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<br /> • A Rural Villages proposal This proposal is an innovative option to allow development
<br /> while preserving agncultural/rural areas .
<br /> Each of these alternatives accomplishes different objectives-- some focused on one narrow issue ,
<br /> meetings , several objectives have been mentioned,
<br /> some focused on broad policy issues . At previous
<br /> including the following :
<br /> • providing relief for Clontz;
<br /> • providing relief for similarly situated owners of small tracts of agriculturally designated land ;
<br /> • preserving active agricultural operations ;
<br /> • preserving open space and "rural " character;
<br /> • limiting conflicts and incompatibilities ;
<br /> • using existing roads more efficiently ;
<br /> • using existing water and sewer lines more efficiently ;
<br /> • using public services , such as police and fire protection , more efficiently ; and
<br /> • directing development away from flood prone areas .
<br /> When considering the alternatives , it is important to fust determine objectives . One consideration
<br /> is that, as long as the county has an urban service area boundary , there will be property owners who
<br /> wish to move it. In other words , expanding the urban service area boundary at this time will not end
<br /> disputes about its location .
<br /> Alternative 1 : Mr. O 'Haire ' s Transitional Area Proposal
<br /> The proposal presented by Mr . O' Haire is narrowly structured to include property owned by Mr.
<br /> O ' Haire ' s clients and exclude nearly all other property . This type of "piece meal" plan amendment
<br /> does not address the larger problem of small agriculturally designated tracts located at the edge of
<br /> a fast growing suburban area. In fact, because the county must treat similar parcels similarly , Mr.
<br /> generate a "domino effect" of additional land use amendment
<br /> O ' Haire ' s proposal would likely
<br /> requests . Although Mr. O' Haire ' s proposal establishes narrow criteria to differentiate his clients '
<br /> property from other similarly situated property , those criteria are illogical , arbitrary and not
<br /> substantive .
<br /> The criterion that sets a minimum size , for example , does not benefit the owners of smaller tracts
<br /> that are least suitable for agricultural use and, therefore , most in need of relief. To the contrary , the
<br /> proposal benefits only owners of large tracts of land- -those least in need of relief.
<br /> The criterion that requires that a parcel be located adjacent to a commercial/industrial node further
<br /> illustrates that the proposal is structured to provide relief only to Mr. O ' Haire ' s clients . In fact, it
<br /> is more difficult to farm, and more incompatibilities occur, where agricultural uses are near
<br /> residential uses than where agricultural uses are near commercial/industrial uses . Noise , odor and
<br /> spray drift have a greater negative impact on residences than on commercial/indusuial land that may
<br /> generate similar impacts and may operate at more compatible hours . For that reason , providing relief
<br /> to the owners of property near residential areas is more logical .
<br /> Another concern is the absence of provisions , such as required buffers , to reduce potential
<br /> incompatibilities caused by moving the urban service area boundary .
<br /> The final concern relates to the proposed allowed density . Although Mr. O ' Haire ' s proposal
<br /> indicates that a density of one unit/acre is sufficient to provide relief for Mr. Clontz , the proposal
<br /> contains a provision allowing a density bonus of up to three units/acre for Planned Developments
<br /> ( PDs ) . The proposal , however, contains no PD standards or criteria ; therefore, such a PD could be
<br /> developed exactly like a regular subdivision . For that reason , the purpose of including the PD
<br /> provision is not clear.
<br /> JUNE � , 2001Ta
<br /> - 60 -
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