Agenda - 12-15-1998 - 9c - Laserfiche WebLink

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would be able to take advantage of it. McGuire agreed noting that the issue is under discussion by the Town Board. Barrows asked about the 40% open space except in an R -2 district. McGuire responded that an R -2 is a 2,000 sq. ft. lot per building unit. There is only one and it is in downtown Carrboro. Woods noted that McGuire had said that the intent is to have office /assembly use in close proximity to residential areas, but he could not find anything in the ordinance that would promote that. McGuire responded that the definition of office /assembly district is one that can offer employment opportunities without the need for additional vehicular traffic. Other options are included. Woods continued that what she said was not in the ordinance. McGuire agreed, noting that was the basis for the zoning. Woods referred to Section 2 regarding density and asked about the 50% credit for floodplains. McGuire responded it was not a credit but a reduction. Woods expressed concern that it seemed the floodplain was being counted the same as buildable. McGuire responded that the factors included were recommended by Randall Arendt. These factors are based on feasibility rating. Some value was given to floodplains because of the desire to not take away entirely the ability to count it for this purpose. Woods asked if there are examples of 40 -foot wide lots with 50% impervious surface. McGuire responded that they had not done any designs. Brooks indicated the need for more clarification on the floodplain issue. For example, if, on a hundred acre tract there were twenty-five acres of floodplain, then is half of the twenty-five acres counted as buildable, which would be a total of eighty-seven acres to determine density. McGuire responded yes. Further discussion indicated that the floodplain would not be shown as buildable but the total number of dwellings that could be placed on a hundred acre tract would be placed on fifty acres not in the floodplain. McGuire noted that the buffer for the Transition Areas would be an additional buffer beyond the floodplain. Strayhorn stated that he felt it was a plus to be able to use some of that density. If everything is protected, it would be very hard to find a site for a house. Katz noted that his point was that it limits the sites for villages. He was concerned that some primary conservation areas would be sacrificed for a village. McGuire responded that the primary conservation areas cannot be sacrificed. The village concept has open space that can be in other protective categories. Some of the primary conservation areas are being moved to 40% open space. Katz continued, asking how the bonus for affordable housing affects open space. McGuire responded that a 10% reduction is allowed for affordable housing. Any reduction comes out of the required 40% open space, not primary conservation areas. Katz expressed concern that agricultural land would be most suitable for development. Strayhom responded that most people would prefer to preserve that visual buffer. Katz continued that the need would be for lands that had no more 40% constraints. Brooks noted that with large tracts it would not matter.