Agenda - 03-06-1996 - X-B - Laserfiche WebLink

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30 account in revisions to the standards, and, if they weren't, it was because they reflected the same concerns about percentage of open space, etc. expressed about the other options. Villages are simply another flexible development option and are subject to the same limitations as the other options, including the locational standards governing density bonuses. The difference between the Village and other options is that more detailed design standards must be met by Villages. To illustrate this point, Attachment C compares several Village scenarios, including the following: • A 50-acre Village, with and without commercial uses; • A 100-acre Village, with commercial uses; • A 200-acre Village, with commercial uses; and • A 400-acre Village, with commercial uses, and with and without bonus units. A couple of points should be remembered: • The wording "at least" means that minimum acreage or percentage must be provided. The wording "not more than"places a limit, but it also means that the applicant does not have to provide any townhouse, storefront, and/or workshop uses. In such situations, a Village would consist of residences, a village green or commons, parks and squares, and space for churches, day care, etc. • The ceiling placed on the Village Proper creates the requirement for more open space as the size of the Total Village increases. This is best illustrated on Attachment D which shows that, beginning at a size of 150 acres, the open space requirement increases, resulting in 75% open space in the case of a 400-acre Village. Additional public hearings are not necessary for the Village option. If changes are warranted, they should be recommended as part of the overall recommendation concerning the Flexible Development proposal. Conservation easement credit. The specific issue is whether land protected through a conservation easement prior to development application can be counted toward satisfying the open space requirement. Staff Response. The answer to this question is yes, but only if the applicant purchases the entire parcel, including the acreage protected by the conservation easement. As an example, suppose a farmer, as part of estate planning purposes, conveyed a conservation easement to Triangle Land Conservancy on 100 acres of his/her 300-acre farm. One year later, a developer offers to purchase the total farm. Given the existence of the conservation easement on 33% of the tract, the developer could submit plans for a Flexible Development project which show the "conserved" area as satisfying the open space requirement. If the developer had purchased only the 200 acres (excluding the conserved area), he/she would have had to meet the 33% open space standard on the 200-acre portion.