This type of development can preserve agriculture, open space. and natural habitat. The clusteri ng and open space requirements can create a greenbelt, lower initial infrastructure costs, and facilitate the efficient delivery of public services. Perhaps more importantly, this type of development patt�tm can preserve the rural character of the area and promote community identity. This type of development, however, can be difficult to implement. The Rural Villages concept is likely to require significant land consolidation as well as the transfer and purchase of a great deaf of development rights. For those reasons, patience and cooperation among multiple land owners would be required. Alternative 4: Na Change This alternative involves keeping the urban service area boundaries in their present location, and not changing any land use designations at this time. This alternative is based on the following premis es: December 12, 2000 {� � � � �� d �# a 110 f t