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• the proposed land use amendment will not have significant adverse impacts on important environmental resources. Urban Service Area Expansion Issues There are three principal issues associated with urban service area expansion. These are: • Timing - Is there a need to expand the urban service area at this time? • Location - When the urban service area warrants expansion, where should that occur? • Development Pattern - When the urban service area warrants expansion, should the expansion area be allowed to develop in a single -use, non -connected, sprawl manner or should it be required to develop in a better planned manner? Urban Service Area Expansion: Timing The above analysis demonstrates that the urban service area does not warrant expansion at this time. Not only is there significant land available for development within the urban service area, the county's Residential Allocation Ratio indicates that there is no need for expansion. Urban Service Area Expansion: Location When circumstances warrant expansion ofthe urban service area, the expansion should occur only after an analysis of where that expansion should occur. There are many areas of the county which are adjacent to the current urban service area, adjacent to arterial roads, and adjacent to public utility lines. Those areas may also be near other public facilities such as schools and parks. Approving this request without assessing whether this would be the best area for expansion could result in an inefficient land use pattern. In addition, approval of this request would make it difficult to deny similar requests along the urban service area boundary throughout the county. Urban Service Area Expansion: Development Pattern When circumstances warrant expansion ofthe urban service area, the county will have two choices as to the development pattern in the expansion area. The first alternative would be for the county to apply one of the current land use plan designations to the expansion area. This would produce a development pattern of single -use residential areas with non -connected subdivisions, having limited pedestrian opportunities, without a mix of uses, and inefficient to serve with public facilities The second option would be for the county not to expand the urban service area for traditional development Instead, the countycould choose to expand the urban service area only when the expansion area will be developed in a traditional neighborhood development pattern. Site Development Options Recent legislation in the State ofFlorida (the Bert Harris Property Rights Act) gives land owners certain rights associated with their property's land use designation. With the passage of the Bert Harris Property Rights Act, land owners may petition for compensation when the development potential of their property is reduced. In other words, the proposed amendment, if adopted, cannot be "un -done" in the future without compensating the applicant. JULY 16, 2002 -73- ;,1/ -, 1 at u •