Agenda - 03-21-1996 - 1 - Laserfiche WebLink

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( 11 that are likely to come up in the Preliminary Plan. Approval with conditions would continue in a similar fashion. The Planning Board would look at both plans and would approve both plans. That approval could be "with conditions" for both Conventional and Flexible Development options. Lee Rafalow commented that good work has been done here. However, he felt that the proposal would create different and possibly better suburban sprawl. A 33% requirement of open space is inadequate. It will not achieve the objectives that he sees as necessary for promoting agricultural, wildlife habitats, and conservation. He mentioned a November 10 Wall Street Journal article which discussed conservation oriented development. The article discussed open space developments ranging from 68% to 98%. He asked that options continue to be explored and provided to encourage flexible development. However, he also requested that the importance of zoning regulations not be forgotten. Bob Hall, a member of the Economic Development Commission, spoke in support of the proposal to encourage open space. He spoke in support of requiring an open space concept plan, and limited density bonuses for affordable housing. He also supported the concept of higher design standards or disincentives for conventional subdivisions, including paved streets with bike lanes, sidewalks, construction setbacks, and tree lined buffers for major roads. He asked for caution regarding expanding the menu of land development options for building in rural Orange County. Too many options could create incentives and cause it to be more profitable to develop. He also questioned the bonus options which allows off-site land to be protected through conservation easements and used to increase the number of homes being built. He asked that the density bonus.section be written so that it can be used only to create the kind of homes that the County wants and needs. Another issue he addressed was setting the minimum open space at 33% of all land. Carrboro's standard is 40% in their Urban Transition Area. For the County to accept 33% invites a developer to build deeper into the County. The standard is based on all land, not just buildable land. The 33% would allow for steep slopes, wet lands, and flood plains to be counted toward open space. He stated that Randall Arendt recommends 50% of buildable land. He asked that this percentage be reviewed and revised. He asked that the concept involving the "Village Option" be pulled from this plan and sent to public hearing separately for further discussion and input. Dan Bromal, an Eno Township resident, asked that the County consider the cost of administering the additional standards. Marty Mandell, a Carrboro resident, spoke in support of mandatory open space. Carrboro has mandated 40% open space. They do not give density rewards for the open space. Rural Orange County should increase the amount of open space by not including unbuildable land in that percentage. Clear cutting needs to be prohibited. She also requested that the issue of open space continuity be addressed. Dolly Hunter, Chair of the Agricultural Districts Advisory Board, mentioned that the Advisory Board is teaching the Planning and Agricultural staffs, and the public, the process of establishing conservation easements and land protection for tax benefits. If open space