Orange County NC Website
Browse       Search
(al Density <br />If housing density is reduced in Orange County rural areas, where does new development go? <br />(h} Rural Areas <br />over 5,000 pre-existing lots under two acres <br />over 5,000 mobile home lots <br />over 50,000 lots could still be created under staff proposals <br />Why is a two-acre minimum lot size necessary? <br />1. A large lot is more sustainable because it offers more flexibility to achieve typical single <br />family structures and activities and reduces the likelihood of encroachment upon <br />environmentally sensitive lands and onsite well and septic systems. <br />2. The USGS Water Resource report of 1996 suggested atwo-acre minimum lot size sa <br />each developed lot would provide a roughly equivalent groundwater recharge area. <br />3. The two-acre lot will provide an `in-lot' area for open space under the stewardship of the <br />owner. Other open space may be protected by the HOA and in combination, <br />development will have a less `stripped out' pattern and more rural character by virtue of <br />the preservation. <br />(i) Lowering Density <br />Down-zoning <br />Less lot potential <br />(1) Does it lower the value of land? <br />No. Land sales in per-acre value in lowered density areas such as Cane Creek Watershed <br />went up 200% vs. less restricted areas of Bingham Township, which went up 46% in the same <br />time period. <br />Land value relates to acreage in many cases and not how many lots can be built in rural areas. <br />(2) Does it take away land equity for our retirement? <br />The staff proposal of lowered density in most cases is trying to reflect historical densities, which <br />are based on soil limitations. <br />Lowering densities are based on generalized watershed areas and soil changes can be <br />localized. Property owners may retain their development right equity (for TDR purposes) if they <br />can show mare units than regulations allow. <br />(3) If housing density is reduced in Orange County rural areas, where does new <br />development go? <br />Urban Areas <br />- Additional lots could be created in urban transition areas through rezoning <br />- Municipalities will consider new urban growth under their planning goals <br />- Other counties may want growth <br />