CHAPTER 6 - LAND USE PLAN “The comprehensive development plan shall, among other possible elements, include: (1) A land-use element which designates the proposed Primary distributions, Primary location, and extent of the uses of land for agriculture, housing commerce, industry, recreation, education, public buildings and lands, and other categories of public and private use of land.” NRS 19-903 The Land-use Plan and Land-use Map provide the foundation for the Planning Commission and Board of Supervisors to make decisions regarding the future development of the county. This comprehensive plan has provided statistical information on population, housing, economy, land-use, transportation, and public facilities. The Planning Commission and the Board of Supervisors have adopted goals and policies, which will guide decisions regarding the future of Knox County. The “future land-use map” is adopted as part of the comprehensive plan. The map is a policy statement for land-use upon which the new Knox County zoning map is based. This section establishes a Land Use Plan for Knox County, based on the principles outlined in the introduction to this plan. The Land Use Plan utilizes the analysis set forth in previous sections to define land use concepts and categories for the county jurisdiction. Knox County Existing Land Use The use of land including the location, size and characteristics of the uses is an important ingredient of a future land use plan. All services such as utilities, transportation, parks, and schools are affected and should be designed to serve the uses of land. In order to realistically plan for the future growth and development of Knox County, the starting point is the existing shape, form and amount of land presently used to provide for the County functions. An evaluation of existing use of land will aid in preparing for the growth of Knox County and subsequently the location and size of future utilities. To evaluate these land use circumstances, a land use survey was completed by which the type and location of the uses was determined. The location of each specific use of land is shown graphically on the Existing Land Use Map. The existing land uses of Knox County were classified under the following categories: • • • •

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Production Agriculture Rangeland Agriculture Farmstead Rural Residential

CHAPTER 6 - LAND USE PLAN • • • • •

Commercial Industrial Quasi-Public Transportation and Utilities Recreation /Parks

Production Agriculture: Row crop, alfalfa, and all grain crops are considered production agriculture land uses. Knox County is largely an agricultural based County and the existing land use map verifies this. Feedlots, confinements of higher production densities, and agricultural industries are also included in this particular district. These uses may be large or small, corporate, or family owned. These operations are scattered throughout the County. Rangeland Agriculture: This category includes pasture land and open nondeveloped land. This classification is mostly in the western third of the county and areas along the south shore of Lewis and Clark Lake. Farmsteads: Uses in this particular category are those residential units that have adjacent agricultural buildings and/or smaller livestock operations and are situated on a fair sized acreage. Residential units of this type in the County are usually at a smaller density (unit per acre) than the non-farm residential type and are evenly distributed throughout the County. Rural Residential: Residential units that did not have agriculture buildings or feedlots were classified as rural residential. Units in this category also consisted of subdivisions. Commercial: Uses in the commercial category consist of convenient stores; entertainment facilities; feed, seed, automobile, and machinery sales; petroleum sales; large home businesses such as mechanical and welding shops; etc. Uses of the commercial nature tend to be located near communities on or close to highways for accessibility. Industrial: Land uses of this nature may include communication plants, light manufacturing, commercial storage, industrial parks, large salvage yards, etc. These uses also tend to be located near municipalities and major transportation routes for accessibility purposes. Quasi-Public: The quasi-public classification includes the rural churches and cemeteries located in the county. Cemeteries near churches or along roadsides range in size from an acre or so to just a few graves. Transportation and Utilities: Electrical power stations, utility towers, roads/ highways and airports located outside corporate limits are included in this category. Although few in number these uses are rather noticeable. Recreation/Parks: This category includes State Recreational and/or Management 76

CHAPTER 6 - LAND USE PLAN Areas, camping areas scattered throughout the county, and private hunting/ recreational areas or camps owned and operated by clubs or organizations. By examining existing uses and maps, that indicate water quality, wetlands and floodplain, prime farmland, soils, lagoon and septic tank suitability, the county can analyze where uses are located, how these uses are working in relationship to each other and how future uses can be improved or directed to yield appropriate impacts on the County and its resources. The Knox County Land Use Plan: Major Concepts Agriculture will remain the primary land use within Knox County throughout the life of this plan. However, growth and change in and around the second class cities, villages and lake shore areas and the development of more intensive agricultural practices can radically change the character of rural Knox County. Without a structure of basic concepts, growth will occur in an unmanaged way, adversely affecting the character of the rural landscape and compromising those values and features which are attractive to both present and future residents. The basic land use challenge posed for the county jurisdiction involves accommodation of current development pressures while maintaining and preserving the rural character of the land. The basic concepts presented in this section establish the guiding principles which can provide this needed and desirable balance. The basic principles and concepts designed to meet the challenge of growth and preservation of rural character in the county include: • • • • • • •

maintenance of rural character value of resource conservation gradient of development interlinked network of open space special residential environments conservation development lakeside development

Each of these concepts is summarized below. Maintenance of Rural Character: The area of the County outside of community jurisdictions should maintain itself as a relief to conventional suburban development and should maintain the character of the rural landscape. The comprehensive plans for the communities within Knox County prepare for some development within their one-mile extraterritorial jurisdictions. These Plans are

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CHAPTER 6 - LAND USE PLAN based on probable development demand and they provide a guide for the efficient extension of transportation, infrastructure, and open space systems to serve their anticipated growth areas. This concept of development within the community jurisdictions provides abundant land for expansion of conventional urban land uses including subdivision, commercial and industrial development. Development in rural Knox County should provide a counterpoint to this future of conventional urban development, using the special landforms within the county jurisdiction to provide a rural counterpoint to prevalent urban development patterns. Value of Resource Conservation: Development areas in the County jurisdiction should be defined on the basis of their suitability for development and the presence or absence of major natural resources and features. Those areas that possess the greatest environmental sensitivity or most important assets should be preserved, while at the same time rewarding developers and landowners for their preservation. The county jurisdiction includes important environmental assets, identified in this plan. These include prime farmlands, forested areas, wetlands, river corridors, and Wildlife Management Areas. The conservation of these important features can make the county jurisdiction special and distinguish development in the area from conventional growth in the city and village area. However, preservation should not come at the expense of landowners. The concept of balancing environmental conservation and development calls for establishing policies which preserve the rural landscape, while permitting owners and developers the same yield on property that they would experience with conventional development. Standards for development in the County should:

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Establish ways of protecting existing agricultural uses including grain and livestock production from urban intrusions that lead to confrontations and disagreements in agricultural areas amongst farmers and non-farmers.

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To the maximum degree possible, preserve existing tree canopies.

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Protect all unique geographic, historical and geologic areas of interest, such as the bluffs of the Missouri River, the tradition of the Lewis and Clark expedition, the Indian Reservation, and the watersheds of Verdigre and Bazile Creeks, the Missouri and Niobrara riversheds and the areas of prairie and severe slopes of the northwestern part of the county and the rich farming traditions of the southeast part area of the county.

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Minimize impact on designated wetlands and other essential ecosystems.

CHAPTER 6 - LAND USE PLAN These procedures call for avoiding impact on wetland areas as a first priority; minimizing impact as a second priority; and mitigation through reconstruction of new wetlands as a last resort. •

Establish through an overlay district zoning protections for the Bazile Triangle which has elevated nitrates and has been designated as a priority by the Lewis and Clark Natural Resource District.

Gradient of Development: Developable areas along the shores of Lewis and Clark Lake and the many creeks and rivers and the urban development of the community jurisdictions should be viewed as a gradient of development, combining the attributes of reasonable residential growth with preservation of rural character. Greater housing densities, intensive agricultural development and development of recreational areas along the rivers, Lewis and Clark Lake and inland must be considered in Knox County. Urban development will continue to be focused around the cities and the dominant uses throughout the county will remain agricultural and recreational. Land use policy in Knox County should provide that the fringe areas that are currently in its jurisdiction remain buffers between urban density residential development and agricultural land. Intensive agricultural uses should be directed to those locations where they are less likely to cause negative effects to both sensitive environmental features and urban development. Likewise, the recreational areas need to balance recreational uses such as camping, fishing, hunting and weekend living with agricultural uses. As a result, developable areas in the county should provide a gradient between urban and rural uses. Recognition of Topographical Differences in the County: The area of the county west from where Highway 14 enters the county at the Antelope County Line to the eastern edge of the Indian Reservation is dominated by rolling hills, native grasses, scenic views, and reduced areas of row crop agriculture. Most of the eastern two-thirds of the county are agriculturally dominated by row crops and livestock operations. The western third more or less of Knox County is more traditional prairie with few row crop operations and only a few irrigated fields. This area is also popular with weekend and summer residents that have established recreational and seasonal homes for access to hunting, fishing, boating and primary relaxation. The economies of the small villages and cities in this area rely on tourism as a main source of income.

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CHAPTER 6 - LAND USE PLAN Most of the remainder of the county is a highly productive agricultural area with several large livestock confinements and feeding operations and a large number of pivot irrigation systems. The small cities of this area depend on the agricultural production as the mainstays of their economies. Special Residential Environments: Residential development in the county jurisdiction should provide residential environments that conventional growth within city and village jurisdictions does not or cannot accommodate, but which have unique value. Conventional subdivision growth provides relatively homogeneous, undifferentiated environments. One powerful inducement to residents moving to rural areas is to escape this homogeneity. Knox County’s jurisdiction, in particular, traditionally offers three residential environments that are typically not found within the urban environment: •

Rural development, providing the sense of living within rural areas and open country.

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Small towns. The towns of Knox County provide a special quality of community life that is becoming increasingly popular in the United States. While not located within the county’s jurisdiction, the traditional civic quality of these towns provides unique living situations in the rural county.

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Recreation-oriented development. Water assets have been used in the county jurisdictional area to create unique residential environments. These include Lewis and Clark Lake, the Missouri River, and the Niobrara River. These areas typically attract water seeking enthusiasts where in most cases, access to the water is more important than the density of the residential area. The cut hills, canyons, prairie and ranching areas all have their aesthetic characteristics as well. These land based features typically draw people looking for isolation, scenic vistas and/or the close proximity to wildlife.

Residential development policy should emphasize and focus on preserving the drawing essence of each of these residential environments at the same time not providing more of the same type of development that is more appropriately found within municipal jurisdictions or intruding on the agricultural land uses so important to the county’s economy. Conservation Development: In rural areas, land use policy should encourage or require development that is

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CHAPTER 6 - LAND USE PLAN cognizant of the reasons for people wanting to develop an area in the first place. People wanting to locate in the rural areas of Knox County are seeking something they cannot get in urban areas - small towns, typical row crop dependent agricultural areas, or agricultural areas that restrict livestock development. Several particular forms of development or developmental restrictions will help preserve the environment those wishing to develop in rural Knox County are seeking. Conservation Subdivisions: Conventional, large lot subdivisions often are designed in the same way as conventional subdivisions, only with larger lots. In many cases, these designs compromise or degrade the very sense of low density and rural character that cause people to move to the edges of cities. In areas where preservation of rural character is a major value, the concept of conservation subdivisions is more appropriate. In a conservation subdivision, the density yield of a parcel of ground remains neutral. However, environmental assets are pooled together as open spaces or preserves, in exchange for somewhat smaller lots in the built-up part of the development. The open space may be owned in common by property owners, or may be maintained in private ownership. Conservation designs, skillfully executed, are more successful at preserving such features as vistas, waterways, and agricultural lands, than conventional parceling. As a result, this technique preserves environmental features, thereby furthering the public interest, while at the same time creating more marketable developments. The techniques of developing conservation subdivisions are considered below. Conservation subdivision should prohibit the further platting of land designated as common open space within a pre-existing conservation subdivision. The concept of conservation development encourages developers to preserve areas of environmental or scenic significance in exchange for allowing greater development density in other parts of the project or by lessening the minimum lot size of the parcel if the overall percentage of open space or agricultural land stays constant. However, within projects, areas of unique significance may exist whose preservation should be required through project design. These may include small natural areas such as wetlands or prairie remnants or individual trees. Through revised subdivision regulations, the county should establish a mechanism requiring the preservation of these limited areas, which do not significantly affect the development capacity of a project. Low Impact Development: The vistas and rural areas of Knox County need to be protected. Many of the areas people seek to develop are attractive due to the views provided or the remoteness of the location.

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CHAPTER 6 - LAND USE PLAN Many of the roads are developed by Knox County townships which do not have large road budgets. Year-round homes should not be constructed unless there is access to a maintained road and not just minimum maintenance roads. One exception could be a requirement that the developer is responsible for upgrading a minimum maintenance road to county standards. Seasonal homes being constructed on properties only served by minimum maintenance roads should be on wheels such as a trailer home, recreational vehicle, camper etc. The road should not be improved for access to the proposed building site including home delivery. Limited Residential in Agricultural Areas: People enjoy living in the country. Acreage development is as popular as at any time in memory. Farmers benefit from the revenue of selling a pivot corner for a home. However, many times people purchasing an acreage and building a home are not familiar with living in an agricultural area. Many move to the country with ideas of country living like it is on TV or in the magazines. It is not like the popular stereotypical country living images. An agricultural area is an area where people do business and live. Raising livestock and crops is doing business. In many cases an agricultural area is not close to a town so things like sewer, city water, quick emergency response and even paved roads are a long ways away, not to mention extra distances to school and shopping. Most times cable TV is not available in the country. Cell phone service and high speed Internet is very limited. The biggest issue people not familiar with country living moving to the country encounter is adjusting to life in a business environment. In the fall, drying fans on grain bins run all day and all night and can make sleeping difficult for those not used to the sound. Tractors and combines can run most of the day and night during harvest again creating what some would consider a nuisance. Trucks hauling animals or harvested grain to market can create dust and are noisy. Fall and spring are times of manure application. This can smell. During the spring, tractors are back in the fields disking, applying fertilizer or manure, and planting. After planting, irrigation systems are turned on and can run for days at a time. Many of these units are diesel powered and again their engines are noisy. The summer is haying season and time for grain harvest. Again trucks, tractors, and other equipment are on the roads and in the fields, and again at any time of the day or night. Not only is regular farming practices foreign to many, there is livestock, lots of livestock. Livestock operations, whether cattle, pigs, chickens, or other animals, can be noisy and draw flies. Livestock operations can also generate odors, many of which are offensive to people. These odors can be intense up to a quarter mile or so from a livestock operation, but at times can be smelled a mile or even miles away. These are just examples of country life, and can be the reason farmers and non-

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CHAPTER 6 - LAND USE PLAN farmers are at odds over what should be going on in the area. Farmers look at agriculture as their livelihood. Sometimes even farmers can fight with each other over livestock. Some of the features of this area should be: • • • •

Minimum lot size three acres in order to protect farmland. Non-farm housing density on gravel roads is one non-farm home per quarter Non-farm housing density on oil roads is one non-farm home per quarter Bonus provision to non-farm home density, homes may be clustered at two per six acres provided only one entrance to the homes is provided from the oil road. No more than four total non-farm homes per quarter allowed under the bonus provision.

Lake Area Development: The county should take advantage of opportunities for the development of water and lake-related developments, capitalizing on water assets or flood management projects. Water-oriented developments may be viewed as a variation of conservation development, where common open space is a body of water. Several subdivisions have been created along Lewis and Clark Lake. This area is a good place to use some type of planned development in as a compliment to the existing Lake and River Area Districts. This area is poorly served by roads and other infrastructure, for some this makes it the ideal getaway location. For others it makes it difficult if not impossible to reach their homes in winter. Subdivision Developers should be responsible for paying to upgrade the public roads servicing their developments to county road standards. Fire services are also limited by distance and the roads and by limited water capabilities. Development in this area should follow development of quality roads. Subdivisions should be located on roads capable of handling fire trucks. Dry hydrants should be installed to ponds and even Lewis and Clark Lake to make it easier for fire department access to water reserves. Another fire protection need that could be addressed is the installation of in-home sprinkler systems in all new homes. Traditional Neighborhood Development: The county enforces planning and zoning in small villages and non-incorporated areas

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CHAPTER 6 - LAND USE PLAN The county’s zoning jurisdiction includes two small villages and some nonincorporated areas which have established neighborhoods and where traditional county-type zoning are not applicable. The establishment of regulations incorporating Traditional Neighborhood Development (TND) is intended to foster the development and growth of compact, attractive, and walkable neighborhoods in these small jurisdictions. By fostering such neighborhoods, the county should develop regulations for these areas that: • • • • • • •

reduce public costs by making more efficient use of infrastructure; are consistent with the county’s comprehensive plans; protect the environment through reduced land consumption and preservation of on-site environmental features; review each individual application for how it applies to the community as a whole as opposed to looking at it as a single land use; each application should feature a site plan showing the location of the project and other uses within 300 ft; promote reinvestment in existing developed areas; And, promote sustainable development that meets the needs of the present without compromising the ability of future generations to meet their own needs.

Knox County Future Land Use This report and the accompanying Land Use Map are the initial steps in Knox County's goal to establish a growth management plan and policies. Based upon previous reports that have examined population, housing, economy and public services and public facilities, this document attempts to provide recommendations on the type of uses that the County will promote in concert with private property owners and developers. The plan uses overlay districts to identify areas for environmentally sensitive development in the County. Conversely, the plan identifies, areas in which agriculture will be considered primary and all other uses must accommodate agricultural activity. To be successful in these objectives, it will be important to have clear statements of policy and regulation to support a sound decision making system. The generalized land use plan and map identifies five primary land use districts. These districts outline the type of uses and insensitive uses that would be encouraged by the County and eventually regulated through zoning and subdivision regulations. It is expected that the overall framework of the generalized land use plan substantially meets the opportunities and strengths identified in previous plan studies.

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CHAPTER 6 - LAND USE PLAN •

Agricultural Preservation - protect the county's main industry

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Concentrate New Development - encourage new growth inside or adjacent to communities. Consider cost of providing public services in reviewing development requests.

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Use Environmental and Economic Impact Data in Growth Management - utilize flood plain, soil limitations for septic or lagoons, and prime farmland soils in directing development requests.

Primary Agriculture This land use district provides for all agriculture practices. In this "agriculture first" district, agriculture activities would be given primary consideration where conditions prove favorable. This is the district in Knox County where livestock production and feeding operations are permitted and non-farm residential development would be discouraged. When developing the County's Zoning Regulations, it is suggested that livestock feeding operations larger than 300 feeder cattle or equivalent be regulated through a conditional use permit process in order to help minimize the affect on the environment, other natural resources, and the health, safety and general welfare of the public. Animal Feeding Operations (AFO) and Confined Animal Feeding Operations (CAFO) should be capped at 7,500 feeder cattle and the equivalent of 1,250 feeder cattle for all other livestock types. Setbacks to AFO’s and CAFO’s may be based on available scientific tools or relevant information. A conditional use permit of such operations must consider ground water management areas, slope, soil types, nitrate contamination and other natural or cultural resources as required by the County or any other state or federal agency. Furthermore, in discouraging non-farm residential development, minimum lot sizes and/or density in the Agriculture District would be regulated to preserve prime farmland and limit non-farm developments. Housing bonuses could be used to develop additional homes per quarter. Transitional Agriculture The Transitional Agriculture District represents a transitional area in the County where agricultural functions are protected, but limited. The location of these districts will be near jurisdictional intersections of various communities in Knox County; areas close to the Missouri River and Lewis and Clark Lake and along main oiled roads could be exceptions.

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CHAPTER 6 - LAND USE PLAN The communities and the Lake/River areas should be protected by larger Transitional Agriculture Areas on the south. Communities should also be protected by larger buffer areas on the north and lesser areas to the east and west. The difference in the distance around the communities is due to the direction of the prevailing winds of this area of Nebraska shown by the Wind Rose. The prevailing winds are generally out of the south during the spring and summer and the north during the fall and winter months. The Transitional Agricultural Districts are intended to provide a location where agriculture can continue to thrive, but may at some point in the future be influenced by growth in the adjacent communities. This land use district provides an agricultural buffer between more intensive agricultural activities and the growth areas of the designated communities. AFO’s and CAFO’s are highly discouraged to locate or expand in this district and the minimum lot requirements and/or densities would be less than those required in the Primary Agriculture District and comparable or slightly larger than those zoning districts of adjacent municipalities. It would be recommended to cap animals at two feeder cattle or equivalent to the first acre and one per acre afterward to a maximum of 300 feeder cattle or equivalent in this district. Rural Residential This land use area is intended to accommodate existing developments near existing growth areas of the county. Some future expansion of these areas is anticipated provided the developments meet the requirements established for flood proofing and sewage and water systems. Commercial The Commercial District allows for typical commercial development along major highways and in close proximity to cities and villages. This district is to promote the agricultural and recreational industries of Knox County and to provide services and development opportunities at key locations within the County. Industrial The Industrial District provides for industrial development to continue where transportation routes and other conditions prove favorable. This district is to promote the agricultural industry of Knox County and to provide services and development opportunities at key locations within the County.

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CHAPTER 6 - LAND USE PLAN Public Use The Public Use District is located where larger Public Uses are or will be present within the County. Presently, this includes Niobrara State Park, Lewis and Clark State Recreation Area, the National Recreation Area, Bazile Creek/Lewis & Clark Wildlife Management Area, Bohemia Prairie Wildlife Management Area, and Greenvale Wildlife Management Area. Smaller scale public and quasi-public uses are not included and will be accommodated in the other land use districts. Traditional Neighborhood Development This provides for planning and zoning in small villages and non-incorporated areas. The County’s zoning jurisdiction includes three small villages and some nonincorporated area which have established neighborhoods and where traditional county-type zoning regulations are not applicable. The establishment of regulations incorporating Traditional Neighborhood Development (TND) is intended to foster the development and growth of compact, attractive, and walkable neighborhoods in these small jurisdictions. By fostering such neighborhoods, the County should develop regulations for these areas that: • • • • • • •

Reduce public costs by making more efficient use of infrastructure; Are consistent with the County’s Comprehensive Plan; Protect the environment through reduced land consumption and preservation of on-site environmental features; Review each individual application as how it applies to the community as a whole as opposed to looking at it as a single land-use; Each application should feature a site plan showing the location of the project and other uses within 300 ft.; Promote the reinvestment in existing developed areas; Promote sustainable development that meets the needs of the present without compromising the ability of future generations to meet their own needs.

Environmental Limitation Overlay District This district is intended to be applied in those areas which because of limiting environmental characteristics such as the potentiality of flooding, excessive slope, adverse soils condition and high water table, or because of the need to protect unique natural areas and resources, such as wetlands and shorelands from encroachment by unsuitable development, require controls in addition to those applied in the underlying zoning districts in order to protect and preserve such areas.

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CHAPTER 6 - LAND USE PLAN Three main zoning districts should be retained from current zoning regulations: Lake Area Residential (LAR) This district is intended to provide residential living in the Lake Area, with the influence of recreation, yet maintaining the pristine and natural beauty of the area both during and after development, consistent with its designation as an Environmental Limitation Overly District and the Comprehensive Plan. Lake Area Commercial Corridor (LACC) This district is intended to provide a blend of residences and a wide range of commercial uses complementary to the adjacent recreational residential district. This district extends 200 yards south of Highway 54C as designated on the map. River Area Residential (RAR) This district is intended to provide residential living with the influence of recreation. Yet maintain the pristine and natural beauty of the area and to limit the removal of vegetation during development. Bazile Triangle Overlay District This district includes the entire Knox County portion of the Bazile Triangle Groundwater Management Area, which was designated in by the Lewis and Clark Natural Resource District in 2004, and includes all of Creighton Township; Cleveland Township except for sections 25, 26, 27, 34, 35, and 36; and includes sections 6, 7, 18, and 19 of Columbia Township. Special care in allowing uses other than agriculture, which is regulated and monitored in other ways and areas of the zoning regulations, which could add to the high nitrate content in ground and surface areas of this district. Recreational Overlay District This is for both public and private lands in areas of severe slope, and poor farming soil and areas close to natural attractions such as Lewis and Clark Lake, Bazile Creek, the Niobrara River and the Missouri River. The only livestock activity in this district should be limited to pasture grazing of livestock. Planned Development Overlay (PDO) This is intended to be applied in instances where tracts of land of considerable size are to be developed as integrated and harmonious units and where physical,

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CHAPTER 6 - LAND USE PLAN economic, design and scale conditions warrant modification of the standards contained in the underlying zone and flexibility that could not otherwise be achieved to a single zoning use district. Public control will be achieved through use of site development standards and site. Transitions between Land Uses: New Development should provide, if needed, any screening, buffers, or extra setback (specified distances) when located next to existing uses. Screening or buffers can be plant material, low earthen berms, solid fences, or any combination thereof. Boundaries between different land use districts are designated along roads, highways, sections, and/or natural features (streams, flood plain, etc.) whenever possible. New development should, to the greatest extent possible, be contiguous to existing development or services. Such contiguous development would allow for logical and cost effective maintenance of roads, highways and services. Establishing Zoning Districts and District Boundaries: When establishing the Zoning Districts to accompany this Comprehensive Plan, attention should be paid to have neighboring land uses capable and not necessarily fit into a rigid list of particular land uses. In order to accomplish this the following steps should be utilized: 1. 2. 3. 4.

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Describe the relationship between/among neighboring land uses Establish criteria or design standards that new development must meet Take into account County or community need Protect the established economic bases of agriculture and recreation.