Agenda - 10-20-1998 - 10c - Laserfiche WebLink

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Natural features preserved were streams, adjacent moderate to steep slopes, rock outcrops, forested areas, and the associated wildlife habitat. Specimen tree protection was a consideration in a minor design revision to the Carl & Theresa Chambers Subdivision Concept Plan. In the portion of the County located in protected watersheds, most of the Primary Conservation Areas (wetlands, floodplains, slopes over 25 percent, and some natural areas, wildlife corridors and archaeological sites) must be preserved as part of required stream buffers on existing lots as well as in proposed subdivisions, whether conventional or flexible development. Other Primary Conservation Areas located outside stream buffers, such as natural areas and historic or archeological sites, are fewer in number and more widespread, making them less likely to be involved in a major subdivision. "Rural community character" is still without a clear definition, making it difficult to measure its preservation. Of the Flexible Development concept plans submitted, only two (Savoy Park and Village of the Oaks) could be categorized as rural. Savoy Park, with an average lot size of 3.2 acres, is planned for an area that is still at a relatively low density of residential development. Village of the Oaks is located within an area that remains predominately agricultural, but is rapidly developing. Earlier phases of the Village of the Oaks development, and a 25 -lot subdivision on Mebane Oaks Road to the north, are changing this area into one of a more suburban character. The remaining subdivisions proposed are primarily suburban in nature, either because of the location and/or the density proposed. Woodgreen is in an area that is somewhat rural, although the average lot size is 1.14 acres and a paved public road is proposed. Field View, with 59 lots at an average size of 1.2 acres, will be located in a rapidly suburbanizing area near Mebane. The Lawrence Road subdivision and Wildwood West were proposed within Urban Transition Areas and would utilize public water and sewer service. Five of the eight applicants who submitted single Flexible Development Concept Plans chose the Conservation Option to protect open space. The trend during this reporting period is that the Conservation Option has become the de facto concept plan outside the Transition Areas. The conservation option provides for protected open space as part of individual lots. In terms of design, the conservation option largely resembles the conventional lot- and -street subdivision layout, which is the most common approach to residential development. Once street layout and building envelopes are determined, the 33% open space requirement can be readily met by incorporating building setbacks and stream buffers, or steep slopes on the individual lots. The conservation option allows subdividers to readily meet the flexible development open space requirement while providing a traditional and accepted layout for new residential developments. It also eliminates the need to submit two (2) concept plans. Furthermore, the conservation option provides the advantages of locating septic systems within the protected open space and reducing minimum lot widths and lot frontages. Sometimes, this can result in shorter lengths for new roads. The trend toward the conservation option illustrates the flexibility of the standards that allows subdividers to meet open space requirements while maximizing lot yield. The reduced lot widths Flexible Development Annual Report #2 July 1998 Page 8