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The previous land use map is a hypothetical 1,000-acre area of the County. The land use map <br />shows green as residential areas and the dark green as resource protection areas {i.e. stream <br />buffers.) <br />The purpose of the map is to illustrate two different lot patterns: <br />- Plan 1 with lower density shows a larger lot size (3-acre}; <br />- Plan 2 with the existing density shows a smaller lot size of 1.5 acres. <br />Please note that Plan 1 has the ability to preserve more open space by clustering the 3-acre lot <br />density to a 2-acre minimum lot size, which permits at least 33°~ open space or with Low Impact <br />Design, a smaller lot size of 1.84 acres could provide subdivisions with over 44% open space. <br />Development of 300+ units a year does not occur in a confined area as shown on the various <br />plans. Rather, growth is occurring in a sprawl pattern speckled amongst over 200,000 acres. <br />Except for the County's designated urban transition areas, there are no criteria based on <br />location to discourage sprawl. However, the County's subdivision growth management system <br />adopted in 2004 is an attempt to take this into consideration. <br />If 333 lots were developed on 1,000 acres (i.e. 3 acres per unit density}, Plan 1 would reflect the <br />pattern after one year, which is approximately the growth rate of one year in the County. Plan 2 <br />shows 333 lots built in year 1 (same growth rate as Plan 1}and an additional 333 lots built in <br />year 2 for a total of 666 lots. The vehicle miles traveled (VMT) in year 1 of Plan 2's random <br />pattern of development is approximately the same as Plan 1. However, clearly after year 2 of <br />Plan 2, the VMT doubles when density remains higher (in other words, smaller lots}. <br />Plan 3 illustrates another growth lot and density pattern not suggested by the County. This land <br />use program would restrict growth to a defined area {shown as the southern '/ of the plan). The <br />northern'/ of the plan would be restricted to agricultural zoning of 1-unit per 20 acres or more to <br />decrease the total impact of the relatively higher density in the southern'/. This pattern of <br />growth has been used in other places around the country. <br />Issue Does lower density mean: Less land value Less land equity <br />RespanseN0.1999 Cane Creek watershed density reductions (1 du/5 acres)did not negatively <br />affect land values. Land values have increased in Cane Creek watershed at a greater <br />rate than the surrounding Bingham township. Land and lots > 20 acres, > 3 acres, and < 3 <br />acres have all posted greater acreage value. <br />- Less Supply -Same or higher demand =Higher Value <br />Charts <br />Issue <br />Residential down-zoning in rural areas should be offset by automatic up-zoning in the urban <br />transition areas. <br />Response <br />1)RURAL AREAS have known environmental limitations for <br />growth and known productive opportunities for farming and <br />forestry. <br />2) Two Urban Transition Areas have been identified for up-zoning <br />to occur when present unknowns are resolved: <br />- Public water and sewer is available <br />