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7 II <br /> mitigate concerns about the lack of a "fit" between existin <br /> element categories and new development styles. Looking at the <br /> existing plan in terms of locational criteria and a density range, <br /> there is no category between Rural-Residential <br /> areas of rural development on conventional singlehfamilyplotsnof <br /> 40, 000 square feet) , and Ten/Twenty-Year Transition, which is a <br /> category designed for areas in transition from rural to urban uses <br /> over the next 10-20 years. Some open-space development options <br /> (such as the Planned Community and Half-Acre Open-Space Development <br /> options proposed by the Rural Character Study Committee) cannot <br /> adequately be evaluated in either of these existing categories. An <br /> Open-Space Development Area category would create an appropriate <br /> vehicle for such evaluations. <br /> Secondly, this amendment would address concerns over the ultimate <br /> administration of development projects that would otherwise fall <br /> into the Transition category. Since Transition Areas are ultimately <br /> planned to become part of adjacent Urban areas, the potential <br /> exists for rural/open-space developments to come under the purview <br /> of urban governments. An Open-Space Development Area category could <br /> address this concern by reflecting locational criteria that better <br /> represents the rural/open space context of these projects. <br /> Finally, the proposed University Station planned community is <br /> illustrative of both concerns identified above. If the County is to <br /> have "planned communities" as part of its open-space development <br /> strategies, the proposed Open-Space Development Area category must <br /> be included in the Land Use Element of the Comprehensive Plan. The <br /> applicants of this proposed development have requested Ten-Year <br /> Transition status for their project as the closest fit to their <br /> proposal under the current plan. The Rural Character Study <br /> Committee has recommended a series of development options that call <br /> for allowing Planned Communities in the area of this proposed <br /> project. Additionally, the Orange County-Hillsborough Cooperative <br /> Planning Agreement has identified this area as an Open Space Area - <br /> where public water and sewer service might be extended only to <br /> developments which preserve open space and rural character. <br /> Evaluation of University Station as a Transition Area raises <br /> concerns over "fit" and administrative jurisdiction as mentioned <br /> above. However, creation of a new category to evaluate all open- <br /> space developments would allow for a different evaluation tailored <br /> to the unique features of open-space developments. <br /> If the Land Use Element is amended to designate the University <br /> Station property as an Open-Space Development Area, it would <br /> alleviate the concerns mentioned above and create a "pilot project" <br /> for future open-space developments of different sizes and styles. <br /> If and when the recommendations of the Rural Character Study <br /> Committee and the Orange County-Hillsborough Cooperative Planning <br /> Area Land Use Plan are adopted, this category can be expanded to <br /> include other techniques and options. <br /> 5 <br />